Draft Central Geelong Framework Plan
Central Geelong DRAFT Framework Plan
May 2021 Prepared by the Department of Environment, Land, Water and Planning Author © The State of Victoria Department of Environment, Land, Department of Environment, Land, Water and Planning Water and Planning 2021
Contributing Authors MGS Architects Movement and Place Consulting
This work is licensed under a Creative Commons Attribution 4.0 International licence. You are free to re-use the work under that Acknowledgment licence, on the condition that you credit the State of Victoria as The State Government proudly acknowledges the author. The licence does not apply to any images, photographs Wadawurrung people as the traditional custodians of the or branding, including the Victorian Coat of Arms, the Victorian lands, waters and skies within the Central Geelong Planning Government logo and the Department of Environment, Land, Framework study area. We pay our respects to their ancestors Water and Planning (DELWP) logo. To view a copy of this and Elders, past and present. We recognise and respect licence, visit http://creativecommons.org/licenses/by/4.0/ their unique cultural heritage, beliefs and relationship to their traditional lands, waters and skies, which continue to be Disclaimer important to them today. This publication may be of assistance to you, but the State of Victoria and its employees do not guarantee that the publication We recognise the intrinsic connection of Wadawurrung people is without flaw of any kind or is wholly appropriate for your to their traditional lands, waters and skies and value the particular purposes and therefore, disclaims all liability for any contribution their Caring for Country makes to the management error, loss or other consequence which may arise from you of the land, coastlines, seas and its waterways. relying on any information in this publication.
We support the need for genuine and lasting partnerships The Central Geelong Framework Plan identifies preferred with the Wadawurrung people to understand their culture and future use and development of the land but confers no rights connections to Country in the way we plan for and manage the to landowners. The Central Geelong Framework Plan identifies region. We embrace the spirit of reconciliation, working towards future implementation actions including Planning Scheme equity of outcomes and ensuring an equal voice for Australia’s Amendments to change the planning policy and controls (i.e. first people. zones and overlays) which informs applications for planning permits for development approval; these applications are to be considered on their merits.
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ISBN 978-1-76105-388-7 (Print) ISBN 978-1-76105-389-4 (pdf/online/MS word) Contents DRAFT
Introduction 7 1.1 Introduction 8 1.2 Purpose 9 1.3 Study Area 9 1.4 Planning Policy & Context 12 1.5 Key Stakeholders & Land Owners Engagement 13 1.6 Opportunities in Central Geelong 14
Structure Plan Urban Design Framework Vision for Central Geelong 17 Introduction 145 2.1 Vision for Central Geelong 18 7.1 Purpose 146 Emerging Precincts 21 7.2 Existing built form controls 148 3.1 Emerging Precincts of Central Geelong 22 7.3 Existing built form, character and challenges 151 3.2 Knowledge and Enterprise Precinct 25 Urban Design Strategy 153 3.3 Station Precinct 28 8.1 Principles and strategies 154 3.4 Retail Core Precinct 31 Urban Design Framework 157 3.5 Health Precinct 34 9.1 Overview 158 3.6 West Village Precinct 37 9.2 Built form 159 3.7 Cultural Precinct 40 9.3 Amenity 179 3.8 Waterfront Precinct 43 9.4 Movement 184 3.9 York Precinct 46 Testing Outcomes 189 Strategic Context 49 10.1 How much development capacity is provided within 4.1 Regional Role: G21 50 the envelope defined by the built form guidelines? 190 4.2 Local Role 50 Implementation 191 4.3 Unlocking Central Geelong 52 11.1 Integration into the Activity Centre Zone 192 4.4 Key Issues 57 Direction for Central Geelong 59 5.1 Land Use & Economy 60 5.2 Residential growth and housing choice 72 5.3 Built form and design 75 5.4 Transport and movement 84 5.5 Public realm and open space 107 Implementation 115 6.1 Implementation Plan 116
1 Foreword
Djilang is the Wadawurrung word for Geelong, meaning developments are well designed and built to last, be a ‘Tongue of Land’ where water flows from the respectful of heritage sites and facilitate new buildings mountains into the Bay. that complement their context, including by delivering benefits for the community. For thousands of years, the area now known as Geelong has been, and continues to be, a rich cultural The Framework Plan will also give the community landscape for the Wadawurrung people, a place of confidence that the city will grow sustainably and plenty where families live, work and trade. provide certainty to industry so it can plan for and invest in projects into the future. This vibrant history as a place of community, meeting and natural beauty is still reflected in Geelong today – a Acknowledging the Wadawurrung people’s long growing regional city that is attracting more people to connection and relationship to Djilang, the Framework work, live and visit. Plan will seek to develop and imbed a new philosophy to central city planning by supporting the future The city’s modern character retains that cultural preparation of the Wadawurrung Urban Design and history and remains strongly connected to the Bay and Living Heritage Conservation Guidelines. surrounding natural landscape as well as reflecting its more recent proud manufacturing past. These future guidelines will seek to guide Geelong’s/ Djilang’s built environment to better embrace Central Geelong is Victoria’s second largest city and is Wadawurrung Traditional Owners’ values of place-care expected to be home to more than 12,000 residents by and placemaking, while recognising the value that the 2050, a growth rate that is among the highest anywhere culture, history and people of the Wadawurrung can in the state. provide when planning a built environment like Central Geelong. This growth will bring both opportunities and challenges, but Geelong is well placed to ensure these These future guidelines will be developed in changes support jobs and economic investment and do partnership between the Department of Environment, not negatively impact its character or liveability. Land, Water and Planning (DELWP), the Wadawurrung Traditional Owners Aboriginal Corporation, the City By planning for growth now, Central Geelong will of Greater Geelong and the Office of the Government build on its strengths and become a lifestyle city Architect. with excellent services and facilities, employment opportunities, green open spaces and an iconic The future development of these guidelines also waterfront precinct with thriving streetscapes reflects principles outlined in Paleert Tjaara Dja comprising retail, hospitality and laneways and a good – Let’s make Country good together 2020–2030 mix of housing. – Wadawurrung Country Plan, the Wadawurrung people’s plan for how their Country will be cared for The year 2020 and the advent of a pandemic created and managed over the next 10 years. an impetus to shift the way cities operate. Cities are now required to be responsive and resilient to both Geelong is growing. The updated Framework Plan economic and climatic changes. has been prepared to ensure that growth will be well managed, and to promote liveability, create jobs and This updated Framework Plan will protect the reflect the unique character and valued cultural history character of what makes Geelong unique, ensure new of the city and its people, both past and present.
Central Geelong Framework Plan | 2 DRAFT
Document Structure
The Central Geelong Framework Plan document comprises two sections: the Structure Plan and the Urban Design Framework. These sections set out the planning and design parameters, respectively, to guide the development of Central Geelong for the next 30 years.
These sections can be read separately, however, it is
recommended that they be considered together. Framework Plan
The Structure Plan sets the vision for Central Geelong and provides a set of clear objectives, strategies and actions under the themes of:
— Land Use & Economy — Residential growth and housing choice — Built form and design — Transport and movement — Public realm and open space Structure Plan Urban Design Framework The UDF provides the built form framework that supports the Structure Plan. It captures the urban Figure 1 Central Geelong Framework Plan structure design strategy and the resultant outcomes sought to collectively manage built form, amenity, movement and public realm for individual sites and precincts to contribute to the overall vision for Central Geelong.
3 Supporting Documents
The Central Geelong Framework Plan has been informed by two assessments prepared by Movement & Place Consulting and SGS Economics and Planning.
The land use and market assessment prepared by SGS Economics and Planning modelled several growth scenarios for the area, based on retail and commercial floorspace demand, population increase and employment growth. The Framework Plan considered all modelled projections during the development of the content of the document.
The transport and movement analysis by Movement & Place Consulting considered prior assessments of pedestrian flows, cycling pathways, public transit routes, traffic and freight corridors against current, potential and optimal organisation of routes. The analysis also integrated strategic land use and place making objectives to result in transport and movement directions for the Structure Plan. Figure 2 Central Geelong Framework Plan Transport Strategy (April 2021), Movement & Place Consulting
Figure 3 Central Geelong Land Use and Market Assessment Update (December 2020), SGS Economics and Planning
Central Geelong Framework Plan | 4 Central Geelong DRAFT Structure Plan Glossary of terms
ACZ Activity Centre Zone CBD Central Business District COGG City of Greater Geelong DET Department of Education and Training DELWP Department of Environment, Land, Water, and Planning DFFH Department of Family, Fairness and Housing DJPR Department of Jobs, Precincts and Regions DoT Department of Transport DV Development Victoria ESD Ecologically Sustainable Design FAR Floor Area Ratio GFA Gross Floor Area as expressed in metres (m2) GSSC Geelong Secondary Schools and Community LGA Local Government Area OVGA Office of the Government Architect Podium-tower A tall building typology where the upper levels are setback above the street wall from all boundaries RDV Regional Development Victoria Responsible As defined under section 13 of thePlanning and Environment Act 1987 Authority
Central Geelong Framework Plan | 6 Introduction
1 1.1 Introduction
Located on the Corio Bay foreshore, approximately 75 kilometres from Melbourne, Central Geelong forms the urban centre of the regional city of Geelong and is Victoria’s second largest city. The city provides centralised civic, health, education, transport and retail services to local and regional residents as well as operating as a gateway to south-west regional Victoria.
The area is a convergence site for key transport avenues, with regional and interstate rail and coach networks, state roads, local public transport and port logistics all traversing Central Geelong. It is an important employment hub for the region, with major civic and private enterprises choosing Central Geelong as a base of operation. The health and allied services and education sectors are also expanding, with significant investment occurring in both industries. Identified as a UNESCO City of Design, the area has a long history of innovation and design which continues in its many artistic and cultural events and institutions. As a destination and gateway for domestic and international visitors, Central Geelong and its waterfront provides unique experiences and attractions.
As Central Geelong is projected to grow substantially in the future, strategically managing this growth is vital for its future success. This can be achieved by strengthening connections between emerging precincts and supporting appropriate developments and land uses, which will help to unlock the area’s latent potential and build it into a vibrant and dynamic city for all.
8 | Central Geelong Framework Plan | Introduction DRAFT
1.2 Purpose
The purpose of the Structure Plan is to provide a clear vision for Central Geelong and high-level guidance for land use and development for the next 30 years. The Structure Plan implements this vision through a set of clear objectives, strategies and actions. These aim to strengthen Central Geelong’s existing character and amenity, support the interconnection of emerging precincts and drive growth and investment opportunities. The Structure Plan will be given effect through the Greater Geelong Planning Scheme to guide decision makers and provide greater certainty to the community and developers.
The Structure Plan will provide a framework for further strategic work and detailed planning and streetscape improvements for Central Geelong.
The Structure Plan is supported by the Urban Design Framework.
1.3 Study Area
The area defined as Central Geelong study area in this document comprises the areas along the shoreline and waters of Corio Bay to McKillop Street in the South, from Swanston Street in the East to Latrobe Terrace in the West. Figure 4 shows the Central Geelong area in context with surrounding suburbs, with key locations. Figure 5 shows the emerging precincts in Central Geelong
9 Figure 4 Local context. Source: MGS Architects
10 | Central Geelong Framework Plan | Introduction DRAFT
Figure 5 Key anchors in Central Geelong. Source: MGS Architects
11 1.4 Planning Policy & Context
Revitalising Central Geelong – Action Plan Central Geelong Structure Plan 2007 and (2016/2017) Urban Design Guidelines 2008
This Structure Plan builds on the Revitalising Central This Structure Plan refreshes the previous Central Geelong Action Plan. This Action Plan instigated the Geelong Structure Plan (2007) and the Central Geelong Revitalising Central Geelong (RCG) partnership, a joint Urban Design Guidelines (2008), which include: venture between the City of Greater Geelong and the Victorian Government, to implement the actions. — strategies, including the City of Greater Geelong Clever and Creative Strategy The Action Plan was developed to respond to the need — engagement and feedback from stakeholders and the for a unified vision and plan for Central Geelong, in general community anticipation of projected growth in the area. The aim of — development and an evolving skyline this alliance was to develop a comprehensive approach — trends, issues and opportunities to Central Geelong that builds on its strengths and emergent culture and addresses areas of unrealised — higher expectations for developments and their potential. A revitalised Central Geelong would look like: contribution to Central Geelong.
— A supportive environment that attracts private sector investment — High-quality developments that increase the number of people working in Central Geelong — An active city that is a great place to live — A stronger integration and a greater diversity of health, education and cultural land uses — Geelong Station precinct developed as a major arrival point and activity hub — A landmark linear park connecting the Geelong Station precinct and Eastern Park – creating a focal point for new development.
Notable work that followed from the Action Plan included the Johnstone Park revitalisation, the Little Malop Street works and the Malop Street ‘green spine’.
12 | Central Geelong Framework Plan | Introduction DRAFT
1.5 Key Stakeholders & Land Owners Engagement
This Structure Plan has been informed by an engagement process conducted throughout the development of the document. Key stakeholders, including Traditional Owners and community groups, were consulted to inform the vision and objectives of the Structure Plan. This process involved:
— building on engagement with community, property, and peak body representatives, conducted by the RCG partnership in December 2019, which tested the vision, strategies and objectives for the Central Geelong area — consulting and collaborating with interdepartmental project teams to test timeframes and align objectives and strategies — engaging with the Geelong Authority to seek insight into opportunities for Central Geelong and where expectations could be clarified to inform decision making on planning permit applications — directly engaging with key stakeholders through over 10 one-on-one workshops, which gave valuable insights into stakeholders’ current and future visions for Central Geelong. — directly engaging with the Wadawurrung Traditional Owners Aboriginal Corporation — directly engaging with key landowners and developers through group workshops to discuss and determine viable direction and controls — regularly consulting with City of Greater Geelong Council officers on project status, milestones and direction.
The engagement process highlighted the importance of considering the future plans and visions from key stakeholders and community members, including the thousands of people who contributed to previous strategies that provide the foundation of the draft Structure Plan.
13 1.6 Opportunities in Central Geelong
Central Geelong has rapidly grown into its status — Greater Geelong Planning Scheme - Clause 21.09 as a world-class regional city, exceeding the goals Central Geelong policy and vision of the original Structure Plan, written in — Greater Geelong Settlement Strategy 2020 2007. Significant expansion and investment in health, — Retail Strategy 2020–2036 education, retail, cultural and civic activity has seen — Social Infrastructure Plan - Generation One 2020– the city develop into a vital regional centre, providing 2023 high-level services to residents and attracting a variety of visitors. — Housing Diversity Strategy 2008 — City of Greater Geelong Social Housing Plan 2020– New office headquarters, growing apartment 2041, (2020) development, changing retail demand and a vibrant — Environment Management Strategy 2014–2017 hospitality scene are contributing to the evolution — City of Greater Geelong Heritage Strategy 2017–2021 of Central Geelong. They have been complemented — Central Geelong Waterfront Masterplan 2011 by significant Government investment, including the Malop Street Green Spine and the Geelong Arts Centre. — Making Geelong Accessible 2017 Further investment in the Convention Centre and fast — Central Geelong Community Infrastructure Strategy rail will be the catalyst for ongoing development. 2017 — Central Geelong Utility Infrastructure Strategy 2017 Government investment in Geelong and the region — Central Geelong Car Parking Strategy (Draft) 2018 has included the Geelong City Deal which is a 10 year — Arts and Cultural Precinct Masterplan 2017 plan to revitalise Geelong and unlock the potential of — Laneway Action Plan 2018 the Great Ocean Road visitor economy. The Australian and Victorian Governments, together with the City — Central Geelong Live Music Action Plan 2017 of Greater Geelong, will deliver $382.48 million in — Central Geelong West End Action Plan 2017 investment to the region, supporting Geelong’s — Geelong Hospital Precinct Plan (in progress) continued economic diversification, growth of the — Central Geelong Public Realm Framework 2017 visitor economy and a thriving city centre. — Public Art Strategy 2017 To facilitate investment and direct growth, there — G21 Regional Growth Plan 2013 is opportunity to undertake integrated planning, — Victoria in Future 2019 combining ideas about the city’s form and function. — Revitalising Central Geelong Open Space Network This needs to be guided by previous policies, plans Strategy 2018 and strategies that have been developed to direct — GSSC Digital Learning Hub Business Case 2015 the city’s economic, environmental and community — Greater Geelong and Bellarine Tourism Development development. These have confirmed a strengthening Plan 2019 identity for the area, with distinct precincts and — Geelong Play Strategy 2012–2021 aspirations clearly distinguishable in each, as well as persistent issues yet to be successfully addressed. The — City of Greater Geelong’s Access and Inclusion documents most relevant to the revised Structure Plan Action Plan 2018–22 are: — City of Greater Geelong Open Space Social Infrastructure Plan 2020 — Central Geelong Action Plan — City of Greater Geelong Urban Forest Strategy — Greater Geelong: A Clever and Creative Future 2015–2025. — Council Plan 2018–2022
14 | Central Geelong Framework Plan | Introduction DRAFT
— City of Greater Geelong Verandah Study transitions will be necessary to foster a sustainable and — G21 Regional Growth Plan 2013. dynamic economic environment. COVID-19 recovery actions also present diverse economic opportunities, These documents detail the evolving aspirations for particularly for regional cities such as Geelong with Central Geelong over the past decade. There is a world class liveability. consistent theme in each strategic document for the central urban area to become a more vital, accessible Planning for mixed use areas and supporting emerging and distinctive place. precincts, both inside and outside the retail core, will be needed to improve the fine grain character and function As outlined by two key guiding visions – Greater of the Central Geelong area. Additionally, encouraging Geelong: A Clever and Creative Future and the active frontages and complementary business and Revitalising Central Geelong Action Plan – the area has cultural functions will be necessary to achieve an several emerging precincts and distinct characters. attractive and productive central area.
However, the area is lacking a long-term strategy to guide this growth in ways that will support the Development changes area’s development into a unique city, distinct from Melbourne. The built environment of Central Geelong has changed dramatically since 2009. Developments such as the There have been many changes in Central Geelong and National Disability and Insurance Scheme, WorkSafe, the Greater Geelong area, from rising population and high-density living, and Kardinia Park have contributed demographic and employment shifts to the demand to change in the area not seen for generations. for new developments, housing types and cultural Investment in high-quality new institutional buildings activities. including the Central Library and Performing Arts Centre has been complemented by refurbishment and These changes present both challenges and adaptive transformation of heritage assets and older opportunities for the revised Structure Plan which commercial buildings. must be addressed to deliver an optimum outcome for Central Geelong. Projects of similar and increasing scale are expected to become more common in Central Geelong. The height, siting and built form of these developments have the Economic changes potential to greatly impact the amenity and character of the area. Central Geelong has seen significant investment and growth in its key industries: health, education, Revised planning controls will be required to provide administration, construction and hospitality. certainty for the community and developers and preserve the character of the waterfront city and its emerging precincts, while making investment in the Manufacturing, also, has reversed its decline, with area more attractive. a shift towards innovation and digital technologies. As economic activity in Central Geelong diversifies and intensifies, supporting small-scale enterprise, multi-use spaces and education-to-employment
15 Demographic changes
Greater Geelong’s population has increased substantially in the past 10 years. With the highest population growth of all regional local government areas, this influx of new residents has shifted the focus of demand towards denser urban markets – greater variety of employment and education opportunities, central and diverse housing options and more recreation and lifestyle choices.
Forecast to reach 360,250 residents by 2036 (2019 Victoria in Future - DELWP), Greater Geelong and surrounds will rely more heavily on Central Geelong to deliver high-quality services, employment and education options, as well as a centralised cultural and lifestyle hub. To meet this demand, Geelong will need increased housing density and diversity – affordable housing, student accommodation, centrally located residences – as well as supporting services and activities. Improvements to movement and transport within the area will also be necessary to address traffic and parking issues and increase pedestrian flow.
16 | Central Geelong Framework Plan | Introduction Vision for Central Geelong
2 2.1 Vision for Central Geelong
Bordered by the Bay and River, Central Geelong celebrates the Wadawurrung people’s long connection and relationship to Djilang. As the largest regional city in Victoria, with strong links to Melbourne, Geelong is a lifestyle city providing a gateway to the Great Ocean Road and the Bellarine Peninsula. Central Geelong is vibrant, clever and creative – it helps drive Victoria’s economy and draws people to it as a hub of design, innovation, health and services with a high-quality, inclusive and attractive urban environment in which to live, work, learn, play and visit.
Figure 6 Vision for built form in Central Geelong 2050. Image is indicative only and intended to show potential built form based on strategic assessment.
18 | Central Geelong Framework Plan | Vision for Central Geelong DRAFT
The vision aims for Central Geelong to become:
— Connected to place — A health and wellness, injury prevention and recovery city • magnificent landscape setting – Barwon River to Corio Bay waterfront • major hospitals (Barwon Health, Epworth, St • celebrating Wadawurrung living cultural heritage John of God) and values • institutional connections (Deakin and TAC) • rich post-colonial history and urban fabric • allied health services
— A lifestyle city — A sports, tourism and events city
• cycling and walking future • attracting business, leisure and sporting events Kardinia Park - from station to stadium • vibrant retail and hospitality offerings • supporting hospitality businesses and regional • greening Geelong destinations
— A city for education, innovation, arts and design — A living city with housing choice • arts and culture destinations (Library, Arts • providing housing choice with access to the city Centre) • providing affordable housing opportunities • partnerships with university, TAFE and schools • key worker housing in proximate locations • lifelong learning, expression, business, and skills development
— A city of design excellence — A national, state and regional centre for services • prioritising people’s experience • new civic quarter • supporting the city’s prosperity and adaptability • major institutions (NDIS, WorkSafe) • respectful of the setting, heritage, and preferred • community and social enterprises precinct objectives
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20 | Central Geelong Framework Plan | Vision for Central Geelong Emerging Precincts
3 3.1 Emerging Precincts of Central Geelong
Geelong will continue to be Victoria’s premier regional separated cycle networks, providing people with city and Central Geelong will retain its distinctive proud healthy choices when moving into and around the city. framework of generously scaled streets connecting its inner precincts to a vibrant retail core. Beyond these precincts, but still within the study area, are residential areas that have limited commercial The role of the streets will shift from a primary role of uses and limited further development capacity. The moving coastal and Melbourne’s traffic through the Structure Plan does not envisage these areas changing city to a network of streets refashioned to interconnect from their current residential zone and they are precincts and key local destinations with all the therefore not included in emerging precincts. opportunities Central Geelong has to offer. These precincts (Figure 7) of Central Geelong will continue to be transformed around anchoring uses of:
— major retail and hospitality — health and well-being — arts and culture — knowledge, innovation, and learning — services — inner urban living — waterfront.
Underpinning the success of these precincts will be a continued focus on high-amenity public streets and spaces, and a safe high-quality experience of the city centre, leveraging the proximity to the natural assets of Corio Bay and the Barwon River and supported by the magnificent portfolio of heritage buildings.
These provide an open framework for a new network of well connected places, enterprises, institutions and neighbourhoods providing opportunities for new employment, expanded and enhanced health, education, recreation, transport, tourism, and housing choices.
These precincts will be developed with a renewed focus on design quality for buildings and places, state-of-the-art smart city technology, environmental sustainability, safety by design, avenue tree planting and generously scaled footpaths. The precincts will also feature high-frequency public transport and
22 | Central Geelong Framework Plan | Emerging Precincts DRAFT
Figure 7 Central Geelong precincts. Source: MGS Architects
23 Figure 8 Central Geelong precincts. Source: MGS Architects
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3.2 Knowledge and Enterprise Precinct
The Knowledge and Enterprise Precinct will be anchored by national, state and local headquarters for healthcare, rehabilitation, insurance, disability support, tertiary education and research, conference and local government services. This creative knowledge economy will have great interconnecting pedestrian-focused networks of streets and social spaces and high-quality digital infrastructure.
The objectives for this precinct are to facilitate complementary workplaces with spaces for hospitality, hotels and affordable housing for key workers and students. This will ensure that the precinct can thrive and will drive new collaborations, opportunities, ideas and growth within a campus-scale environment that preserves amenity and sunlight to the primary pedestrian network.
Back-of-house areas will be consolidated away from primary walking streets and shared commercial car parking will be located at the precinct edges that are both convenient to access and minimal in their impact. The presence of knowledge, conference and hotel facilities and national agencies will support extended hours activity and amplify the importance of linkages through the precinct to the foreshore and the Station, Retail Core, Cultural, Health Precincts.
Precinct objectives
— To facilitate the precinct as the primary location for office, education and convention centre uses, along with short term accommodation uses and tourist focused uses facing the Geelong waterfront. — To support, link and leverage off Deakin University, insurance headquarters, council offices and the future convention centre. — To encourage campus form of medium (28 metres) to medium tall (42 metres) building heights with large building masses that are separated by generous public access ways and green spaces, incorporating an evolving character that combines elements of Figure 10 Pop-up activity the heritage woolstores with the contemporary architecture of the new council office. — To require Strategic Development Sites 2, 3, 5 and 9 to be master planned and developed with exemplary architecture that provides a high-quality contribution to the public realm.
Strategic development sites:
— 2 Convention Centre — 3 Waterfront Church — 5 Steampacket House — 9 Former Council offices
Figure 9 Campus scale buildings and vibrant public realm
25 Figure 11 Building on existing woolstore character
Figure 12 Flexible spaces supporting innovation
Figure 13 Preferred maximum building heights. Source: MGS Architects
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Figure 14 Preferred street wall heights. Source: MGS Architects
Note: The street wall height refers to the height of the building at the street edge before upper levels are set back. Where landscape setbacks are required, the street wall is to setback from the front boundary.
Figure 15 Overshadowing controls. Source: MGS Architects
27 3.3 Station Precinct
The Station Precinct will be a high-density mixed-use gateway to the city. The precinct will be transformed in its character and role from an isolated commuter station, railyards and car storage area to an extended-hours hub for higher density housing and short-stay accommodation, a growing visitation and higher frequency public transport interchange and government and retail services. High-density built form accommodation options will provide affordable choices for key workers and those preferring active transport, with on-site collaborative working spaces and supportive hospitality and retail.
As the gateway to the UNESCO City of Design, the importance of design quality in the precinct’s architecture and urban spaces is crucial. Taller buildings in a rail environment and visible in the round will be invested with high quality design and amenity for occupants to ensure their resilience and alignment with the city vision. Their positioning and form will ensure key pedestrian places and spaces are not undermined by poor service access and street arrangements and environmental amenity.
Arrival in the city via the expanded Station Precinct will deliver a memorable connection to events venues and destinations and amplify the precinct’s proximity to the expanding government services hub, Deakin University, the future Geelong Conference Centre and adjoining world class civic and waterfront facilities. An enhanced network of streets and spaces will provide access, and dispersed car parking will be aggregated into activated multi-deck consolidated facilities easily accessed from the arterial network.
Precinct objectives
— To facilitate the precinct as a transport interchange and a key entry to central Geelong, along with accommodation, government services, retail and other complementary uses that contribute to activity and can manage the amenity impacts of the train line and Latrobe Terrace. — To support, link and leverage off Geelong Train Station, including the public transport interchange and future upgrades to public access/spaces and transport infrastructure and services, while providing an attractive gateway to Central Geelong. — To support a medium (21 metres) to tall (60 metres) building height character of well-designed development with slender and well-spaced tower forms providing sunlight access to the public realm Figure 16 Slender towers in an ensemble as a and views to the sky between buildings from the landmark (New Quay, Freadman White) street, with an increase in active frontages and a landscape setback to Latrobe Terrace. — To enhance the safety, amenity and vibrancy of the public realm to support increased pedestrian activity including along Latrobe Terrace (including a landscape setback), Mercer Street and at the entrances of the Station while improving access across the train line to/from Geelong West. — To require Strategic Development Site 1 to be master planned and developed with landmark architecture, improved public linkages and very high-quality contribution to the public realm. Figure 17 Linking station to events Strategic development sites:
1 Station
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Figure 18 Preferred maximum building heights. Source: MGS Architects
Figure 19 Preferred street wall heights. Source: MGS Architects
Note: The street wall height refers to the height of the building at the street edge before upper levels are set back. Where landscape setbacks are required, the street wall is to setback from the front boundary.
29 Figure 20 Overshadowing controls. Source: MGS Architects
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3.4 Retail Core Precinct
The Retail Core Precinct will see the progressive transformation and integration of large internalised single use retail malls into vibrant intensified and diversified mixed-use anchors for the retail core.
While street life and character and activity will continue to be a focus of the user experience, renewal of shop-top areas and outdated retail stores will be encouraged to create facilities that strike an appropriate balance between preserving valued heritage and character and street amenity while building diversity in uses and increased central city life and demand. The core will see shop-top areas adapted and expanded for accommodation, creative and service industries and shared workplaces, and its interfaces will support uses that complement the core attributes of the adjoining Health, Cultural and Knowledge and Enterprise precincts.
Precinct objectives
— To facilitate the precinct as the primary location for shops, food and drink premises and nightclubs, and encourage office and accommodation uses where ground floor active frontages are maintained and expanded. — To prioritise attracting people through businesses, entertainment, services and high pedestrian amenity streets that include wide and sunlit footpaths, landscaping, traffic calming, and accessible public transport. — To support, link and leverage off the small and large format retail offerings and the cafés/bars found in little streets and lanes. — To maintain the visual prominence of heritage buildings within the streetscape, the prevailing fine grain pattern of subdivision, mid-block links and encourage additional laneway breakthroughs, Figure 21 Adaptation of existing buildings for provide for medium low (21 metres) building heights inner city living to protect pedestrian focused streets, and medium (28 metres) to medium tall (42 metres) building heights on large sites. — To require Strategic Development Sites 4, 6, 7, 10 and 11 to be master planned and developed with exemplary architecture that responds to the predominant streetscape character and very high- quality contribution to the public realm including pedestrian links and active frontages to all streets.
Strategic development sites:
4 Civic Car Park Figure 23 Focus on visitor experience through high-quality ground planes 6 Westfield West
7 Market Square
10 Westfield East
11 Officeworks
Figure 22 Creativity, adaptation and activation
31 Figure 24 Preferred maximum building heights. Source: MGS Architects
Figure 25 Preferred street wall heights. Source: MGS Architects
Note: The street wall height refers to the height of the building at the street edge before upper levels are set back.
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Figure 26 Overshadowing controls. Source: MGS Architects
33 3.5 Health Precinct
The 24-hour Health Precinct is anchored at its east and west ends by private and public hospitals of regional and state significance. Major transformation and growth of facilities is anticipated in the short to medium term across block boundaries with new regional facilities and physical and workforce expansion creating a distinctive precinct of nearly 1 kilometre by 500 metres across two city blocks, anchored on two sides by Ryrie Street to the north and Myers Street to the south. The Health Precinct will use the proximity of public and private health facilities and efficient pedestrian movement between facilities for optimal performance and attraction of talent. Core hospital facilities will be expanded, and interconnected new development will include clinical schools for universities along with research partnerships, specialist housing for key workers and households with synergistic special needs, consulting suites, short-term accommodation and aligned service industry and hospitality providers that complement these core drivers. The sharing of specialist personnel, equipment and services and parking resources will be a characteristic of this growth and will see an expansion of pedestrian movement across the precinct between anchors. The enhancement of the safety, amenity and infrastructure in the public realm will promote healthy lifestyles and active transport to enhance patient and employee outcomes and connect the precinct with adjoining hospitality and retail areas bolstering economic activity and convenience. Car parking and extensive back-of-house facilities will be consolidated and where practicable rear laneway networks and secondary streets will be used to enable main street pedestrian amenity and safety to be enhanced. The significant topography across the sites will allow for access to the anchoring hospital precinct at multiple levels. Bellerine Street will be the future main public entry and Ryrie Street will be the main entry connecting the clinical schools and research partners.
Precinct objectives
— To facilitate the precinct as the primary location for health/medical facilities and complementary services, businesses, education, research and development, and accommodation uses together with retail, service and office uses along identified active street frontages. — To support, link and leverage off University Hospital Geelong and the St. John of God Hospital and ensure adjacent development respects the Saint Mary of the Angels Basilica. — To encourage the retention of heritage buildings and an evolving character that provides a high amenity for patients and residents, with tall buildings highlighting the location of the hospitals. Building heights to transition from medium (28 metres) to medium low (21 metres) along heritage streets and towards the edge of Central Geelong which will also Figure 28 Renewed Barwon Health Precinct (Herston Quarter, Queensland) include landscape setbacks. — To require Strategic Development Site 8, 12, and 13 to be master planned and developed for future open space, community infrastructure and housing diversity, with exemplary architecture that responds to its setting and makes a high-quality contribution to the public realm, especially facing Myers Street and Saint Mary of the Angels Basilica.
Strategic development sites: 8 Haymarket Car Park 12 University Hospital Geelong Figure 27 Potential for affordable housing and 13 Commonwealth land (ADF) open space on Haymarket Car Park
34 | Central Geelong Framework Plan | Emerging Precincts DRAFT
Figure 29 Preferred maximum building heights. Source: MGS Architects
Figure 30 Preferred street wall heights. Source: MGS Architects
Note: The street wall height refers to the height of the building at the street edge before upper levels are set back.
35 Figure 31 Overshadowing controls. Source: MGS Architects
36 | Central Geelong Framework Plan | Emerging Precincts DRAFT
3.6 West Village Precinct
The West Village Precinct is anchored by its mixed uses, including Matthew Flinders College, secondary retail, offices and residential land uses. This precinct is distinctive for its potential as a village for a growing residential community with access to jobs and services within its boundary and its convenient access to public transport, Cultural and Health precincts and neighbouring high concentrations of associated employment.
This precinct will offer unique opportunities for diversified and innovative live-work and housing types including collaborative housing, affordable housing, build-to-rent, downsizing and home-office accommodation.
Precinct objectives
— To encourage dwellings, office and complementary business activity including home based businesses and flexibility to transition in building use, while encouraging retail, service and office uses along identified active street frontages. — To support, link and leverage off the mixed uses of the precinct, including employment and housing together with Matthew Flinders College.
— To provide an attractive gateway to Central Geelong. Figure 32 Lifelong learning (Bendigo TAFE) — To maintain the prominence of heritage buildings within an evolving character that provides a high amenity for residents, with building heights transitioning from medium (28 metres) to medium low (21 metres) fronting Moorabool Street and towards the edge of Central Geelong that will also include landscape setbacks.
Figure 33 Sustainable, community oriented housing such as Nightingale (Nightingale Ballarat)
37 Figure 34 Preferred maximum building heights. Source: MGS Architects
Figure 35 Preferred street wall heights. Source: MGS Architects
Note: The street wall height refers to the height of the building at the street edge before upper levels are set back.
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Figure 36 Overshadowing controls. Source: MGS Architects
39 3.7 Cultural Precinct
The Cultural Precinct will continue to be the heart of community life in Geelong. It will be a host for the creative arts, library and learning, public gardens and events, and cultural and Town Hall facilities. The civic institutions and spaces in the precinct’s two blocks will frame Little Malop Street as a central pedestrian-focused event space and spine.
The Cultural Precinct will evolve as a vibrant extended-hours events, community and cultural hub through a continuing program of enhancement and adaptive reuse of important heritage buildings, existing cultural facilities, infrastructure, and laneways and streets. The vision supports renewal of private landholdings with medium-density complementary creative industry and services, and hospitality uses.
Precinct objectives
— To facilitate the precinct as the primary location for arts and culture facilities and related services and businesses including education, places of assembly and community facilities, while encouraging retail, service and office uses along identified active street frontages. — To support, link and leverage off the Geelong Library, Geelong Arts Centre and Gordon TAFE and Johnstone Park. — To add to the varied character of prominent buildings with publicly accessible forecourts and a landscape setback to Latrobe Terrace, with building heights Figure 37 Adaptive reuse to support civic, transitioning from medium (28 metres) to medium low cultural and creative uses (21 metres) fronting Gheringhap Street.
Figure 38 Building on the character of existing cultural facilities
Figure 39 Laneway art installations and hospitality
40 | Central Geelong Framework Plan | Emerging Precincts DRAFT
Figure 40 Preferred maximum building heights. Source: MGS Architects
Figure 41 Preferred street wall heights. Source: MGS Architects
Note: The street wall height refers to the height of the building at the street edge before upper levels are set back.
41 Figure 42 Overshadowing control. Source: MGS Architects
42 | Central Geelong Framework Plan | Emerging Precincts DRAFT
3.8 Waterfront Precinct
The Waterfront Precinct will continue to be tourist destination within an enhanced parkland and public realm along the foreshore on Corio Bay. The precinct is anchored by Royal Geelong Yacht Club which will be upgraded to provide a wider range of activities for leisure and recreation for the community of Greater Geelong.
Precinct objectives
— To strengthen the precinct as public space and a tourist and leisure destination by supporting complementary commercial uses, facilities and infrastructure. — To support, link and leverage off Corio Bay, open space for leisure and events, visitor focused facilities and infrastructure, Cunningham Pier and the Royal Geelong Yacht Club. — To improve the visual appearance of the waterfront as Central Geelong’s most iconic feature and consider limited publicly accessible development of low (16 metres) building height where it supports the role and complements the existing character of the precinct, while increasing the range of activities and maximising public access along the foreshore and connection to the water. — To protect and enhance the existing amenity along the waterfront foreshore for pedestrians and cyclists while adding to the vibrancy of the public realm. This would include increasing shelter for people but minimising overshadowing of existing parks and pathways, while also ensuring buildings provide active frontages and glazing when fronting Eastern/Western Beach and fronting the walking path adjacent to the shoreline.
43 Figure 43 Preferred maximum building heights. Source: MGS Architects
Figure 44 Preferred street wall heights. Source: MGS Architects
Note: The street wall height refers to the height of the building at the street edge before upper levels are set back.
44 | Central Geelong Framework Plan | Emerging Precincts DRAFT
Figure 45 Overshadowing control. Source: MGS Architects
45 3.9 York Precinct
The York Precinct will offer inner-city living on the edge of the City in close proximity to the transformed Station Precinct. Future residents will enjoy good access to the diverse range of activities of Central Geelong within a lower scale transitional neighbourhood.
Precinct objectives
— To encourage the precinct as a complementary location for accommodation and mixed use development that retains residential amenity. — To support low (16 metre) building height, with buildings to address Keera Street and provide an attractive gateway to Central Geelong and elsewhere reflect the predominant character of the precinct.
Figure 46 Preferred maximum building heights. Source: MGS Architects
46 | Central Geelong Framework Plan | Emerging Precincts DRAFT
Figure 47 Preferred street wall heights. Source: MGS Architects
Note: The street wall height refers to the height of the building at the street edge before upper levels are set back.
Figure 48 Overshadowing control. Source: MGS Architects
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48 | Central Geelong Framework Plan | Emerging Precincts Strategic Context
4 4.1 Regional Role: G21
The City of Geelong forms an essential part of the G21 G21 Regional Growth Plan 2013 Region Alliance (G21), comprising five municipalities: Greater Geelong, Queenscliffe, Colac Otway, Surf Coast Conceived to provide overarching guidance for the and Golden Plains. Central Geelong is an anchoring strategic development of the G21, the G21 Regional node for the region, providing high-level services and Growth Plan 2013, seeks to shape a self-sustaining employment activity. The area also functions as a region built on the G21’s existing strengths and gateway, connecting agricultural produce, interstate assets. The Regional Growth Plan provides strategic freight and tourist activity between the Melbourne direction on land use and infrastructure development, metropolitan area and the regions. emphasises the importance of a vibrant and revitalised Central Geelong, and recommends reinforcing the In the last decade, growth in health care, education, role the area plays for the regions by strengthening construction and retail industries has significantly transport connections and supporting the development strengthened the area’s regional role. of Central Geelong as a unique city, separate from Melbourne.
4.2 Local Role
City of Greater Geelong Council Plan 2018– Clause 21.09 Greater Geelong Planning 22 – Putting Our Community First Scheme - Central Geelong policy
The Council Plan 2018–22 was developed to deliver Clause 21.09 to the Greater Geelong Planning Scheme infrastructure, services and programs identified by is the Council’s local policy for Central Geelong. Clause Greater Geelong City Council. It aims to give a five- 21.09 guides planning decisions at a local level and year structure to strategically manage the effects must be considered, where relevant in planning permit of population growth, and support expanding and applications. diversifying industries and investment. The clause outlines several issues and influences The Council Plan sets out 11 strategic priorities, which that affect Central Geelong and identifies objectives incorporate the community vision outlined in the and strategies to address them. It acknowledges the Greater Geelong: A Clever and Creative Future plan need for investment to accommodate future housing and guide the Council’s activities. These priorities build demand and solutions to address traffic and pedestrian upon the city’s existing strengths and the burgeoning movement, and the need to maintain the heritage momentum of growth and opportunity in the area. values and topography of the land. The clause also The Council Plan incorporates relevant legislation, identifies several land use precincts that have been government and social policies – including the G21 considered in the preparation of the Structure Plan. plans and policies, and the Victorian Public Health and Several objectives and strategies focus on the need Wellbeing Plan – and focuses on integrating community to encourage developments that incorporate higher aspirations into the Council’s strategy. density housing, respect the natural slope of the land and contribute to pedestrian access and flow in the Central Geelong area.
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Revitalising Central Geelong Action Plan City of Greater Geelong Retail Strategy 2020–2036 The Revitalising Central Geelong Action Plan sets out the state and local government’s plan to drive change Setting out a clear hierarchy for retail activity in Central Geelong. The action plan sets out initiatives in the Greater Geelong area, the Retail Strategy designed to turn Central Geelong into a magnet for acknowledges Central Geelong’s role as the top-tier new jobs and growth. The Action Plan will coordinate retail and commerce centre and outlines objectives and state and local government involvement in Central strategies for guiding future growth and change in the Geelong to provide focus for structural, policy and retail sector. The Strategy’s actions include supporting physical changes necessary to attract private sector existing retail centres to diversify and developing investment and stimulate growth. The Action Plan aims more cultural and slow retailing to encourage people to encourage: to spend more time in the area. Placemaking initiatives and strategies are also included as a priority for Central — people living and working in the city Geelong. The strategy is currently being implemented — permanent and construction job creation by Amendment C393ggee to the Greater Geelong — demand for retail and services Planning Scheme. — creativity and vibrancy across the city day and night — new development opportunities — private sector confidence to invest in Central Geelong. City of Greater Geelong Settlement Strategy The Action Plan details time-bound actions 2020 and initiatives which aim to provide or upgrade infrastructure, identify and facilitate ‘seed’ projects, The Settlement Strategy provides clear strategic provide certainty through streamlined planning and direction on the spatial distribution of residential foster Central Geelong’s emerging identity. The Action growth in Greater Geelong. The Strategy acknowledges Plan has been built on the work achieved in Vision 2, a the anticipated pressure on the Greater Geelong area 20-year strategy from Deakin University, the Committee from an increasing population and it gives an overview for Geelong, the City of Greater Geelong and the of current settlement and housing policies, analysis of Victorian Government, developed in 2013. population and housing trends and recommendations for meeting housing demand. It sets out a target for The delivery of the Action Plan initiatives is undertaken Central Geelong to reach 10,000 people by 2026, by Revitalising Central Geelong Partnership which achieved through high-density infill developments. was established alongside the Action Plan. The partnership is currently ongoing and has delivered The strategy also works to implement aspects of key infrastructure in Central Geelong such as the Little the Housing Diversity Strategy, which recommends Malop Street redevelopment and Block 1 of the Green increased diversity and density of residences within the Spine on Malop Street. Central Geelong area. The strategy is currently being implemented by Amendment C395ggee to the Greater Geelong Planning Scheme.
51 4.3 Unlocking Central Geelong
Central Geelong sits at the heart of Victoria’s second- largest city and the fastest growing region in the state. It supports key services and economic activity for the whole Barwon South West region. It is strategically positioned to accommodate significant growth in population and employment over the next 30 years. This growth will need to be managed to ensure that future development supports the shared vision for Central Geelong.
To inform the Structure Plan and Urban Design Framework, three population, housing and employment forecasts were prepared by SGS Economics and Planning:
— Base case: Aligns with existing forecasts for Greater Geelong extrapolated to 2050, 19 per cent share of LGA jobs in Central Geelong. — Upside: Adopts a higher rate of growth aligned with Scenario D of the Settlement Strategy1 with an increase to 20 per cent of LGA jobs in Central Geelong in 2050. — Optimistic upside: Adopts growth rates aligned with Scenario D1 in the Settlement Strategy, with an increase to 22 per cent of LGA jobs in Central Geelong in 2050.
1 Scenario D of the Settlement Strategy is in line with the G21 Regional Growth Plan aspirational growth scenario of 2.5% growth per annum. This is almost double the historical growth rate (1.3% per annum).
Central Geelong must continue to attract high- quality employment and services that would otherwise not come to the region.
Figure 53 Population, dwellings and jobs projections for Central Geelong. Source: SGS Economics and Planning, 2020
52 | Central Geelong Framework Plan | Strategic Context DRAFT
Both the ‘upside’ and ‘optimistic’ scenarios assume a higher rate of population and therefore employment growth in the LGA as a whole compared to the base Second cities case, and higher shares of jobs growth in Central Geelong relative to the rest of the LGA. Both these Second cities are playing an increasingly scenarios assume an accelerated evolution to a higher important role in economic and social order centre based on rapid suburban and regional prosperity in Australia. They provide excellent population growth, further investment in transport infrastructure, lifestyle choice and affordability, infrastructure to enhance connectivity and new and recent economic restructuring has opened public domain, cultural, education, accommodation, up opportunities for advanced manufacturing commercial and health developments. and knowledge-intensive industries.
For a detailed explanation of the forecasts, refer to the Wollongong and Newcastle are each major Central Geelong Land Use and Market Assessment regional centres that are separated but Update (December 2020), SGS Economics and are connected to a major city. They have a Planning. similar share of employment in central areas to that of Central Geelong and represent a good comparison when considering Central Geelong’s future. However, with less than 1 per cent of Geelong’s population located in Central Geelong, there is significant scope to accommodate further housing growth. Supporting Central Geelong as a ‘living city’ is a core objective of the Framework Plan.
Population Jobs Population % of LGA Jobs % of LGA Central Geelong 2,807 0.9% 22,906 21.5%
Rest of Geelong 236,427 99.1% 83,623 78.5% Central Wollongong 17,676 8.4% 26,807 28.8% Rest of Wollongong 192,743 91.6% 66,690 71.2% Central Newcastle 11,073 6.9% 25,721 22.5% Rest of Newcastle 150,221 93.1% 88,069 78.4%
Figure 54 Share of population and jobs in central regional areas and urban surrounds. Source: SGS Economics and Planning, 2020
53 Employment Residential
Central Geelong supports 22,906 jobs, representing 22 Alongside increased employment in Central Geelong, per cent of total employment across Greater Geelong. the residential population of the area is also expected The health and social assistance sector is the dominant to rise, driven by people seeking lifestyle and proximity employer, accounting for over a third of jobs. to employment. From 2011 to 2016 the resident population of Central Geelong has grown by 4 per cent Demand for employment-related floorspace in Central per annum from 1,720 to 2,087 people, with growth Geelong is expected to be strong over the next 30 of the working age population particularly strong. The years, underpinned by continued investment in the resident population is anticipated to grow to between health sector, and Geelong’s economic transition 7,135 and 12,039 people by 2050, requiring between into a clever and creative economy. Based on upside 2,805 and 5,529 additional dwellings. Most of this new forecasts, there is potential for a more than doubling of housing in Central Geelong is expected to be in higher employment in Central Geelong over the next 30 years, density apartments, with a trend towards mixed-use along with demand for an additional 655,000–738,000 and ‘shop top’ style developments. m² of employment-related floorspace.
Total Floorspace 2020 Base Case Base Case 2050 Optimistic 2050 (m²) 2050 (m²) (m²) (m²) Office 268,365 +47,312 +13 9, 4 32 +16 0,12 9 Entertainment 73,791 +17, 20 4 +44,700 +49,062 Accommodation 29,338 +16,077 +41,572 +42,523 Retail 161,231 +34,170 +78, 827 +83,265 Health 99,435 +246,184 +258,198 +272,295 Education 146,685 +53,289 +92,181 +13 0,6 4 5 Other – Notional 125,405 +88 +18 8 +19 8
Total 888,828 +414,323 +655,097 +738,116
Figure 55 Employment floospace scenario comparison 2020 to 2050. Source: SGS Economics and Planning, 2020
Baseline Upside Optimistic Population change +5,048 +7,544 to 9,952 +9,952 to 12,360 Dwellings +2,805 +4,191 to 5,529 +5,529 to 6,867 Additional residential +210,621 +339,612 to 508,659 +471,398 to 645,457 floorspace 2020 to 2050 (m2)
Figure 56 Residential floorspace scenario comparison 2020 to 2050. Source: SGS Economics and Planning, 2020
54 | Central Geelong Framework Plan | Strategic Context DRAFT
Development capacity
Given the present economic strengths of Central The evolution of Central Geelong Geelong and its promising trends, the area has strong demand for new development. To meet the demand Through the 20th century, Geelong developed created by the population and employment projections, into a strong regional centre, with a focus on Central Geelong can expect to need between 210,000 civic and retail functions for a relatively modest and 645,000 m² of additional residential floorspace suburban, hinterland and rural population. and between 414,300 m² and 741,000 m² of additional Since the turn of the century the Greater commercial floorspace by 2050. Geelong region has grown rapidly due to its lifestyle and affordability appeal and proximity It is important to recognise that it is too soon to to a rapidly expanding metropolis in Melbourne. accurately assess the impact of COVID-19 on growth and its potential impact on these projections. A Within Central Geelong, the economy has possible ‘drag’ of three years on the upside and begun to evolve, with increased investment by optimistic growth figures can be anticipated. Adjusted government in health and insurance functions, for this impact, the projections still show significant relocation of government agencies, and tertiary growth above baseline projections for both population education. As a result, Central Geelong is and employment growth. ‘stepping up’ as a commercial and regional centre with a more diverse employment base Detailed 3D modelling of new built form controls and growing residential population. was undertaken to test whether forecast growth in employment and residential floorspace could be The assumption of continued evolution accommodated within the new controls on a gross and positive growth underpins the baseline basis. For results and further explanation, refer to the population and employment forecasts. The Central Geelong Urban Design Framework (2020). upside and optimistic scenarios assume an accelerated evolution of Central Geelong to become a higher order centre based on rapid suburban and regional population growth, further investment in transport infrastructure to enhance connectivity and new public domain, cultural, education, accommodation, commercial and health developments.
55 56 entral Geelong |
C Framework Plan
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Strategic Strategic Context
Figure 57 Scenario development lifecycle assumptions. Source: SGS Economics and Planning, 2020 DRAFT
4.4 Key Issues
The review and analysis of relevant documents and the Built form and design findings from community consultation have highlighted that the function and character of Central Geelong have — Address poor guidance on the preservation of views outgrown the Central Geelong Structure Plan 2007. To to Corio Bay. reflect this change in the revised Structure Plan, the — Address the inconsistent hierarchy of height limits following issues will be addressed through various across the Central Geelong area, particularly objectives and strategies to be achieved through surrounding Mercer Street. discrete actions and implementation items, including, but not limited to: — Address the lack of identifiable ‘destination’ points and features upon arrival in the Central Geelong area, notably the Station Precinct. — Address poor precinct identity and integration with Governance Central Geelong. — Address inadequate planning controls to manage — Elevate the importance of Central Geelong to the development - height, setbacks and built form – for Victorian economy as demonstrated by the Geelong precincts and the overall Central Geelong area. City Deal. — Address inconsistent intensity and integration of — Address the disjointed key strategic work that development with the Central Geelong area. impacts on Central Geelong across different levels of state and local government. Transport and movement Land use and development — Decision making is not always informed by the preferred function of each street and how it — Update objectives and strategies to reflect the contributes to increasing economic activity within the significant economic transition occurring in Geelong city. and unlock its investment potential. — Driving to and parking in Central Geelong is the — Assess and improve controls to protect or enhance main way people travel to the city, which results the quality and capacity of the interconnecting street in congestion and lowers amenity for people. networks and protect the amenity of key spaces. Maintaining car dominance will have negative effects — Provide better guidance on development outcomes on the city as it grows. that would protect and enhance existing high-quality — Through traffic, that does not have Central Geelong Aboriginal and cultural heritage spaces and places as its destination, results in congestion, and lowers and identify areas of change. amenity for people. — Address the lack of pedestrian navigability between Housing precincts and across the Central Geelong area. — Address ineffective implementation of parking — Identify risk of increased housing unaffordability from management and provision strategies. unchecked and speculative development which leads — Address inadequate structure, integration and to poor housing choice. management of traffic and pedestrian movement, including public transport. — Relocate bus routes and stops in Central Geelong to avoid the concentration of challenges in its current
57 location in Moorabool Street adjacent to the mall. — Encourage people to walk around precincts by creating shortcuts through laneways, providing good tree canopy, and creating interesting places and streets to explore, particularly along Bellarine Street to and from South Geelong train station.
Public realm and open spaces
— Identify risk of adverse impact on the character, streets, amenity of the public space from new developments. — Address inconsistent placemaking, fine grain activity and active street frontages. — Access to social and community infrastructure consistent to support population growth. — Large format buildings with inactive facades dominate the area, reduce night-time activity and the sense of safety. — Address the lack of pedestrian permeability and prioritise those seeking to reach the waterfront or Retail Core Precinct.
58 | Central Geelong Framework Plan | Strategic Context Direction for Central Geelong
5 5.1 Land Use & Economy
As the focal point for economic and cultural activity in the fast-growing Barwon South West region, Central Geelong is experiencing an increase in the scale and pace of development.
Land use and economy objectives collectively seek to support the continued development of Central Geelong as the region’s pre-eminent urban centre and its regionally significant focus for health, education, retail, tourism and employment, alongside a growing diversity of uses and living opportunities. Development in Central Geelong will be guided by a placemaking framework that is rooted in its rich cultural history, both past and present.
An underlying principle of the plan is to strengthen support for the key platforms of future work, liveability, connection to place and regional significance.
Objective 1 - Develop Central Geelong as the pre-eminent urban centre for the Geelong and Barwon South West region with a wide range of uses and activities
Strategy 1.1 Reinforce the regional hierarchy of Action 1.2.1 centres and protect the primacy of Central Geelong Prepare a planning scheme amendment to: as the pre-eminent regional centre for services, commerce and cultural life in Greater Geelong — Extend the ACZ to include most of the land within the centre. Central Geelong sits at the top of the regional centre hierarchy and will remain the focus of major — Implement the visions, objectives and relevant investment. Its role within the wider region will be statutory actions contained in this plan. reinforced by ensuring that future growth supports the — Implement the recommended and refreshed built collective strengths of the centre and protects key land form framework contained In the Urban Design uses that sustain its regional significance. Framework. — Incorporate specific precinct planning provisions in Strategy 1.2 Support a vibrant mixed-use centre and the ACZ to support the objectives of each precinct. an urban structure, supporting the jobs and housing — Review the current application and provisions of the that will help Central Geelong thrive Mixed Use Zone on strategic redevelopment sites. The application of the Activity Centre Zone (ACZ) will support the continued development of Central Geelong Strategy 1.3 Encourage the development of each as the premier centre in the region. precinct aligned with the identified vision and preferred land use mix It is proposed to update and extend the ACZ to the Central Geelong will remain a genuinely mixed- north-west portion of the study area where it is use centre with diverse roles. Future growth in currently within the Residential Growth Zone to provide employment, residential, commercial and community for a streamlined implementation of the Structure Plan activities will be encouraged and the preferred land use and to simplify the existing zoning regime and achieve mix aligned with the distinctive vision and role of each desired outcomes. precinct. It will be important to protect and prioritise employment and supporting uses close to existing
60 | Central Geelong Framework Plan | Direction for Central Geelong DRAFT
anchors such as hospitals and universities. Section 3 is required to unlock investment while ensuring outlines the objectives for each precinct. development aligns with the shared vision for Central Geelong. Action 1.3.1 Adopt a whole-of-government approach to facilitating Given the strategic and unique nature of each site, development of identified strategic development sites specific planning controls such as Development Plan that are publicly owned in accordance with precinct Overlays will help guide development to ensure they objectives. contribute to the liveability of Central Geelong.
Strategy 1.4 Facilitate the redevelopment and renewal Action 1.4.1 of major sites Engage with landowners of identified strategic development sites to facilitate investment and renewal There are a number of major redevelopment sites consistent with precinct objectives and design quality within Central Geelong that could accommodate requirements. significant growth or provide a significant anchor role. Most sites have a completed master plan or are in the master plan process. An integrated government approach and engagement with private landowners
Objective 2 - Develop a philosophy and framework to guide Geelong’s/Djilang’s built environment that embraces Wadawurrung Traditional Owners’ values of place-care and placemaking towards crafting culturally relevant and enriching design outcomes and places
Strategy 2.1: Articulate and establish recognition of Action 2.1.2 Wadawurrung connection and relationship to Country Require all future strategic planning documents relating and the Geelong/Djilang place to the Framework Plan, to consider the Wadawurrung Cultural Design Guidelines and/or the views of the Action 2.1.1 Wadawurrung. In partnership between DELWP, the Wadawurrung Traditional Owners Aboriginal Corporation, the City Action 2.1.3 of Greater Geelong and the Office of the Government Wadawurrung Traditional Owners Aboriginal Architect, establish a project working group to develop Corporation to propose suitable naming protocols for Wadawurrung urban design and living heritage the Wadawurrung Urban Design Guidelines. conservation guidelines.
61 DRAFT
INSERT PLAN AT 35%
Figure 58 Existing zoning
0 50 100 200 400 800m
62 DRAFT
INSERT PLAN AT 35%
Figure 59 Proposed zoning
0 50 100 200 400 800m
63 Objective 3 - Strengthen Central Geelong as a state significant precinct for health, wellbeing and recovery
Strategy 3.1 Protect the role and function of state Strategy 3.2 Position Central Geelong as Australia’s significant Health Precinct premier health and social insurance cluster The primary role and function of the Health Precinct Geelong has excellent credentials in healthcare, will be reinforced through precinct objectives and education, social insurance and community provisions that encourage health and institutional uses development sectors. Central Geelong is already home over others. Support will be provided for growth and to the Transport Accident Commission, WorkSafe, investment in the University Hospital as the tertiary the National Disability Insurance Agency, and the hospital in the region, as well as growth in allied health headquarters of GHMBA, and has the opportunity and wellbeing services, and associated affordable and to grow as a global centre of excellence for social build-to-rent housing. insurance.
Action 3.1.1 Action 3.2.1 Incorporate precinct provisions in the ACZ to support Support a whole-of-government approach to attract the vision and objectives of the Health Precinct. further investment in the social and health insurance sector in Central Geelong. Action 3.1.2 Incorporate a tailored Table of Uses in the ACZ to Action 3.2.2 facilitate growth of health and associated uses in the Engage with Barwon Health to support masterplanning precinct. and future development of the University Hospital Geelong.
Objective 4 - Develop Central Geelong into Australia’s leading regional centre for education and life-long learning
Strategy 4.1 Embed major education institutions Action 4.1.1 in the cultural, governance and coordinating Engage with Deakin University and Gordon TAFE to arrangements in Central Geelong and provide for the support future growth and masterplan processes. seamless transition between campus and city life Education is a major land use in Central Geelong and a key driver of the city’s economic and cultural University cities seamlessly integrate university life vitality. Both Deakin University and Gordon TAFE have within the local community and business for mutual made significant investments in recent years and are benefit. Students and researchers are deeply involved expected to continue to grow over the long term. in the life of the city – lending their expertise and knowledge to support local enterprise. Employment Action 4.1.2 pathways provide students and graduates with the Review the existing governance and coordinating skills local businesses require. arrangements for Central Geelong and identify opportunities to grow the role of Deakin University Major education providers and institutions should be and Gordon TAFE in the civic and cultural life of the embedded in the city’s institutional framework to help precinct. shape the future of the city and its cultural life. Campus and city planning should be integrated to provide for a seamless transition between campus and city life.
64 | Central Geelong Framework Plan | Direction for Central Geelong DRAFT
Strategy 4.2 Support the growth and development of — Strong restaurant, café and nightlife scene education uses and institutions and civic institutions — A strong focus on sports, recreation and the creative to address youth unemployment and disadvantage arts Geelong has a large presence of social services — Affordable and well-located housing options and notfor-profit employment agencies. Youth unemployment and decreasing workforce participation Action 4.3.1 among older Australians are growing issues in Encourage the development of student residences in regional cities. The business and civic community Central Geelong in close proximity to Deakin University can work together to provide greater opportunity and and Gordon TAFE. employment pathways for the local community. Strategy 4.4 Support opportunities to integrate Strategy 4.3 Encourage the development of a thriving employment and social services with major education student life and increased student accommodation in Action 4.4.1 Central Geelong Partner with education providers to market Geelong The city’s growing student population can provide as an attractive location to domestic, interstate and significant support to local hospitality, retail and international students. entertainment. Successful university cities provide for the integration of campus and city life with a strong focus on amenity. The key characteristics of a successful university city are reflected in the objectives and strategies of this Framework Plan including:
— Prioritisation of walking, cycling and transit connections — A high-quality public environment
Objective 5 - Support the development of Geelong as a clever and creative city through increased business investment and local employment opportunities
Strategy 5.1 Support the development of the The Knowledge and Enterprise Precinct will be at specialised Knowledge and Enterprise Precinct the heart of the Geelong’s clever and creative future. The primary role and function of the precinct will be Central Geelong has many of the essential ingredients reinforced through precinct objectives that encourage to realise successful enterprise precincts. Decades of appropriate employment uses. being the engine room of Victorian manufacturing has endowed Geelong with a deeply embedded skills base, Action 5.1.1 industrial built form and supporting infrastructure. Incorporate precinct provisions in the ACZ1 to support Coupled with Geelong’s famed liveability and strong the vision and objectives of the Knowledge and broader economy, the city is well positioned to attract Enterprise Precinct. the next wave of economic growth.
65 Action 5.1.2 Strategy 5.4 Support and incentivise government and Update the Table of Uses in the ACZ1 to land uses private organisations to establish in Central Geelong that will prioritise growth of employment uses in the As Victoria’s second city, Geelong has benefited Knowledge and Enterprise Precinct. significantly from decentralisation of government agencies. The city’s size, proximity to Melbourne, Action 5.1.3 and access to a professional workforce strategically Add to the city’s digital assets and provide conduit with position Central Geelong as an attractive location capacity for future fibre and power infrastructure for decentralised government agencies and private organisations. The development of new employment Strategy 5.2 Champion Central Geelong as a centre of corridors, transition of existing industrial precincts, and design excellence and a clever and creative economy growth in advanced manufacturing operations across Action 5.2.1 the city region may increase opportunities for centrally Continue to support the establishment of government based regional offices and headquarters. agencies and offices in Central Geelong across all levels of government. Action 5.4.1 Undertake targeted investment attraction activities to Strategy 5.3 Leverage the city’s digital assets to support the establishment of new businesses in Central support business innovation, improved learning Geelong. outcomes and community access Strategy 5.5 Support the adaptive reuse of vacant Due to the presence of Deakin University, Central commercial space for employment uses Geelong has access to a high-capacity, world-class fibre network. In a post-COVID-19 environment, there There is opportunity to encourage the adaptive reuse has been an increase in employees choosing to move of vacant retail shopfronts for start-ups, creative to rural cities and coastal areas and benefiting from industries, and small enterprises. more flexible working environments that enable working remotely. Central Geelong is well positioned Action 5.5.1 to become a digital working hub for staff working Explore revival of programs such as Renew Geelong remotely, facilitating digitally enabled co-working that broker arrangements between retail tenancy and meeting spaces to support more distributed owners and creative practices seeking affordable workplaces. rental.
Schools and students outside Central Geelong, as in other regional cities, are impacted by the much lower capacity and speed of their internet connection. The Geelong Secondary Schools and Community (GSSC) Digital Learning Hub initiative has the potential to contribute significantly to more digitally ready and engaged students.
Action 5.3.1 Review and update the GSSC Digital Learning Hub Business Case 2015 to consider contemporary changes to education delivery and technology.
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Objective 6 - Develop Central Geelong as a vibrant hub for retail, hospitality, arts and culture
Strategy 6.1 Encourage the expansion of a safe, Action 6.2.1 functional and vibrant night-time economy Implement the Central Geelong Live Music Action Plan. Central Geelong will develop into the city’s major Action 6.2.2 nighttime destination. There is opportunity to increase Investigate the application of ‘live music entertainment the diversity of activities at night, encourage the venues’ under Clause 53.06 in strategic areas to activation of streets, laneways and public spaces encourage the retention of existing and development of across extended hours, and leverage major events. new live music entertainment venues. Action 6.1.1 Strategy 6.3 Protect the role of Central Geelong as the Incorporate precinct provisions in the ACZ to support major regional destination for shopping and services the vision and objectives of the Retail Core and Cultural Precincts. The Greater Geelong Retail Strategy 2020 defines a hierarchy of retail centres across the region. Central Action 6.1.2 Geelong will remain the primary centre in the region. Develop a Central Geelong Night-Time Economy However, its role is expected to shift over time due to Strategy. increasing competition from other centres, growth in online retailing, and opportunities to service a growing Action 6.1.3 local catchment. A strong focus for Central Geelong Incorporate provisions in the ACZ for street interface will be creating a point of difference from other centres, and activation. including through the diversity of uses and experiences available, such as arts and culture, entertainment, Strategy 6.2 Support the growth of a thriving music hospitality and events. scene in Central Geelong Strategy 6.4 Facilitate the redevelopment of major The economic value of live music to the Geelong retail sites to improve the retail experience and community is potentially over $150 million per annum, integration with the city with most venues and events located in Central Geelong. The Central Geelong Live Music Action Plan The long-term direction for major retail sites will be 2017 aims to create a more creative and sustainable guided through a detailed masterplanning process live music culture. Little Malop Street is emerging as a led by the landowners and involving all levels of cluster for contemporary music and entertainment, and government and the wider community. There is the foreshore provides significant opportunity for live opportunity to improve the integration of enclosed performance and events. shopping centres with the rest of the city through improved connectivity and activation of street It is important that planning recognises the cultural, frontages, and opportunities for a greater diversity of social and economic benefit of live music, and that uses and experiences. measures are put in place to ensure that venues can co-exist with residential and other noise-sensitive uses. Action 6.4.1 Recent changes to state planning policy allow councils Support master planning with landowners for major to identify ‘live music precincts’, where live music will retail centres to facilitate future investment and growth. be encouraged and protected (Clause 53.06).
67 Strategy 6.5 Activate Central Geelong’s laneways and the next stages in the development of the precinct provide new commercial opportunities including public realm and streetscape upgrades to create a distinctive character and opportunities for The regeneration of the Little Malop Street area into street-based cultural events and installations. a thriving restaurant and café precinct demonstrates the significant potential of Central Geelong’s historic Action 6.6.1 laneways. The Laneways Action Plan 2018 identifies Continue to work with delivery partners to implement a priority network of laneways to improve cross-city the Arts and Cultural Precinct Masterplan. linkages and create new economic opportunities.
Action 6.5.1 Continue to work with delivery partners to implement the Laneways Action Plan 2018 and take a creative approach to the activation of laneways.
Action 6.5.2 Facilitate opportunities to access commercial spaces for short-term/pop-up creative activities and boutique retail.
Strategy 6.6 Support the development of Central Geelong as the arts and cultural heart of the region A clever and creative city the size and vibrancy of Geelong requires cultural assets to match the growing and changing needs of the community. Central Geelong is at the heart of the city’s flourishing arts scene with major investments in recent years including the completion of the Geelong Library and Heritage Centre, which sets the standard for the future of libraries, and the redevelopment of the Geelong Arts Centre. The Arts and Cultural Precinct Masterplan 2017 outlines
Figure 60 Geelong Arts Centre, Geelong. Hassell.
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Objective 7 - Strengthen Central Geelong as a destination for visitors and major events
Strategy 7.1 Position Central Geelong as Australia’s Strategy 7.3 Increase the range and quality of short- leading regional destination for business events and term visitor accommodation conferencing Demand for high-quality accommodation will grow Geelong is strategically positioned to cater to the alongside the expansion of employment, education, lucrative domestic and international market for health and major events in Central Geelong. The business events and conferences. Central Geelong Greater Geelong and Bellarine Tourism Development offers easy connections to Melbourne and two Plan 2019 forecasts a shortage of over 300 serviced international airports, excellent infrastructure, and apartments and over 300 premium hotel rooms in access to everything that the iconic Great Ocean Road the Geelong Urban Region. Greater accommodation and Bellarine Peninsula region has to offer. in Central Geelong will contribute to addressing the estimated regional shortage of 2,409 rooms as The addition of the Geelong Convention and Exhibition identified in the Tourism Development Plan. Centre will cement Geelong’s standing as Australia’s leading regional centre for business events. The 1,000- Action 7.3.1 seat convention site will be co-located with Deakin Monitor the supply and demand of short-term visitor University’s waterfront campus, offering significant accommodation to ensure it meets visitor and industry opportunity to integrate education, business, social needs. and tourism activities and create a landmark precinct in Central Geelong. Strategy 7.4 Develop the Geelong foreshore as a destination for recreation, tourism and major events Action 7.1.1 The Geelong foreshore is a significant asset and an Support the development of the Geelong Convention integral part of the unique lifestyle that Central Geelong and Exhibition Centre and the implementation of plans offers. to upgrade and activate the adjacent streets and open space. A review, refresh and consolidation of the Central Geelong Waterfront Masterplan is required to Strategy 7.2 Support opportunities to increase the leverage new opportunities such as cruise ships, diversity and quality of visitor experiences increase economic activity, and ensure the foreshore Central Geelong is at the heart of the Geelong and is developed in an integrated way. The consolidation Bellarine tourism region, which attracts over six of the strategic planning work of the Waterfront million international and domestic visitors each year. Masterplan will reinforce its role as a key destination of Investment in major transport, including the Geelong Central Geelong. Fast Rail, will improve travel times between Central Geelong and Melbourne, and provide connections to Action 7.4.1 two international airports, creating opportunity for Undertake a review and refresh of the Central significant increases in visitor yield and expenditure. Geelong Waterfront Masterplan 2011 and consider the consolidation of the strategic planning work for Central Action 7.2.1 Geelong’s waterfront. Undertake a Destination Masterplan for the Geelong and Bellarine region and consider tourism product development opportunities for Central Geelong.
69 Objective 8 - Provide timely delivery of high-quality, accessible and integrated community infrastructure to meet the needs of residents, workers and visitors
Strategy 8.1 Ensure all community infrastructure be flexible and adaptable to meet the needs of a is integrated, accessible, adaptable, equitable and dynamic and changing community overtime. sustainable — Equitable – Community infrastructure needs to be Community and social infrastructure are integral to usable, welcoming, relevant and safe for everyone. ensuring Central Geelong is an inclusive, safe, vibrant, — Sustainable – Community infrastructure should welcoming and diverse place for people of all abilities achieve sustainable design/development, minimise to live and visit. The Central Geelong Community environmental footprint and be underpinned by Infrastructure Report 2017 outlines the community sound environmental and financial management. infrastructure required to support future growth, and the following strategic priorities: Action 8.1.1 Review and update the Central Geelong Community — Facilitate innovative and diverse arts and cultural Infrastructure Report 2017 to align with the objectives development in the city centre. and outcomes of the Framework Plan, and an — Support the roll out of smart cities infrastructure implementation framework to coordinate delivery initiatives and encourage a technology first approach partners. in Central Geelong. — Facilitate development of creative spaces. — Ensure facilities and services cater for all people living in and visiting Central Geelong. — Facilitate social inclusion principles for Central Geelong. — Facilitate supported accommodation development in Central Geelong. — Facilitate housing choice in Central Geelong. — Facilitate the adaptive re-use of existing spaces. — Facilitate affordable community space for community groups within new and existing developments.
The Community Needs Analysis that underpinned the Central Geelong Infrastructure Report 2017 will need to be updated to consider the objectives and outcomes of this Framework Plan, and a funding and delivery strategy developed that considers innovative delivery methods, funding and value capture mechanisms.
Community infrastructure delivery in Central Geelong will be guided by the following principles:
— Accessible – Community infrastructure must not only be physically accessible but affordable for all users. — Adaptable – Community infrastructure should
Figure 61 Preferred community infrastructure. Pocket Park Oxford St, Collingwood. Pollen Studio
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Action 8.1.2 Establish a funding and delivery strategy for community infrastructure which considers innovative approaches to private sector partnerships and value capture mechanisms.
Action 8.1.3 Work with key anchor stakeholders such as Deakin University and Barwon Health to explore opportunities to deliver community infrastructure.
Action 8.1.4 Continue to deliver the Geelong City Deal Implementation Plan to deliver key projects including the following:
— Next stages of the Malop Street Green Spine — Arts and Culture Precinct public realm improvements — Laneways Project delivering pedestrian links between Little Malop Street and Malop Street — City Arrivals Project streetscape upgrades, artworks and public realm improvements — Improving accessibility in Central Geelong
71 5.2 Residential growth and housing choice
Housing and an increasing population will play a crucial role in unlocking Central Geelong’s economic potential and evolution into a higher order centre. More people living in Central Geelong means a more vibrant, active and attractive environment for people in the city centre.
Mixed-use development will leverage Geelong’s transit-rich environment to deliver diverse housing typologies, new workplaces and community facilities. This will contribute to places that are accessible, safe and diverse for people of all abilities, ages and cultures. City dwellers seek the vibrancy of downtown living that is rich in activities, well serviced and close to jobs, schools and public amenities. Central Geelong is well positioned to provide housing that meets those requirements as a national, state and regional hub, and is a suitable location for affordable and social housing.
This Framework Plan includes objectives and strategies that will ensure Central Geelong has strong foundations to become a ‘living city’ with housing choice helping the city develop a uniquely Geelong character.
Objective 9 - Facilitate well designed, sustainable and accessible residential development that provides for a diversity of housing choices
Strategy 9.1 Encourage residential development Action 9.1.1 that contributes to the liveability of Central Geelong Review and update the provisions of the ACZ in relation through the delivery of a mix of housing typologies to residential land use and development, to support the housing objectives for each precinct. This includes the Encouraging diversity and choice in housing can review and update of the following sections of the ACZ: improve housing affordability in Central Geelong. New development in Central Geelong should incentivise — Centre-wide Design and Development provisions walking and active transport and discourage reliance on cars for all trips. Diverse housing typologies can — Precinct-specific Plan, Objectives and Guidelines help meet future demand for smaller, affordable, low maintenance households and short-stay Action 9.1.2 accommodation that will support the Central Geelong Explore the ability to provide financial incentives to economy. developers who complete residential development within two years of a planning permit being issued. There is a deepening market for higher density living in Central Geelong and therefore it is an opportune time Action 9.1.3 to advocate for a variety of outcomes like shop top Utilise appropriate land use provisions and implement conversions and developments, key worker housing, the Urban Design Framework into planning controls to build-to-rent and other diverse housing typologies. facilitate the delivery of housing that responds to the vision of each precinct. Melbourne’s Postcode 3000 initiative was an early marker in the residential transformation of the City Strategy 9.2 Encourage the development of an of Melbourne, a catalyst to its liveability. Strategies interconnected network of liveable, accessible, and developed in Geelong’s Living 3220 initiative will seek vibrant neighbourhoods to facilitate housing developments in Central Geelong The ACZ contains both centre-wide and precinct- that align with the desired housing mix. specific design objectives, requirements and guidelines that respond to the conditions and character in each
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precinct. The preferred housing typology for each accommodation is encouraged where applicable. precinct is as follows: — York Precinct: Lower density (four storeys) apartments and townhouses transitioning to houses — West Village Precinct: Housing is diverse, and adjacent to neighbouring residential areas medium -density living apartments and townhouses are encouraged. Action 9.2.1 — Retail Core Precinct: Lower density (four storeys) Develop a Living 3220 initiative to facilitate and support shop top housing is encouraged. residential development aligned with the desired land — Health Precinct: Housing is mixed use and caters to use mixes within each precinct. Consider innovative key worker housing. initiatives relating to: — Station Precinct: Development is to be higher density, utilising connectivity to the train station and — Financial incentives broader precinct. — Technical and policy support — Knowledge and Enterprise Precinct: The urban — Development pathways campus structure, framed by perimeter blocks, — Unlocking constraints (e.g. provision of parking) provides opportunities to co-locate, student housing, — Brokering partnerships to amalgamate sites or adjust build- to- rent accommodation and key worker subdivision patterns to unlock development potential housing. — Supportive infrastructure and services — Cultural Precinct: Medium density (eight storeys) — Supportive data and marketing
Objective 10 - Help deliver affordable housing in Central Geelong
Strategy 10.1 Work with all levels of government and The Victorian Government and Greater Geelong City developers to deliver affordable housing Council have recognised the importance of providing a greater supply of appropriate social and affordable Access to diverse, high quality and affordable housing housing in well located areas that have access to is a priority for the ongoing productivity, liveability transport, employment and services. In addition to the and social equality of Geelong. There are an estimated Victorian Government’s $5.3 billion Big Housing Build 10,500 households who urgently need affordable commitment in 2020, of which $180 million has been housing in Greater Geelong (City of Greater Geelong allocated to the Council, the Victorian Government is Social Housing Plan 2020–2041, 2020). currently reviewing affordable housing provisions and considering a universal and uniform requirement. Affordable housing, as defined by thePlanning and Environment Act 1987, is ‘housing, including social The City of Greater Geelong Social Housing Plan housing, that is appropriate for the housing needs of 2020–2041 (2020) is an overarching strategy to increase very low-income households, low income households the supply of social housing in Greater Geelong to 7 and/or moderate income households’.
73 per cent by 2031, and 10 per cent by 2041. A range of can identify/trigger affordable housing requirements initiatives and planning strategies are proposed to meet through a: this target. Central Geelong is a suitable location to contribute to affordable housing supply. As well as its — Housing needs assessment based on development location, Central Geelong has established community strategy, proposal and demographics that identifies and health services and access to jobs, public social housing requirements transport, education, and retail services. — Housing mix typology table that identifies preferred housing typologies at different sites Over 10 per cent of the typical cost of housing — Location and criteria analysis (purchase or rental) is associated with car parking. A large proportion of Geelong households do not need Action 10.1.6 to own a car. Right-sizing car parking requirements and Review parking requirements through the parking encouraging shared parking facilities will ensure those overlay within the Greater Geelong Planning Scheme who have a car can find parking, while the cost of living related to dwellings in Central Geelong and encourage is reduced for those households who choose not to a model that makes parking more available for all, and own a car. less costly for those who do not need it. Action 10.1.1 Action 10.1.7 Implement the initiatives from the City of Greater Create/seek partnerships for signature or catalyst Geelong Social Housing Plan 2020–2041 (2020) developments that drives future development potential recognising the importance of Central Geelong as a in Central Geelong that are consistent with the suitable location for affordable and social housing. Structure Plan and Urban Design Framework. Action 10.1.2 Establish affordable housing guidelines for Central Geelong that provide clarity and certainty regarding the amount of housing required, type of housing provided and the process for how it will be provided.
Action 10.1.3 Monitor any changes to Victorian Government affordable housing provisions.
Action 10.1.4 Work and collaborate with all levels of government to coordinate and identify sites for the development of well-located, surplus government sites that deliver higher proportions of social housing.
Action 10.1.5 Encourage affordable housing initiatives and requirements to be communicated in the early stages of negotiations with developers. Early on, government
Figure 62 G1 Apartments, Geelong. Daryl Pelchin Architects.
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5.3 Built form and design
Djilang is the Wadawurrung word for Geelong, meaning a tongue of land where water flows from the mountains into the bay. Central Geelong as a waterfront city has a natural setting and history that can be enhanced while preparing the city for growth. The city enjoys shared views to the north-facing Corio Bay and the You Yangs/Wurdi Youang beyond, an openness to the sky, the rich tapestry of heritage buildings, and a clear network of streets and laneways. As Central Geelong grows, development can be managed to retain and enhance the city’s character, appeal and identity.
The Structure Plan and the detailed Urban Design Framework seek to protect shared views, the height, rhythm and proportions of heritage streetscapes, view lines to Corio Bay and the natural setting. To align and achieve the aspirations for Central Geelong as envisaged through the Structure Plan, a series of larger precincts will be created that will anchor the local economy, transport and movement in distinctive, vibrant and accessible places that will attract people to Central Geelong.
Overdevelopment will impact daylight access and the views. Central Geelong’s proximity to the Bay means that the city is subject to windy conditions which are exacerbated by bulky and poorly designed developments. The lack of direction and protection measures in built form and design risks the existing and future amenity of the city’s precincts, streets and laneways. Ensuring appropriate development heights and setbacks, as well as requiring a high quality of building design, will protect the amenity of the public realm and make Central Geelong an attractive, interesting and vibrant regional city.
Objective 11 - To ensure the building scale and form supports the preferred land uses and character of Central Geelong and its emerging precincts
Strategy 11.1 Ensure built form facilitates preferred Strategy 11.2 Ensure built form facilitates the land uses of Central Geelong and its precincts preferred character of Central Geelong and its precincts Action 11.1.1 Incorporate precinct provisions in the ACZ to support Action 11.2.1 preferred land uses. Prepare precinct and key street-based master plans and design guidelines to provide further guidance on Action 11.1.2 preferred character. Incorporate precinct provisions in the ACZ to support preferred character as described in the Urban Design Framework.
75 Objective 12 – To ensure building scale and form shares key views and complements the waterfront and the city skyline
Strategy 12.1 Encourage any towers to be of slender Strategy 12.4 Avoid development of isolated buildings form to contribute to the sharing of views of Corio Bay above the preferred maximum building height that do not contribute to a varied yet undulating city skyline Action 12.1.1 that tapers down to the Geelong waterfront and the Ensure built form controls within the Greater Geelong periphery of the Activity Centre Planning Scheme provide clear expectations for slender towers. Action 12.4.1 Ensure built form controls within the Greater Geelong Strategy 12.2 Avoid development that encroaches on Planning Scheme provide clear expectations for key views along north-south streets development height. Action 12.2.1 Strategy 12.5 Ensure development within the Ensure built form controls within the Greater Geelong Waterfront Precinct supports its role as public space Planning Scheme identify key views and provide clear with complementary tourist and leisure facilities expectations for their protection. while facilitating access to Corio Bay.
Strategy 12.3 Encourage development facing the Action 12.5.1 waterfront to complement the existing built form, Ensure built form controls within the Greater Geelong scale and character Planning Scheme provide clear expectations for developments within the Waterfront Precinct. Action 12.3.1 Ensure built form controls within the Greater Geelong Planning Scheme provide clear expectations for developments that directly face the waterfront, including along Eastern and Western Beach Road, and Brougham Street between Yarra Street and Bellerine Street.
Objective 13 - Retain and protect the fine grain of valued heritage buildings within a network of laneways and preferred character of Retail Core Precinct.
Strategy 13.1 Encourage development in the Retail Strategy 13.2 Identify height controls for the Retail Core Precinct to retain and enhance historic building Core Precinct derived from the local context, size and fabric that complements the character of the area. characteristics, and preferred precinct character and proposed activities Action 13.1.1 Ensure built form controls within the Greater Geelong The Retail Core Precinct has a fine framework of Planning Scheme are responsive to heritage buildings laneways and heritage buildings. Building heights and elements. New developments should be required should respond to the existing low-rise, fine-grain retail to provide a heritage response where appropriate to and commercial buildings located within a network of retain the fine grain of the streetscapes in the precinct. laneways.
Action 13.2.1 Investigate the introduction of mandatory height controls in the design and development provisions in the ACZ for the Retail Core Precinct to protect the preferred character and amenity of the precinct, including outdoor dining and street activation.
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Objective 14 - Respect and respond to local cultural and indigenous living heritage issues
Strategy 14.1 Find opportunities to retain and protect Action 14.1.1 significant Indigenous living heritage elements Integrate interpretative elements into designs to reflect including spaces, views, vegetation, natural and local cultural and Indigenous living heritage where designed landforms, and built fabric. appropriate and in important public spaces such as Johnstone Park.
Objective 15 - Protect the amenity of key existing and proposed public spaces, streets and laneways from overshadowing and wind impacts
Strategy 15.1 Protect public open spaces, such as Strategy 15.2 Protect the pedestrian network from the station forecourt, public parks and plazas, from overshadowing for most of the year overshadowing throughout the year Action 15.1.1 Incorporate design and development provisions in the Strategy 15.3 Protect the safety and comfort of the ACZ that considers: public realm and open spaces from the wind impacts of taller buildings — Mandatory overshadowing controls to protect future The shadows and wind impacts resulting from taller proposed and current public open spaces, such as development proposals can be measured and assessed parks as envisaged in Revitalising Central Geelong for their impact on public parks, streets and key lanes. Open Space Network Strategy 2018 Poorly designed taller buildings can create cold and — Appropriate mandatory and discretionary windy outdoor conditions, which can affect pedestrian overshadowing controls to protect the pedestrian comfort and safety. Supporting development while network of footpaths and thoroughfares where protecting the amenity of the public realm is of great practical to do so importance in attracting people to Central Geelong. — Mandatory wind controls to ensure that development results in safe pedestrian environments in adjoining streets, laneways and private and communal open spaces
77 Objective 16 - Provide building setbacks that reinforce the street wall height and grid, achieve the preferred character and amenity in each precinct, and provide clear views to the sky and access to bay views from buildings
Strategy 16.1 Provide front setbacks that are consistent with the existing predominant building alignment to preserve the historic character of the street Action 16.1.1 Incorporate design and development provisions in the ACZ for defining:
— Preferred maximum street wall heights and setbacks above the street wall — Street wall setbacks and breaks in the street wall — Side and rear boundary setbacks and building separation within a site
Strategy 16.2 Ensure that setbacks above the street reduce the visual bulk of taller buildings to maintain views and daylight and support the preferred precinct character and proposed activities
Strategy 16.3 Make sure that side and rear setbacks between buildings allow for views, daylight, privacy and outlook appropriate to context The space between new development and the edge of the site is the ‘setback’. Overly bulky development can dominate existing streetscapes, affecting their character, the view lines and light levels. Bulky development can also affect the amenity of adjoining properties by taking shared light, privacy, outlook, views and ventilation. Setting back the upper levels of buildings from their site boundary will protect Central Geelong’s open character and bay views.
Figure 63 Brentford Lock, Mae Architects
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Objective 17 - Relate building heights to the site size, and to the preferred character and amenity in the precinct
Strategy 17.1 Identify preferred building heights for all Action 17.1.1 parts of the activity centre, derived from each site’s Incorporate design and development provisions in the local context, size and characteristics, and preferred ACZ for preferred maximum building heights. precinct character and proposed activities Action 17.1.2 The scale and character of buildings, development and Incorporate precinct-specific provisions in the ACZ that public spaces determine the success of a precinct in outline preferred character and building typologies. attracting people. Preferred maximum building heights for new development are set for each site to identify the optimal development height, while maintaining or creating the preferred character and amenity in the precinct. Achieving these building heights where possible is vital to achieving a vibrant and welcoming Central Geelong.
Figure 64 Existing Central Geelong context
79 Figure 66 Existing ACZ1 planning controls. 3D models showing full extent of planning controls prior to interims controls applied in January 2021
Figure 65 Proposed ACZ1 planning controls. 3D models showing full extent of proposed planning controls
Note: the planning controls for the Waterfront Precinct are not shown in the above image as showing three dimensional control envelopes would give an inaccurate representation of what buildings would be considered appropriate on public land along the foreshore.
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Objective 18 - Ensure a high-quality interface between buildings and the street at ground level and those levels seen by pedestrians to activate the street, reduce the impact of vehicle access and the visual impact of building services on the public realm
Strategy 18.1 Introduce specific controls to ensure Action 18.1.1 high-quality interfaces between buildings and the Incorporate design and development provisions in the public realm ACZ for the: Blank street walls, vehicle crossovers at pedestrian — Desirable types of active frontages and public realm and cyclist pathways, visible above-ground car parking interface in certain locations and poorly considered building services can detract from the look and feel of a street and reduce the safety — Extent of glazing in street frontages of pedestrians and cyclists. Well-designed buildings — Treatment and location of building services will activate pedestrian environments, support — Location of vehicular access on service laneways wayfinding, protect pedestrian and cyclist safety, and away from pedestrian streets secure Central Geelong’s attractiveness as an urban — Strict design controls on parking structures destination.
Figure 68 Preferred street interface. Oxford & Peel, Figure 67 Poor street interface. Little Ryrie St, Geelong. Collingwood. Jackson Clements Burrows Architects
81 Objective 19 - Ensure buildings respect and celebrate the designation as a UNESCO City of Design by demonstrating a sense of their natural setting, sensitivity to heritage buildings, and high levels of sustainability and architectural merit
Strategy 19.1 Encourage buildings and spaces that are ‘designed with Country’ in mind, meaning that they include natural elements and particularly the cultural landscape of the area Strategy 19.2 Encourage sustainable buildings which are designed using green rating tools, include green energy and/or water sources and reduce the urban heat island effect Strategy 19.3 Ensure high-quality architecture that activates the street, responds to the history of the city and the existing context or preferred future development of the area, and provides visual interest by avoiding long and homogenous facades Action 19.3.1 Where the responsible authority is considering a significant development proposal, refer to proposal to the Victorian Design Review Panel advisory process.
Strategy 19.4 Ensure the use of high-quality materials that age well, relate to the surrounding area and are durable in a marine environment Well-designed buildings welcome people to enter inside. They hold the story about the history of the place, the history of the city’s economy, and the city’s aspirations, and they have good energy performance and use high-quality external materials that will stand the test of time. Buildings of this ilk promote social interaction and contribute positively to the fabric of Central Geelong, and will add value to the housing, education, health, hospitality, workplace and services offer.
Action 19.4.1 Incorporate design and development provisions in the ACZ for:
— Environmentally sustainable development — Architecture, articulation and materials and finishes
Figure 69 Two Eleven Sydney Road, Brunswick. Six Degrees Architects
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Objective 20 - Provide flexibility for innovative development solutions on strategic development sites
Strategy 20.1 Ensure that the design and development provisions in the ACZ provide flexibility and encourage innovation on strategic development sites by introducing mandatory Floor Area Ratios for these sites with preferred maximum heights and preferred building typologies Action 20.1.1 Apply additional built form controls for strategic development sites, to guide the development of a ‘village of buildings’ with a pedestrian network and encourage opportunities for greater community benefits, such as affordable housing.
Strategy 20.2 Ensure the Geelong Convention Centre is a landmark building and that built form controls within the Greater Geelong Planning Scheme provide clear expectations for development of the site and adjoining land
Action 20.2.1 Figure 70 Curtain Road, London. Duggan Morris Apply built form controls as identified in the Urban Design Framework, to ensure that the Geelong Convention Centre makes a significant architectural contribution to the city and its waterfront.
Figure 71 Paramount Hotel, Sydney. Breathe Architecture.
83 5.4 Transport and movement
Objective 21- Ensure movement and transport supports the city’s prosperity, activity, and amenity
Transport plays a significant role in providing access, Strategy 21.2 Ensure transport network and services but some facilities also weaken economic activity contribute to the liveability of central Geelong and have negative impacts on amenity at the centre. There is significant opportunity for visitors to Central Ensuring a balanced approach that improves transport Geelong to create additional economic activity that choices and reduces transport costs (for businesses spills-over into the wider economy. Capturing the and households) will increase economic activity and potential increased activity from employees, visitors productivity of Central Geelong. and tourists relies on high- quality pedestrian and public transport networks that encourage visitors to Events in Geelong create significant opportunity for explore a bit more of Central Geelong during each visit. economic activity, this ‘add on’ activity will not occur unless high quality pedestrian and public transport Action 21.2.1 networks help event visitors navigate Central Geelong Upgrade streets to encourage people to walk around before and after major events. Central Geelong. Strategy 21.1 Ensure transport planning is informed Action 21.2.2 by and integrate with land use planning. Manage the impacts of vehicles to maintain the Well-planned transport plays a significant role amenity of streets in Central Geelong. in facilitating economic growth. Conversely, an unbalanced transport network can significantly weaken Action 21.2.3 economic activity through a range of negative impacts Provide a transport network and services that supports including traffic congestion, lack of safety and poor an increase of visitors, workers and residents in Central amenity outcomes. Improving transport choices for Geelong. everyone, reduces the cost of living and increases economic activity. Central Geelong is a key location Strategy 21.3 Support event-based transport and where transport choices can be improved because encourage event attendees to explore central Geelong the intensity of activity makes active transport more attractive and makes public transport more viable. Event day transport requires increased capacity and dedicated public services to avoid congestion and Action 21.1.1 avoid limiting access by attendees. Extending event Update transport plans to reflect the network hierarchy attendees time and geography in Central Geelong and strategies contained in the Central Geelong increases the economic benefit from every event. Framework Plan. Action 21.3.1 Action 21.1.2 Provide additional, direct and dedicated transport Prepare street masterplans informed by the Central connections on event days, including by: Geelong Framework Plan. — Providing clear active transport connections to event destinations and prioritise active transport movements along key corridors
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— Implementing an Event Network Plan that restricts, limits, or changes movements along key streets in specific areas — Catering for high capacity/frequency public and shuttle buses from train stations and car parks located at a further distance from event venues — Working with event organisers and partners to provide free shuttle buses on established routes and specific shuttles to nearby car parking areas — Ensuring that event day transport options are simple and easy to communicate and thereby easy to understand and use.
Action 21.3.2 Support and promote event attendees to access and explore Central Geelong and visit its hospitality venues before and after the event, including by:
— Providing and promoting convenient access from event locations to the city centre and its hospitality venues — Working with V/Line to promote earlier train services into Geelong prior to the increasing number of early evening and night matches at Kardinia Park — Promoting more street dining and commercial activity along pedestrian links including pop- up infrastructure and event activities in key laneways — Supporting pilot events, toolkits for event management and logistics, and the provision of temporary infrastructure.
Figure 72 Cadel Evans Race Geelong. Source: CoGG
85 Figure 73 Land use and transport context.
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Objective 22 - Increase transport choices and options to travel to Central Geelong
As Central Geelong attracts more people, we must Action 22.1.3 improve the available transport options, including city Investigate a metro style service in Central Geelong edge parking, public transport, walking and bicycle including stations and appropriate connections to new facilities. A high quality pedestrian realm will stitch growth areas. Central Geelong together helping people who arrive in one part of the city move to other precincts without Action 22.1.4 getting stuck in traffic. Explore the benefits and costs of providing additional transport to serve Central Geelong from Torquay along Strategy 22.1 Provide viable public transport options the Armstrong Creek Transit Corridor, including stops/ from suburbs and townships in the region to Central hubs at Torquay North and Armstrong Creek. Geelong Strategy 22.2 Investigate primary public transport All surrounding suburbs, townships, and regions need network corridors across Greater Geelong to Central to have good access to Central Geelong by public Geelong transport. Provide clarity for the community and developers As Central Geelong attracts more businesses and about focusing development along high-quality transit residents, the transport choices for all people must be corridors. improved. The forecast growth in activity means that cars cannot provide for the mass movement into and Action 22.2.1 around Central Geelong in future, because the rate of Investigate corridors that will have high frequency growth means that cars will quickly exhaust capacity public transport services to Central Geelong. (resulting in congested streets) and negatively impact on the city’s amenity. Without improved transport Action 22.2.2 choices, traffic congestion will increase severely before Apply the parking rates in column B of Clause 52.06 for and impact on business productivity. Improvements sites located within 400m of high- frequency corridors. to city edge parking, regional public transport services and infrastructure, and walking and bicycle facilities Strategy 22.3 Improve public transport connections in surrounding suburbs will give greater choice and to regional cities including Ballarat, Melbourne, and support more people to access, live and work in the Warrnambool city. Central Geelong is a hub for Victoria’s south west, and Action 22.1.1 attracts many trips from Ballarat and Melbourne each Review the bus network and provide more direct day. Public transport connections to these key locations connections to and through Central Geelong need significant improvement in order to provide real particularly on north-south and east-west corridors and transport choices for all. express connections from regional townships. Action 22.3.1 Action 22.1.2 Investigate reinstating direct passenger train services Advocate for the necessary upgrades to signalling and to and from Ballarat via Meredith and extend Geelong track to enable “Geelong Metro” rail services on the Metro train services into the North West Growth existing track operating between Waurn Ponds and Corridor with stations at Bell Park (Thompson Road), Lara every ten minutes from 6am to midnight seven Bell Post Hill (Anakie Road) and Moorabool (Ballan days a week. Road).
87 Figure 74 Regional Transport Context. Source: Department of Transport data with Movement and Place Consulting analysis
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Action 22.3.2 will help people ride to Central Geelong, whether it be Facilitate fast rail services between Melbourne and short or long journeys. Geelong Station. The primary network to access Central Geelong are the Action 22.3.3 Strategic Cycling Corridors (SCCs), with the Principal Facilitate value creation that leverages off the Bicycle Network (BPN) being a wider network of routes duplication of the train line between Waurn Ponds that support cycling including for recreation. The SCCs and Geelong Station that utilises the Victorian Value are added to with the inclusion of Swanston Street to Creation and Capture Framework. better access and serve the east of Central Geelong, with the potential to realign the route along Carr Street Strategy 22.4 Improve walking connections to Central depending future rail crossing improvements. Geelong Action 22.5.1 Designating and promoting preferred routes to walk to Update and deliver the Principal Bicycle Network Central Geelong, when accompanied with upgrades to informed by the Framework Plan for Central Geelong, their amenity, safety, and convenience, will increase the including the key function of streets. catchment for walking to Central Geelong. Action 22.5.2 Action 22.4.1 Deliver the Strategic Cycling Corridors by providing Improve the surface quality, lighting, footpath width, dedicated and separated cycle lanes. landscaping and preference at intersections of Primary and Secondary Pedestrian Links from surrounding Action 22.5.3 suburbs to Central Geelong. Connect Central Geelong to regional bicycle riding routes, including the Bellarine Rail Trail. Action 22.4.2 Connect Central Geelong to regional walking routes Action 22.5.4 and trails, including the Bellarine Rail Trail. Promote bicycle riding as an important mode of transport to access Central Geelong. Action 22.4.3 Promote walking as the mode of choice for accessing Action 22.5.5 Central Geelong from within 2km. Improve the lighting, width, and preference at intersections at least along the Strategic Cycling Action 22.4.4 Corridors to Central Geelong. Build a shared path along Carr Street to connect the Bellarine Rail Trail with Gheringhap Street as part of level crossing improvements and rail duplication projects.
Strategy 22.5 Improve cycling connections to Central Geelong Improving bicycle riding facilities infrastructure, extending routes and connecting into existing networks
89 Figure 75 Malop Street Green Spine, Geelong.
Objective 23 Create a clear street hierarchy within Central Geelong that connects to key destinations and reduces through traffic
Intuitive pedestrian links between key precincts and design, streetscape improvements and land use and destinations that make it easy to move around Central development. Geelong are integral to increasing economic activity. To maximise the economic benefits that arise from Having clear and preferred paths will assist all modes high- value employment in Central Geelong, we need to of transport to efficiently move around the city to its ensure people can walk between precincts to support destination. Directing and limiting through traffic, all businesses in the area. prioritises the streets of Central Geelong for people accessing and enjoying the city. Strategy 23.1 Apply a street network hierarchy for freight, vehicles, pedestrians, public transport and The street network hierarchy includes a wide range of bicycle riding to provide clear objectives for each street typologies and functions related to priority for street in the network and prioritise infrastructure different transport modes. This includes intersection improvements treatments that are required to facilitate the preferred role and function of streets. Identifying the networks of streets for each mode of transport within Central Geelong is essential to inform decisions on traffic management, intersection
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Figure 76 Road hierarchy. Source: Movement and Place Consulting
91 Action 23.1.1 Action 23.1.7 Implement the revised street network hierarchy in Monitor the implementation and effectiveness of the the urban and transport plans for Central Geelong, transport and movement directions in the Central including: Geelong Framework Plan, including collecting and sharing data on all modes of movement as well as car — Freight Route parking. — Intersection Improvement Opportunities — Road Hierarchy Intersection improvements help to smooth traffic flow and improve safety for all road users. They align — Pedestrian Links Network to the road hierarchy and locations of key pedestrian — Bicycle Network movements or public transport priority. — Public Transport Network improvements. Action 23.1.8 Action 23.1.2 Prepare masterplans for Primary Pedestrian Links and Add to and improve the convenience and amenity of Pedestrian Priority Streets, including Moorabool Street pedestrian access to and across the railway corridor with consideration to: (particularly at Geelong Station) to facilitate easy access for people of all abilities and link to Geelong West. — Its role/s as identified in theCentral Geelong Framework Plan, including land use, activity, Action 23.1.3 connection and movement Investigate re-aligning Gordon Avenue (east) to connect — The opportunities to realise the public realm seamlessly across Latrobe Terrace to Gordon Avenue objectives as contained in the Central Geelong (west). Framework Plan, including accessibility, safety and character. Action 23.1.4 Investigate and undertake works to address Strategy 23.2 Deliver all stages of the Malop Street intersections that are inconsistent with the Central Green Spine to connect Johnstone Park to Eastern Geelong Framework Plan, including those identified in Gardens the map of Intersection Improvement Opportunities in Central Geelong. The Malop Street Green Spine has been partially completed with works continuing. Its purpose is to Action 23.1.5 transform Malop Street into a vibrant street and linear Review the application of Road Zone Category 2 within park, providing improved outcomes for pedestrians Central Geelong. and bicycle riders.
Action 23.1.6 Action 23.2.1 Implement the street network hierarchy, using signage Deliver the north side of block one between Moorabool as well as local area traffic management measures to Street and Gheringhap Street. discourage traffic volume, speed and travel on roads that does not reflect their designated function. Action 23.2.2 Deliver the south side of block one between Moorabool Street and Gheringhap Street, informed by a review of the bus network in Central Geelong.
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Figure 77 Potential intersection improvements. Source: Movement and Place Consulting.
93 Action 23.2.3 Action 23.4.2 Deliver blocks three to six, reflecting the diverse uses Provide information and signage to direct larger/ heavy and values of each block in consultation with the vehicles to alternative routes. community and stakeholders, including business and residents that front Malop Street. Action 23.4.3 Investigate improvements and additional routes for Strategy 23.3 Add a north-south Green Spine to larger/heavy vehicles to the south and east of Central complement the east-west Malop Street Green Spine Geelong including Fyans Street, Breakwater Road and the ultimate Geelong Ring Road extension to Ensure that Central Geelong has north-south and east- Portarlington Road. west Green Spines to facilitate connections between key local destinations.
Action 23.3.1 Establish a Green Spine along Gheringhap Street (and potentially Moorabool Street subject to future review) and Carr Street to connect key destinations including:
— Geelong Waterfront — Deakin University — Geelong Railway Station — The Gordon TAFE — Johnstone Park — Central Geelong’s civic buildings — Kardinia Park — South Geelong Station — Bellarine Rail Trail.
Strategy 23.4 Limit trucks on Ryrie Street to those that have Central Geelong as their destination, otherwise redirect trucks beyond Central Geelong Trucks on Ryrie Street have a significant negative impact on pedestrian comfort and amenity, and contribute to traffic congestion.
Action 23.4.1 Investigate changing the Department of Transport (DoT) classification and network maps to remove Ryrie Street as a designated route for larger/heavy vehicles.
Figure 78 Malop Street Green Spine, Geelong.
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Strategy 23.5 Employ smart technologies to convey information about multimodal transport and parking options within Central Geelong Use public awareness initiatives and app technologies to promote available options.
Action 23.5.1 Consolidate DoT data platforms for train, bus, bicycle, and pedestrian travel and intermodal connections.
Action 23.5.2 Extend RACV’s AREVO app to enhance information on transfer options in Central Geelong from private vehicles to public transport or active modes.
Action 23.5.3 Promote the walkability of Central Geelong to visitors, as well as walking and bicycle tours in tourism and local programs.
Figure 79 Malop Street Green Spine, Geelong.
95 Figure 80 Existing Road Zones and proposed arterial road hierarchy. Source: Movement and Place Consulting
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Objective 24 - Improve the public realm and preference pedestrian amenity
An attractive and interesting public realm is key to Action 24.2.3 increasing visitation and the length of stay for everyone Improve the lighting, width, and preference at that comes to Central Geelong. The public realm plays intersections at least along the Strategic Cycling a key marketing role for Greater Geelong encouraging Corridors within Central Geelong. tourism, and turning visitors into future residents. The public realm needs to surprise and delight visitors Action 24.2.4 constantly evolving and encouraging people to explore. Encourage the designation and delivery of shared zones, where vehicles, bicycles and pedestrians share Strategy 24.1 Improve pedestrian links within Central a road/ laneway that has low volume and low speeds Geelong Improving footpaths and pedestrian links will including: help people walk within Central Geelong, reducing congestion on the road while activating city streets. — Corio Street Action 24.1.1 — Little Malop Street (between Gheringhap and Improve the primary and secondary pedestrian links in Moorabool Street). Central Geelong. Action 24.2.5 Action 24.1.2 Encourage provision of bike lanes on all streets unless Promote walking as a key mode of transport to move designated as a Strategic Bicycle Corridor (where around in Central Geelong. separated lanes are to be provided), identified as a shared road or shared zone, or where traffic volumes Action 24.1.3 or speed may reduce safety or practicality (e.g. arterial Investigate new pedestrian connections as roads). development occurs, including to the rear of properties on the west side of Mercer Street. Strategy 24.3 Improve Geelong Station as a key gateway to the city Strategy 24.2 Improve cycling connections within Enhance the sense of place and activity at Geelong Central Geelong Station and its surrounds. Improving bicycle infrastructure and connecting routes will help people use bicycles for transport to and within Action 24.3.1 Central Geelong. Leverage the heritage of Geelong Station to build an attractive forecourt. Increasing the intensity of nearby Action 24.2.1 developments will also create more purpose to the Deliver the Strategic Cycling Corridors to and within large forecourt spaces at the station entrance. Central Geelong and the Principal Bicycle Network. Action 24.3.2 Action 24.2.2 Coordinate with DoT and Rail Projects Victoria to Promote bicycle riding as a key mode of transport to design a redevelopment of the Geelong Station access Central Geelong. precinct that evokes similar precincts around European stations commensurate with its future role.
97 Figure 81 Pedestrian and cycling routes. Source: Movement and Place Consulting
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Strategy 24.5 Promote well-defined streets and and bicycle access, such as Little Malop Street and laneways with a range of activities and design the full length of Corio Street. Enhance visual amenity, window shopping Action 24.7.2 opportunities and pedestrian amenity and safety. Prioritise pedestrians and bicycle crossings, including potential for separated facilities with priority, over: Action 24.5.1 Ensure that larger format buildings maximise active — Latrobe Terrace, Little Malop Street, Myers Street, frontages and make a positive contribution to the Kilgour Street public. — McKillop Street at Gheringhap Street, Moorabool Action 24.5.2 Street, Bellerine Street and Swanston Street. Encourage provision of traditional style verandahs on building frontages along primary pedestrian links and Action 24.7.3 encourage laneway frontages to incorporate doors and Provide more protected and priority pedestrian windows. crossings at intersections and mid-block locations that link key destinations and laneways, including Action 24.5.3 investigating additional signalised pedestrian crossings Encourage and require installation of public art and over Ryrie Street, mid-block between: activation of laneways through outdoor dining and other commercial activities. — Gheringhap Street and Fenwick Street (Geelong Arts Centre) Action 24.5.4 — Yarra Street and Bellerine Street (Argyle Street). Support local business efforts to open later in the evening and create safe and interesting night-time Action 24.7.4 places with a variety of programs and incentives. Increase pedestrian permeability through blocks, including encouraging pedestrian through access at Strategy 24.7 Ensure speed limits and intersections least every 80 metres. reflect the importance of pedestrian and cyclist amenity and safety in Central Geelong Action 24.7.5 Reduce roadway widths to their minimum required Ensure that pedestrian and bicycle rider safety, comfort to meet their role in the road network, including by and priority are the key factors that inform vehicle widening kerbs and providing pedestrian refuges and speeds and pedestrian crossing design and signal road medians to protect pedestrians and make it easier operations. to cross the road (one carriageway at a time).
Action 24.7.1 Action 24.7.6 Maintain the 40 kilometres per hour (km/h) speed limit Ensure the wait times for pedestrians at signals are in Central Geelong and consider reduced speed limits the minimum time required, including through the for primary and secondary pedestrian links including: simplification of traffic signals at intersections along primary pedestrian links. — A potential 30 km/h limit along the Malop Street Green Spine — Areas where Shared Zones with a 10km/h speed limit would improve economic activity, pedestrian safety
99 Action 24.7.7 Action 24.9.1 Improve the crossing and pedestrian environment Investigate, the potential to introduce/advance to in Bellerine Street adjacent to University Hospital introduce boulevard treatments along: Geelong. — Brougham Street Action 24.7.8 — Latrobe Terrace Establish a Central Geelong signal coordination — McKillop Street committee to prioritise and protect active transport — Mercer Street movements at all intersections in Central Geelong. — Ryrie Street Strategy 24.8 Provide intuitive wayfinding between — Western Beach Road. key destination in Central Geelong and key local destinations Ensure that pedestrians can find their way to and around various precincts in Central Geelong easily.
Action 24.8.1 Incorporate intuitive wayfinding through the streetscape, signage, activity and landscaping along identified pedestrian links between:
— Geelong Waterfront — Deakin University — Geelong Railway Station — The Gordon TAFE, Johnstone Park and the Cultural precinct — Central Geelong’s civic buildings — Kardinia Park — South Geelong Station — Bellarine Rail Trail — Eastern Gardens — South Geelong Station — Pakington Street, West Geelong.
Strategy 24.9 Improve boulevard treatments Extending tree canopies, median strips, pedestrian improvements and built form controls can all be applied to reinforce the boulevard treatment.
Figure 82 Malop Street Green Spine, Geelong.
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Objective 25 - Increase the provision and use of Public Transport to access key destinations in Central Geelong
The public transport network in Central Geelong is Action 25.1.6 focussed on providing access to Geelong Station, Consider the potential need to retain the capacity for rather than providing local access to various parts of future public transport use, including new modes, the CBD. As the various precincts intensify, the bus during street masterplans and works. network will need to be reviewed. Key principles to be achieved include improving access to each precinct Action 25.1.7 while also facilitating movements through the CBD Increase bus priority (bus lanes and priority signals) (including direct connections that bypass the CBD) along bus routes in Central Geelong, especially during that are direct enough to reduce the need for general peak times. car traffic through the CBD. Intersections will need to improve priority of movement for public transport Action 25.1.8 vehicles. These will improve safety for all road users Undertake a review of the bus network in Central (including pedestrians). Geelong, with consideration of:
Strategy 25.1 Support convenient, attractive and — The current and potential routes identified in the efficient public transport within Central Geelong Public Transport Network Map for Central Geelong The use of public transport in Central Geelong can be — The role of streets as identified in the Central encouraged by improvements that meet the needs of — Geelong Structure Plan its current and future passengers. — The implications for Geelong Train Station area, including future improvements, location of the bus Action 25.1.1 interchange and access arrangements Ensure public transport in Central Geelong services key — Connecting and leveraging off stations along destinations throughout the city. Geelong rail corridor — The efficient movement of buses as part of a public Action 25.1.2 transport network serving Central Geelong and Promote public transport as mode of transport to move Greater Geelong around in Central Geelong. — The need to provide express buses, particularly for high demand and longer trips directly to the Geelong Action 25.1.3 Station interchange, using the arterial road network Consider the provision of public transport to link between key destinations within Central Geelong — The convenience, accessibility and safety of including for visitors and during events. passengers — The ability for passengers to access key destinations Action 25.1.4 — The potential for buses to connect key destinations Retain Geelong Station as the bus and interchange for across Central Geelong regional services. — The analysis within the previous Central Geelong Bus Services & Infrastructure Capability Review. Action 25.1.5 Provide passenger amenity at public transport stops, including adequate space, lighting, safety, information and weather protection.
101 Figure 83 Public transport improvement opportunities. Source: Movement and Place Consulting
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Objective 26 - Manage car access and the provision of car parking
Ensuring that car parking is available across Central Action 26.1.3 Geelong is key to making access easy, particularly for Review the car parking requirement rates in the the majority of visitors who travel from beyond the Planning Scheme, including the removal of the catchment areas served by other modes. However, statutory minimum parking requirements for student excessive provision of parking also weakens the local residential buildings. economy by stifling business growth, increasing the cost of living (and the price of local goods and services) Strategy 26.2 Maximise economic activity by reducing and wastes otherwise economically productive space. and discouraging at-grade car parking Strategies will reduce frustration caused by searching for car parking that is unavailable. It is also critical At-grade car parking tends to reduce economic activity to ensure car parking provisions do not stifle future in Central Geelong. Small parking areas increase traffic potential development and economic growth for congestion and are frustrating for people arriving Central Geelong and the wider region. late. As there is more demand for buildings, at-grade parking should be consolidated into larger facilities wrapped behind active frontages. The location of car parking facilities has a significant impact on traffic congestion, amenity and economic vitality of each precinct. It is important that large Action 26.2.1 parking areas built in the future are located toward Prohibit future at-grade parking from being on the the outer fringe of Central Geelong, so that traffic property boundary next to primary pedestrian links congestion in the Retail Core Precinct can be reduced, through a mandatory internal setback requirement for economic activity can be increased and safety for parking spaces. pedestrians can be improved. Action 26.2.2 Strategy 26.1 Ensure parking provisions meet Review the use of parking and public open space in economic growth, traffic management and place specific high value areas such as around Johnstone making objectives Park and along the Waterfront. Consider how existing at-grade car parking in these ares can be relocated in The 20,000 existing car spaces will cater for future order to free up public space for higher amenity uses. development in Central Geelong. Significant additional parking supply will increase traffic congestion on local Action 26.2.3 roads and weaken local economic activity. Encourage activation of ground level frontages to all streets and laneways in Central Geelong Action 26.1.1 by consolidating the number of driveways and Allow nearby developments to rely on nearby public encouraging innovative use of ground floor spaces. parking facilities when seeking to reduce the parking requirement associated with development.
Action 26.1.2 Consider replacing the minimum parking requirement with a maximum requirement and guidance on waivers or cash in lieu payments.
103 Figure 84 Car parking catchments and shuttle bus routes. Source: Movement and Place Consulting
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Strategy 26.3 Ensure that parking management Central Geelong, including shuttle bus services from benefits the local economy consolidated car parking locations at: Revise parking management practices to focus on — Belmont (High Street/Barwon Heads Road) using a wide range of tools to maintain availability across the existing parking supply in all areas of Central — Eastern Gardens Geelong. — Kardinia Park — Rippleside Park. Action 26.3.1 Establish a parking management framework that Action 26.4.3 provides: Discourage all-day parking within the Retail Core and Waterfront by limiting future provision of parking in — A sustainable framework for management and these precincts. renewal of parking assets — Clarity regarding which segments of the community Action 26.4.4 ultimately fund the ongoing cost of maintaining Promote best practice parking management to make parking it easier to find a parking space and reduce driver — A best practice approach to managing publicly frustration when searching. owned parking facilities (on-street and off- street). Action 26.4.5 Action 26.3.2 Improve driver awareness and wayfinding to off- street Develop a Central Geelong Parking Strategy. car parking locations, particularly those around the fringe of Central Geelong. Strategy 6.4 Encourage future all-day commuter parking facilities to be located around the fringe of Central Geelong, outside the Core Retail and Waterfront Precincts Strategy 26.5 Prioritise supply of parking for disability permits, service vehicles, and short term stays All-day parking is required for some businesses, but reduces availability of short-stay parking in the Retail Providing convenient parking for people with a Core and reduces the economic potential of the area. disability, tourists, shoppers and service vehicles Providing free shuttle buses from all- day parking will improve economic activity and reduce traffic located at the periphery of Central Geelong distributes congestion. parking demand and makes more spaces available in the busier precincts. Action 26.5.1 Prioritise car parking at peak times in areas of high Action 26.4.1 demand for disability permits and service vehicles, and Encourage existing parking owners and managers short-stay parking spaces (15-30min) to make parking spaces available for public use once specific business needs have been met. Action 26.5.2 Limit growth of all-day employee car parking in the Action 26.4.2 Retail Core and Waterfront precincts of Central Connect public all-day and commuter car parking Geelong, and consider re-prioritising existing all-day beyond Central Geelong to the key destinations of
105 spaces to cater for existing and growing demand for Action 26.7.4 short-stay parking. Discourage new driveway crossovers over 6.5 metres wide. Strategy 26.6 Allow parking waivers to reduce the cost of living and make it easier to establish and Action 26.7.5 expand businesses in Central Geelong Consolidate parking into nodes that free-up smaller areas for more intensive land uses that contribute to the Car ownership, use and storage places a significant activity in the public realm. burden on household living costs and reduces business productivity.
Action 26.6.1 Require future developments to provide spaces for car share vehicles near the entrance within any new parking facility with more than 50 parking spaces.
Action 26.6.2 Require all future private parking areas with more than 50 spaces to be designed and managed so that they are available for public use including visitors and the general public.
Strategy 26.7 Minimise negative impacts of parking on the pedestrian realm Reducing the negative impacts of parking on the amenity and safety of nearby locations will increase economic productivity and residential amenity in Central Geelong.
Action 26.7.1 Reduce the amount of all-day public and private weekday car parking in the Retail Core and encourage activation of the public realm in the Retail Core and Waterfront Precincts.
Action 26.7.2 Reduce the number of driveway crossovers that interrupt primary pedestrian links.
Action 26.7.3 Discourage new driveway crossovers in any city block that currently has less than three private crossovers in the segment between major intersections.
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5.5 Public realm and open space
The public realm comprises external urban spaces that are accessible to the public, and includes streets, parks as well as plazas and forecourts. These spaces are used by people to relax, come together and enjoy events. The public realm performs a critical role in contributing to the character, attraction, comfort, social cohesion and wellbeing of a community. External factors including buildings and the climate can impact on the environment and amenity of the public realm.
Maintaining and improving the public realm for Central Geelong will contribute to achieving the vision. Central Geelong has many high-quality public spaces. Building on this legacy will attract more people to visit, work and live in Central Geelong. Public spaces that are welcoming, green and express the history and design focus of Central Geelong will significantly add to the liveability and vibrancy of Central Geelong.
Currently there are areas within Central Geelong that could provide better amenity, character and environmental outcomes. The public realm needs to be improved to encourage development and business, to support new residential communities and to attract more visitors and walking in Central Geelong.
Objective 27 - Deliver high-quality urban spaces that promote social interaction and are engaging, safe, attractive and welcoming spaces for all
Strategy 27.1 Provide and improve public open space Action 27.1.4 and streets to be spaces that are engaging, support Prepare the Moorabool Street Master Plan. people to recreate, congregate and socialise and reflect the history and cultural diversity of Geelong Action 27.1.5 Improve the arrival experience at Geelong Station. Well-designed public spaces encourage people to visit and stay in a space while supporting a sense of community and vibrancy. Action 27.1.6 Review the Central Geelong Waterfront Masterplan 2011. Action 27.1.1 Prepare/update master plans for public open space (parks and reserves). Action 27.1.7 Encourage a mix of activities along streets to attract people after business hours. Action 27.1.2 Encourage the provision of plazas and public accessible space, including on strategic development sites and Action 27.1.8 government/institutional sites. Through development and public works, apply best practice principles of Universal Design. Action 27.1.3 Review the Geelong Play Strategy 2012–2021. Action 27.1.9 Support private developers to contribute to improving the public realm adjacent to their development,
107 including streetscape upgrades, infrastructure and Action 27.4.1 public art. Ensure elements in the public realm have a long life span and are not easily damaged and are suitable for Strategy 27.2 Facilitate more productive use of public proximity to a marine environment. space in Central Geelong Action 27.4.2 Help Central Geelong’s economy recover quickly by Achieve the goals in the City of Greater Geelong’s making more space available for events, outdoor dining Access and Inclusion Action Plan 2018–22. and trading. Action 27.4.3 Action 27.2.1 Arrange windows of buildings to overlook adjacent Facilitate and encourage flexible use of street space for streets, lanes and public spaces. outdoor events, dining and trading, including current car parking spaces in strategic locations. Action 27.4.4 Provide building entries and transparent windows to Action 27.2.2 the street frontage. Facilitate complementary hospitality, recreation and event activities spilling into public space including Action 27.4.5 Johnstone Park, Transvaal Square and other waterfront Avoid solid security grills over windows and entrances. spaces. Action 27.4.6 Strategy 27.3 Provide consistent and robust Use low-height or semi-transparent front fences to streetscapes along streets and within precincts assist informal surveillance of the street. Wayfinding and a sense of place can be enhanced by consistency in streetscape. Materials and features that Action 27.4.7 are durable are less likely to be damaged and need Limit wall recesses along the street edges of buildings replacing. to less than 300 millimetres deep to avoid their use as concealment places. Action 27.3.1 Through development and public works, apply a Action 27.4.8 cohesive palette of materials, infrastructure, furniture Use lighting to avoid dark recesses or streets at night. and landscaping consistent with the Central Geelong Public Realm Framework 2017. Action 27.4.9 Undertake and implement a lighting audit to increase Strategy 27.4 Provide a public realm that supports safety and contribute to the city’s character. safety, comfort, accessibility and inclusion for all Well-designed public spaces do not create obstacles Action 27.4.10 for any person to use the space throughout the day or Complete an accessibility audit to identify critical night. access issues and priority improvement areas.
Action 27.4.11 Avoid steps and slopes that may reduce access to people with reduced mobility or disabilities.
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Figure 85 Public realm opportunities. Source: MGS Architects.
109 Action 27.4.12 Action 27.5.5 Engage specialists to design safer and welcoming Incorporate design and development provisions in the places for all, including for people who may avoid ACZ for the public realm. streets because of vulnerability or safety concerns throughout the day and night. Strategy 27.6 Provide weather protection along primary and secondary pedestrian links, pedestrian Action 27.4.13 priority streets and within public open space Through development and public works, apply the Protection from the sun, wind and rain plays an principles of Crime Prevention Through Environmental important part in encouraging people to use and Design and Universal Design 2nd and 3rd generation. activate public spaces throughout the year. Action 27.4.14 Action 27.6.1 Consider improvements to the Market Square Mall Prepare master plans for key primary pedestrian links (Little Malop Street) informed by the observations and pedestrian priority streets, with consideration in the Central Geelong Safe City Summit held in of their role as identified in this Structure Plan. This September 2017. includes land use, activity, connection and movement, and use opportunities to realise the public realm Strategy 27.5 Provide visible and easy access at objectives in the Structure Plan, including accessibility, building entrances safety and character for: Clear and accessible entrances encourage people to access buildings. — Moorabool Street — Gheringhap Street Action 27.5.1 — Fenwick Street (north of Ryrie Street) Emphasise pedestrian entries with prominent design — Bellerine Street features, signage or landscape treatments. — Corio Street Action 27.5.2 — Little Malop Street (east of Moorabool Street) Locate pedestrian entries to buildings on at least the — Little Ryrie Street (between Gheringhap and Yarra primary pedestrian network/adjoining street with the Streets) highest level of pedestrian traffic. — Mercer Street
Action 27.5.3 Action 27.6.2 Ensure pedestrian entries are accessible and designed Incorporate weather protection at entrances to provide for people of all abilities, including using wide at-grade shelter and shade and a place to wait and to emphasise entrances, avoiding steps and incorporating ramps if the location of the entrance. steps cannot be avoided. Action 27.6.3 Action 27.5.4 Provide verandahs and canopies, particularly along Provide adequate lighting at entrances to assist with primary pedestrian links except where it is inconsistent access and safety with the preferred setbacks or inconsistent with the heritage of the building as described in the City of Greater Geelong Verandah Study.
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Strategy 27.7 Support walking, space for pedestrians and the activation of footpaths Footpaths play a significant role in encouraging people to walk and allow for complementary activities.
Action 27.7.1 Incorporate relevant design and development provisions in the ACZ for the public realm.
Action 27.7.2 Provide wide footpaths and kerb extensions in the Retail Core Precinct and along primary pedestrian links to support high pedestrian volumes and comfort, and complementary commercial activity.
Figure 86 Auckland Waterfront. Taylor-Cullity-Lethlean.
111 Objective 28 - Support the public realm as places of design that reflect the culture, character, heritage and aspirations of Geelong
Strategy 28.1 Through public art, building facades and Action 28.1.2 the design of footpaths and infrastructure, ensure that Support private development to contribute to public the public realm activates spaces, shows creativity, art. and expresses the people, place and environment of Geelong Action 28.1.3 The Council to work with community groups, local Art and design in the public realm contribute to and artists and the Traditional Owners on improvements to reflect the character of a city, while contributing to the public realm. ‘Greater Geelong: A Clever and Creative Future’ and as a UNESCO City of Design.
Action 28.1.1 Support the implementation of Connecting people, place and environment: A public art strategy for the City of Greater Geelong (2017).
Objective 29 - Provide the social infrastructure, utilities and open space to meet the growing needs in Central Geelong
Strategy 29.1 Provide required community services, Action 29.1.5 utilities, and infrastructure, informed by the need to Finalise and implement the City of Greater Geelong attract and service growth in Central Geelong Open Space Social Infrastructure Plan 2020. Action 29.1.1 Action 29.1.6 Develop partnerships for the provision of social Preserve existing Council off-street car parks identified infrastructure, utilities and opens space. for future open space and co-locate community infrastructure where appropriate, such as the following Action 29.1.2 locations: Implement the City of Greater Geelong Social Infrastructure Planning and Investment Policy 2020. — Little Ryrie Street car park (between Gheringhap Street and Moorabool Street) Action 29.1.3 Implement and update the Central Geelong Community — Little Malop Street car park (between Yarra Street Infrastructure Final Report (2017), including the and Bellerine Street) preparation of a Geelong Design Manual. — Haymarket car park (Myers Street, between Moorabool Street and Yarra Street) Action 29.1.4 Implement and update the Central Geelong Utility Infrastructure Strategy 2017.
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Strategy 29.2 Identify opportunities for innovation and new technology to meet the evolving needs of residents, workers and visitors to Central Geelong
Strategy 29.3 Fill existing known gaps in open space provision in the southern half of Central Geelong
Action 29.3.1 Prepare/update master plans for public open space (parks and reserves).
Objective 30 - Deliver environmental improvements and respond to climate change
Strategy 30.1 Manage the impact buildings have on Action 30.1.3 the public realm and its waterways Undertake a planning scheme amendment to update the existing Special Building Overlay to reflect known Buildings can have impacts on the environment and stormwater drainage issues. amenity of the public realm, through design, emissions, electricity use, waste and stormwater. Strategy 30.2 Ensure buildings and infrastructure along the coast are designed for future sea level rise Action 30.1.1 and storm surges Deliver the City of Greater Geelong Environment Strategy 2020–2030 and Environment Strategy Action Buildings and infrastructure along the coast are Plan 2020–2022. vulnerable to the additional hazards resulting from climate change. Action 30.1.2 Give effect to Our Coast, Bellarine Peninsula – Corio Action 30.2.1 Bay Local Coastal Hazard Assessment, Greater Geelong Implement the City of Greater Geelong Urban Forest and Queenscliffe Planning Schemes implementation. Strategy 2015–2025.
113 Action 30.2.2 Consider trees and landscaping in master planning for primary pedestrian links and pedestrian priority streets.
Action 30.2.3 Increase street trees as identified in the public realm strategy map.
Strategy 30.3 Provide trees in streets and other publicly accessible spaces, and encourage tree planting in private open spaces
Strategy 30.4 Provide plantings within public open space, pedestrian priority streets, publicly accessible forecourts and front and side setbacks to buildings Action 30.4.1 Deliver the remaining blocks of the Malop Street Green Spine.
Action 30.4.2 Plan and deliver the Gheringhap Green Spine.
Action 30.4.3 Investigate additional green spines along Moorabool Street and Bellerine Street.
Action 30.4.5 Increase space for and provide landscaping along primary pedestrian links and along Strategic Cycling Corridors.
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6 6.1 Implementation Plan
The implementation plan contains both statutory and — Funding sources non-statutory actions that are necessary to implement — Timing the vision, objectives and strategies for the Central Geelong Framework Plan. Statutory framework The implementation plan identifies the timeframes, responsibilities and priorities, and also identifies The statutory planning framework for the key stakeholders (in addition to the community) implementation of actions contained in the Framework under each action whose support is required for its Plan is provided by the Greater Geelong Planning implementation. Scheme.
The planning scheme provides an integrated planning framework that consists of a planning policy framework Actions summary supported by decision guidelines. Planning policy clauses of direct relevance to the realisation of the The implementation plan organises the actions into Framework Plan include: three distinct types of actions: — Clause 11: Settlement Deliver — Clause 15: Built Environment — Statutory actions: preparation of a planning scheme — Clause 16: Housing amendment — Clause 17: Economic Development — Planning processes: strategies, investigations, — Clause 18: Transport monitoring — Clause 19: Infrastructure — Planning and detailed design: such as the commissioning of planning and design proposals for The directions in this Framework Plan should be public realm upgrades referenced in the Municipal Strategic Statement, Clause 21.09 Central Geelong, in the Greater Geelong Planning Partner Scheme.
— Statutory actions: engagement with planning permit applicants to achieve preferred outcomes and Planning scheme amendment delivery of public benefits — Partnership opportunities The preparation of a planning scheme amendment — Engagement with community and stakeholders is necessary to implement many of the objectives, strategies and actions contained in the Central Advocate Geelong Framework Plan, including updates to the ACZ (Schedule 1) as well as consequential updates to policy and overlays. — Advocating: to government agencies and key stakeholders to achieve key outcomes: — Responsibilities — Risk assessment
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Activity Centre Zone ACTIVITY CENTRE ZONE The ACZ is the preferred tool to guide and facilitate the use and development of land in activity centres. The 1.0 FRAMEWORK PLAN ACZ has five purposes which are: 2.0 OBJECTIVES Objectives — To implement the State Planning Policy Framework and the Local Planning Policy Framework, including 3.0 TABLE OF USES the Municipal Strategic Statement and local planning policies. 4.0 CENTREWIDE PROVISIONS — To encourage a mix of uses and the intensive development of the activity centre: USE OF LAND Relevant Actions • as a focus for business, shopping, working, SUBDIVISION housing, leisure, transport and community facilities BUILDINGS & WORKS • to support sustainable urban outcomes that maximise the use of infrastructure and public DESIGN AND DEVELOPMENT transport. 5.0 PRECINCT PROVISIONS — To deliver a diversity of housing at higher densities to make optimum use of the facilities and services. PRECINCT MAPS — To create through good urban design an attractive, Precinct Plans pleasant, walkable, safe and stimulating environment. PRECINCT OBJECTIVES — To facilitate use and development of land in accordance with the Development Framework for the PRECINCT GUIDELINES activity centre. 6.0 APPLICATION REQUIREMENTS It is recommended that the ACZ be applied to the majority of the land within the Framework Plan study 7.0 NOTICE AND REVIEW area boundary , recognising the existing and future retail, office, residential and mixed uses in these areas. A schedule to the zone will provide a tailored 8.0 DECISION GUIDELINES table of uses and associated permit conditions and requirements. This will direct appropriate uses to the 9.0 ADVERTISING SIGNS preferred precincts while ensuring permits are required for land uses that may have an off-site or centre wide 10.0 OTHER PROVISIONS impact. 11.0 REFERENCE DOCUMENTS
Figure 87 Implementation of the Stucture Plan within the ACZ
117 Density controls open spaces. This could include the future preparation of a Development Contributions Plan. Density controls in the form of Floor Area Ratios have been used (in conjunction with built form controls) to manage built form density in other activity centres and Delivery of public benefits such as affordable in the central city. Floor Area Ratios are also referred housing to as Plot Ratios, with the Victorian Planning Provisions (Clause 73.01) defining Plot Ratios as the gross floor The Framework Plan supports the delivery of housing area of all buildings on a site, divided by the area of the diversity including affordable housing. Any changes to site. Victorian Government affordable housing provisions will need to be monitored for consideration to be In this case, the Floor Area Ratio mechanism will implemented in Central Geelong. be used for strategic development sites such as the Westfield and Market Square sites, in addition to other Affordable housing initiatives and requirements will built form controls that apply in the Activity Centre be communicated in early stages of negotiations Zone. The use of Floor Area Ratios for identified with developers. The government can identify/trigger strategic development sites will enable flexibility in affordable housing requirements through a: how specific outcomes are to be achieved. — Housing needs assessment (based on a development strategy, proposal and demographics) that identifies Implementation of public realm outcomes social housing requirements and improvements — Housing Mix Typology table which identifies preferred housing typologies at different sites First, the Central Geelong Framework Plan will identify — Location and criteria analysis the key urban design interventions for the centre, including guidelines for building design at the interface of the public realm, major public realm enhancements Management of car parking including the need for street master plans, new public open spaces, and the pedestrian and cyclist priority A car parking strategy and subsequent review of car network. parking rates should be undertaken as a priority action with the purpose of replacing minimum car parking In the ACZ, the centre-wide design and development rates with maximum car parking rates. This would provisions for the public realm interface and active discourage development that provides parking at rates street frontages ensure that buildings interact greater than the statutory parking rate, and therefore appropriately at ground and lower levels with the better align with strategies for affordability, congestion streets and public spaces. In certain precincts and reduction, and support for more sustainable forms of locations, additional street wall setbacks are required to transport. allow for landscaping. The Structure Plan has also identified the need to Further implementation of the Framework Plan may encourage a consolidated approach to parking. Parking consider mechanisms for collecting development hubs around the city edge can make it easier and less contributions for the provision of upgraded frustrating for Central Geelong employees to find a infrastructure – including improved public realm and parking space and minimise the negative impacts of
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traffic congestion, urban blight and reduced economic activity. The Framework Plan provides support for more efficient use of existing and proposed car parking through shared public/private access and time- based sharing of car parking spaces. Fees charged for use of car parking spaces (on short- or long-term arrangements) generate a source of revenue for owners’ corporations potentially reducing owners’ corporation fees.
Table 1 Actions, timings, responsibilities and stakeholders
Action Type Timing Stakeholders (in addition to Deliver, the commu- Partner and nity) Advocate BOLD = re- sponsible for change Land Use and Economy Action 1.2.1 Prepare a planning scheme amendment to: Deliver Immediate DELWP • Extend the ACZ to include most of the land within the centre. • Implement the visions, objectives and relevant statutory actions contained in this plan. • Implement the recommended and refreshed built form framework contained In the Central Geelong UDF. • Incorporate specific precinct planning provi- sions in the ACZ to support the objectives of each precinct. • Review the current application and provisions of the Mixed Use Zone on strategic redevelopment sites. Action 1.3.1 Adopt a whole-of-government approach to Partner Immediate COGG, Private facilitating development of identified strategic development landowners sites that are publicly owned in accordance with precinct objectives. Action 1.4.1 Engage with landowners of identified strategic Partner Immediate COGG, de- development sites and to facilitate investment and renew- velopers and al consistent with precinct objectives and design quality landowners requirements.
Action 2.1.1 In partnership between DELWP, the Wadawur- Partner Immediate RCG, COGG, rung Traditional Owners Aboriginal Corporation, the City of Wadawurrung Greater Geelong and the Office of the Government Architect, Traditional establish a project working group to develop Wadawurrung Owners Ab- urban design and living heritage conservation guidelines original Corpo- ration, DELWP, OVGA
119 Action 2.1.2 Require all future strategic planning documents Partner Ongoing COGG, Wad- relating to the Framework Plan, to consider the Wadawur- awurrung Tra- rung Cultural Design Guidelines and/or the views of the ditional Own- Wadawurrung ers Aboriginal Corporation, DELWP Action 2.1.3 Wadawurrung Traditional Owners Aboriginal Partner Immediate Wadawurrung Corporation to propose suitable naming protocols for the Tradition- Wadawurrung Urban Design Guidelines. al Owners Aboriginal Corporation, COGG Action 3.1.1 Incorporate precinct provisions in the ACZ to Deliver Immediate DELWP support the vision and objectives of the Health and Wellbeing Precinct. Action 3.1.2 Incorporate a tailored Table of Uses in the ACZ Deliver Immediate DELWP to facilitate growth of health and associated uses in the precinct. Action 3.2.1 Support a whole-of-government approach to Partner Ongoing COGG, Cross attract further investment in the social and health insurance government sector in Central Geelong. partnership Action 3.2.2 Engage with Barwon Health to support master- Partner Short term Barwon planning and future development of the University Hospital Health, RCG, Geelong. COGG
Action 4.1.1 Engage with Deakin University and Gordon Partner Immediate Deakin Univer- TAFE to support future growth and masterplan processes. sity, Gordon TAFE, RCG, COGG Action 4.1.2 Review the existing governance and coordinat- Partner Immediate Deakin Univer- ing arrangements for Central Geelong and identify opportu- sity, Gordon nities to grow the role of Deakin University and Gordon TAFE TAFE, DELWP, in the civic and cultural life of the precinct. COGG, busi- ness commu- nity Action 4.3.1 Encourage the development of student res- Partner Short term Deakin Univer- idences in Central Geelong in close proximity to Deakin sity, Gordon University and Gordon TAFE. TAFE, DELWP, COGG, devel- opers Action 4.4.1 Partner with education providers to market Partner Immediate COGG, Educa- Geelong as an attractive location to domestic, interstate and tion providers, international students. DET
Action 5.1.1 Incorporate precinct provisions in the ACZ1 Deliver Immediate DELWP to support the vision and objectives of the Knowledge and Enterprise Precinct. Action 5.1.2 Update the Table of Uses in the ACZ1 to land Deliver Immediate DELWP uses that will prioritise growth of employment uses in the Knowledge and Enterprise Precinct. Action 5.1.3 Add to the city’s digital assets and provide con- Advocate Short term Cross govern- duit with capacity for future fibre and power infrastructure ment partner- ships Action 5.2.1 Continue to support the establishment of gov- Advocate Immediate Cross govern- ernment agencies and offices in Central Geelong across all ment partner- levels of government. ships Action 5.3.1 Review and update the GSSC Digital Learning Deliver Immediate COGG, GSSC, Hub Business Case 2015 to consider contemporary changes to education delivery and technology. DJPR, DET
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Action 5.4.1 Undertake targeted investment attraction Deliver Short term COGG activities to support the establishment of new businesses in Central Geelong. Action 5.5.1 Explore revival of programs such as Renew Advocate Immediate COGG, RCG, Geelong that broker arrangements between retail tenancy Business Vic- owners and creative practices seeking affordable rental. toria Action 6.1.1 Incorporate precinct provisions in the ACZ to Deliver Immediate DELWP support the vision and objectives of the Retail Core and Cultural Precincts. Action 6.1.2 Develop a Central Geelong Night-Time Economy Deliver Short term COGG, RCG Strategy. Action 6.1.3 Incorporate Design and Development Overlay Deliver Immediate DELWP provisions in the ACZ for street interface and activation. Action 6.2.1 Implement the Central Geelong Live Music Deliver Short term COGG Action Plan. Action 6.2.2 Investigate the application of ‘live music enter- Advocate Immediate COGG, DELWP tainment venues’ under Clause 53.06 in strategic areas to encourage the retention of existing and development of new live music entertainment venues. Action 6.4.1 Apply a Development Plan Overlay to major Deliver Short term COGG retail centres to facilitate future investment and growth, and work closely with landowners to support masterplanning. Action 6.5.1 Continue to work with delivery partners to im- Deliver Ongoing RCG, COGG, plement the Laneways Masterplan Action Plan 2018 and take DELWP, local a creative approach to the activation of laneways. business owners Action 6.5.2 Facilitate opportunities to access commercial Advocate Short term COGG, Local spaces for short-term/pop-up creative activities and boutique business retail. owners Action 6.6.1 Continue to work with delivery partners to im- Partner Ongoing COGG, RCG, plement the Arts and Cultural Precinct Masterplan. small business owners, future developers Action 7.1.1 Support the development of the Geelong Con- Deliver Short term RDV, RCG DEL- vention and Exhibition Centre and the implementation of WP, COGG, DV plans to upgrade and activate the adjacent streets and open space. Action 7.2.1 Undertake a Destination Masterplan for the Partner Short term COGG, DJPR, Geelong and Bellarine region and consider tourism product RDV development opportunities for Central Geelong. Action 7.3.1 Monitor the supply and demand of short-term Deliver Ongoing COGG visitor accommodation to ensure it meets visitor and indus- try needs. Action 7.4.1 Undertake a review and refresh of the Geelong Deliver Short term COGG, RCG Waterfront Masterplan 2011 and consider the consolidation of the strategic planning work for Central Geelong’s water- front. Action 8.1.1 Review and update the Central Geelong Com- Deliver Immediate COGG, RCG, munity Infrastructure Report 2017 to align with the objectives Barwon Health, and outcomes of the Framework Plan, and an implementa- DHHS, DET, tion framework to coordinate delivery partners. Deakin Univer- sity Action 8.1.2 Establish a funding and delivery strategy for Deliver Short term COGG in con- community infrastructure which considers innovative ap- sultation with proaches to private sector partnerships and value capture VPA mechanisms. Action 8.1.3 Work with key anchor stakeholders like Deakin Partner Ongoing COGG, RCG, University and Barwon Health to explore opportunities to deliver community infrastructure. Deakin Univer- sity, Barwon Health
121 Action 8.1.4 Continue to deliver the Geelong City Deal Deliver Ongoing RCG, COGG, Implementation Plan to deliver key projects including the DELWP following:
• Next stages of the Malop Street Green Spine • Arts and Culture Precinct public realm improve- ments
• Laneways Project delivering pedestrian links between Little Malop Street and Malop Street
• City Arrivals Project streetscape upgrades, art- works and public realm improvements Improving accessibility in Central Geelong Residential Growth and Housing Choice Action 9.1.1 Review and update the provisions of the ACZ in Deliver Immediate DELWP relation to residential land use and development, to support the housing objectives for each precinct. This includes the review and update of the following sections of the ACZ:
• Centre-wide Design and Development provi- sions
• Precinct-specific Plan, Objectives and Guide- lines Action 9.1.2 Explore the ability to provide financial incentives Deliver Short term DELWP, COGG to developers who complete residential development within two years of a planning permit being issued. Action 9.1.3 Utilise appropriate land use provisions and Deliver Immediate DELWP implement the Central Geelong Urban Design Framework into planning controls to facilitate the delivery of housing that responds to the vision of each precinct. Action 9.2.1 Develop a Living 3220 initiative to facilitate and Partner Short term COGG, Devel- support residential development aligned with the desired opers, RCG, land use mixes within each precinct. Consider innovative DELWP initiatives relating to: • Financial incentives • Technical and policy support • Development pathways • Unlocking constraints (e.g. provision of parking) • Brokering partnerships to amalgamate sites or adjust subdivision patterns to unlock development potential • Supportive infrastructure and services • Supportive data and marketing Action 10.1.1 Implement the initiatives from the City of Deliver Short term COGG Greater Geelong Social Housing Plan 2020–2041 recognising the importance of Central Geelong as a suitable location for affordable and social housing.
Action 10.1.2 Establish affordable housing guidelines for Deliver Ongoing COGG Central Geelong that provide clarity and certainty regarding the amount of housing required, type of housing provided and the process for how it will be provided.
Action 10.1.3 Monitor any changes to Victorian Government Deliver Ongoing COGG affordable housing provisions.
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Action 10.1.4 Work and collaborate with all levels of govern- Partner Ongoing COGG, DEWLP, ment to coordinate and identify sites for the development RCG, DFFH, of well-located, surplus government sites that deliver higher DTF proportions of social housing.
Action 10.1.5 Encourage affordable housing initiatives and Deliver Short term COGG, DELWP requirements to be communicated in the early stages of negotiations with developers. Early on, government can identify/trigger affordable housing requirements through a: • Housing needs assessment based on development strategy, proposal and de- mographics that identifies social housing requirements • Housing mix typology table that identifies preferred housing typologies at different sites • Location and criteria analysis Action 10.1.6 Review parking requirements through the park- Deliver Short term COGG ing overlay within the Greater Geelong Planning Scheme re- lated to dwellings in Central Geelong and encourage a model that makes parking more available for all, and less costly for those who do not need it. Action 10.1.7 Creating/Seeking Partnerships for Signature Partner Short term DELWP, COGG, or Catalyst Developments that drives future development RCG, develop- potential in Central Geelong that are consistent with Vision ers and Objectives.
Built Form and Design Action 11.1.1 Incorporate precinct provisions in the ACZ to Deliver Immediate DELWP support preferred land uses.
Action 11.1.2 Incorporate precinct provisions in the ACZ to Deliver Immediate DELWP support preferred character as described in the Urban Design Framework.
Action 11.2.1 Prepare precinct and key street-based master Deliver Short term COGG plans and design guidelines to provide further guidance on preferred character.
Action 12.1.1 Ensure built form controls within the Greater Advocate Immediate DELWP, COGG Geelong Planning Scheme provide clear expectations for slender towers.
Action 12.2.1 Ensure built form controls within the Greater Deliver Immediate DELWP Geelong Planning Scheme identify key views and provide clear expectations for their protection.
Action 12.3.1 Ensure built form controls within the Greater Deliver Immediate DELWP Geelong Planning Scheme provide clear expectations for de- velopments that directly face the waterfront, including along Eastern and Western Beach Road, and Brougham Street between Yarra Street and Bellerine Street. Action 12.4.1 Ensure built form controls within the Greater Deliver Immediate DELWP Geelong Planning Scheme provide clear expectations for development height.
123 Action 12.5.1 Ensure built form controls within the Greater Deliver Immediate DELWP Geelong Planning Scheme provide clear expectations for developments within the Waterfront Precinct.
Action 13.1.1 Ensure built form controls within the Greater Advocate Immediate DELWP, COGG Geelong Planning Scheme are responsive to heritage build- ings and elements. New developments should be required to provide a heritage response where appropriate to retain the fine grain of the streetscapes in the precinct. Action 13.1.2 Investigate the introduction of mandatory Deliver Immediate DELWP height controls in the design and development provisions in the ACZ for the Retail Core Precinct to protect the preferred character and amenity of the precinct, including outdoor dining and street activation. Action 14.1.1 Integrate interpretative elements into designs Deliver Immediate Responsible to reflect local cultural and Indigenous living heritage where Authority, appropriate and in important public spaces such as John- Developer stone Park.
Action 15.1.1 Incorporate design and development provi- Deliver Immediate DELWP sions in the ACZ that considers:
• Mandatory overshadowing controls to protect future proposed and current public open spac- es, such as parks as envisaged in Revitalising Central Geelong Open Space Network Strategy 2018
• Appropriate mandatory and discretionary over- shadowing controls to protect the pedestrian network of footpaths and thoroughfares where practical to do so
• Mandatory wind controls to ensure that devel- opment results in safe pedestrian environments in adjoining streets, laneways and private and communal open spaces. Action 16.1.1 Incorporate design and development provi- Deliver Immediate DELWP sions in the ACZ for defining:
• Preferred maximum street wall heights and setbacks above the street wall
• Street wall setbacks and breaks in the street wall
• Side and rear boundary setbacks and building separation within a site Action 17.1.1 Incorporate design and development provi- Deliver Immediate DELWP sions in the ACZ for preferred maximum building heights.
Action 17.1.2 Incorporate precinct-specific provisions in the Deliver Immediate DELWP ACZ that outline preferred character and building typologies.
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Action 18.1.1 Incorporate design and development provi- Deliver Immediate DELWP sions in the ACZ for the:
• Desirable types of active frontages and public realm interface in certain locations
• Extent of glazing in street frontages • Treatment and location of building services • Location of vehicular access on service lane- ways away from pedestrian streets
• Strict design controls on parking structures
Action 19.3.1 Where the responsible authority is considering Advocate Ongoing Responsible a significant development proposal, refer to proposal to the Authority Victorian Design Review Panel advisory process.
Action 19.4.1 Incorporate design and development provi- Deliver Immediate DELWP sions in the ACZ for:
• Environmentally sustainable development • Architecture, articulation and materials and finishes Action 20.1.1 Investigate the introduction of additional built Deliver Short term COGG, DELWP form controls, indicatively in the form of a Development Plan Overlay to guide the development of a ‘village of buildings’ with a pedestrian network and encourage opportunities for greater community benefits, such as affordable housing. Action 20.2.1 Apply built form controls as identified in the Deliver Immediate DELWP, COGG, Urban Design Framework, to ensure that the Geelong Con- vention Centre makes a significant architectural contribution RDV, DV to the city and its waterfront.
Transport and Movement Action 21.1.1 Update transport plans to reflect the network Advocate Short term COGG, DOT hierarchy and strategies contained in the Central Geelong Framework Plan.
Action 21.1.2 Prepare street masterplans informed by the Deliver Short term COGG, RCG Central Geelong Framework Plan
Action 21.2.1 Upgrade streets to encourage people to walk Deliver Medium term COGG, RCG, around Central Geelong DOT
Action 21.2.2 Manage the impacts of vehicles to maintain the Deliver Ongoing COGG, DOT amenity of streets in Central Geelong
125 Action 21.2.3 Provide a transport network and services that Deliver Medium term COGG, DOT supports an increase of visitors, workers and residents in Central Geelong
Action 21.3.1 Provide additional, direct and dedicated trans- Deliver Long term COGG, DOT, port connections on event days, including by: RCG
• Providing clear active transport connections to event destinations and prioritise active transport move- ments along key corridors
• Implementing an Event Network Plan that restricts, limits, or changes movements along key streets in specific areas
• Catering for high capacity/frequency public and shuttle buses from train stations and car parks locat- ed at a further distance from event venues
• Working with event organisers and partners to provide free shuttle buses on established routes and specific shuttles to nearby car parking areas
• Ensuring that event day transport options are simple and easy to communicate and thereby easy to un- derstand and use. Action 21.3.3 Support and promote event attendees to Advocate Short term COGG, RCG, access and explore Central Geelong and visit its hospitality DOT venues before and after the event, including by:
• Providing and promoting convenient access from event locations to the city centre and its hospitality venues
• Working with V/Line to promote earlier train services into Geelong prior to the increasing number of early evening and night matches at Kardinia Park
• Promoting more street dining and commercial activity along pedestrian links including pop- up infrastructure and event activities in key laneways
• Supporting pilot events, toolkits for event manage- ment and logistics, and the provision of temporary infrastructure. Action 22.1.1 Review the bus network and provide more di- Advocate Short term COGG, DOT, rect connections to and through Central Geelong particularly RCG on north-south and east-west corridors and express connec- tions from regional townships.
Action 22.1.2 Advocate for the necessary upgrades to sig- Advocate Short term COGG, DOT, nalling and track to enable “Geelong Metro” rail services on RCG the existing track operating between Waurn Ponds and Lara every ten minutes from 6am to midnight seven days a week.
Action 22.1.3 Investigate a metro style service in Central Advocate Ongoing COGG, DOT, Geelong including stations and appropriate connections to DELWP, RCG new growth areas.
Action 22.1.4 Explore the benefits and costs of providing Advocate Ongoing COGG, DOT, additional transport to serve Central Geelong from Torquay RCG along the Armstrong Creek Transit Corridor, including stops/ hubs at Torquay North and Armstrong Creek.
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Action 22.2.1 Investigate corridors that will have high fre- Advocate Short term COGG, DOT, quency public transport services to Central Geelong RCG
Action 22.2.2 Apply the parking rates in column B of Clause Advocate Short term COGG 52.06 for sites located within 400m of high frequency corri- dors.
Action 22.3.1 Investigate reinstating direct passenger train Advocate Medium term DOT, COGG, services to and from Ballarat via Meredith and extend Gee- RCG long Metro train services into the North West Growth Corri- dor with stations at Bell Park (Thompson Road), Bell Post Hill (Anakie Road) and Moorabool (Ballan Road). Action 22.3.2 Facilitate fast rail services between Melbourne Deliver Medium term DOT, COGG, and Geelong Station. DELWP, RCG
Action 22.3.3 Facilitate value creation that leverages off Deliver Medium DOT, COGG, the duplication of the train line between Waurn Ponds and DELWP, RCG Geelong Station that utilises the Victorian Value Creation and Capture Framework.
Action 22.4.1 Improve the surface quality, lighting, footpath Deliver Short term COGG, DOT width, landscaping and preference at intersections of Primary and Secondary Pedestrian Links from surrounding suburbs to Central Geelong.
Action 22.4.2 Connect Central Geelong to regional walking Deliver Short term COGG routes and trails, including the Bellarine Rail Trail.
Action 22.4.3 Promote walking as the mode of choice for Advocate Ongoing COGG, RCG accessing Central Geelong from within 2km.
Action 22.4.4 Build a shared path along Carr Street to con- Deliver Short term COGG, DOT nect the Bellarine Rail Trail with Gheringhap Street as part of level crossing improvements and rail duplication projects.
Action 22.5.1 Update and deliver the Principal Bicycle Net- Deliver Medium term COGG, DOT, work informed by the Framework Plan for Central Geelong, RCG including the key function of streets.
Action 22.5.2 Deliver the Strategic Cycling Corridors by pro- Deliver Short term COGG, DOT viding dedicated and separated cycle lanes.
Action 22.5.3 Connect Central Geelong to regional bicycle Deliver Short term COGG, DOT riding routes, including the Bellarine Rail Trail.
127 Action 22.5.4 Promote bicycle riding as an important mode Advocate Short term COGG, DOT of transport to access Central Geelong.
Action 22.5.5 Improve the lighting, width, and preference at Deliver Short term COGG, DOT intersections at least along the Strategic Cycling Corridors to Central Geelong.
Action 23.1.1 Deliver Short term COGG, DOT, DELWP, RCG Implement the revised street network hierarchy in the urban and transport plans for Central Geelong, including:
• Freight Network Map • Intersection Improvement Opportunities • Vehicle Network • Pedestrian Links Network • Bicycle Network • Public Transport Network improvements. Action 23.1.2 Add to and improve the convenience and Deliver Medium term DOT, COGG, amenity of pedestrian access to and across the railway corri- RCG dor (particularly at Geelong Station) to facilitate easy access for people of all abilities and link to Geelong West.
Action 23.1.3 Investigate re-aligning Gordon Avenue (east) Advocate Short term COGG, DOT to connect seamlessly across Latrobe Terrace to Gordon Avenue (west).
Action 23.1.4 Investigate and undertake works to address Advocate Short term COGG, DOT, intersections that are inconsistent with the Central Geelong RCG Framework Plan. Action 23.1.5 Review the application of Road Zone Category Deliver Immediate COGG, DOT 2 within Central Geelong.
Action 23.1.6 Implement the street network hierarchy, using Deliver Short term COGG, DOT signage as well as local area traffic management measures to discourage traffic volume, speed and travel on roads that does not reflect their designated function.
Action 23.1.7 Monitor the implementation and effectiveness Advocate Ongoing COGG, DOT of the transport and movement directions in the Central Gee- long Framework Plan, including collecting and sharing data on all modes of movement as well as car parking.
Action 23.1.8 Prepare masterplans for Primary Pedestrian Deliver Short term COGG, RCG Links and Pedestrian Priority Streets, including Moorabool Street with consideration to:
• Its role/s as identified in the Central Geelong Frame- work Plan, including land use, activity, connection and movement
• The opportunities to realise the public realm objectives as contained in the Central Geelong Framework Plan, including accessibility, safety and character.
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Action 23.2.1 Deliver the north side of block one between Deliver Short term DOT, RCG, Moorabool Street and Gheringhap Street. COGG
Action 23.2.2 Deliver the south side of block one between Deliver Medium term DOT, RCG, Moorabool Street and Gheringhap Street, informed by a COGG review of the bus network in Central Geelong.
Action 23.2.3 Deliver blocks three to six, reflecting the Deliver Medium term DOT, RCG, diverse uses and values of each block in consultation with COGG the community and stakeholders, including business and residents that front Malop Street.
Action 23.3.1 Establish a Green Spine along Gheringhap Advocate Medium term COGG, RCG Street (and potentially Moorabool Street subject to future re- view) and Carr Street to connect key destinations including:
• Geelong Waterfront • Deakin University • Geelong Railway Station • The Gordon TAFE • Johnstone Park • Central Geelong’s civic buildings • Kardinia Park • South Geelong Station • Bellarine Rail Trail. Action 23.4.1 Investigate changing the Department of Trans- Advocate Short term COGG, DOT port (DoT) classification and network maps to remove Ryrie Street as a designated route for larger/heavy vehicles.
Action 23.4.2 Provide information and signage to direct larg- Deliver Immediate DOT, COGG er/ heavy vehicles to alternative routes.
Action 23.4.3 Investigate improvements and additional Partner Short term DOT, COGG routes for larger/heavy vehicles to the south and east of Central Geelong including Fyans Street, Breakwater Road and the ultimate Geelong Ring Road extension to Portarling- ton Road. Action 23.5.1 Consolidate DoT data platforms for train, bus, Deliver Medium term DOT, COGG bicycle, and pedestrian travel and intermodal connections.
Action 23.5.2 Extend RACV’s AREVO app to enhance infor- Deliver Medium term RACV, COGG, mation on transfer options in Central Geelong from private DOT vehicles to public transport or active modes.
Action 23.5.3 Promote the walkability of Central Geelong to Advocate Ongoing COGG visitors, as well as walking and bicycle tours in tourism and local programs.
129 Action 24.1.1 Improve the primary and secondary pedestrian Deliver Ongoing COGG, RCG, links in Central Geelong. DOT
Action 24.1.2 Promote walking as a key mode of transport to Advocate Ongoing COGG move around in Central Geelong.
Action 24.1.3 Investigate new pedestrian connections as Advocate Ongoing Responsible development occurs, including to the rear of properties on Authority, the west side of Mercer Street. CoGG
Action 24.2.1 Deliver the Strategic Cycling Corridors to and Deliver Medium term COGG within Central Geelong and the Principal Bicycle Network.
Action 24.2.2 Promote bicycle riding as a key mode of trans- Advocate Ongoing COGG port to access Central Geelong.
Action 24.2.3 Encourage the designation and delivery of Advocate Short term COGG, DOT, shared zones, where vehicles, bicycles and pedestrians RCG share a road/ laneway that has low volume and low speeds including:
• Corio Street • Little Malop Street (between Gheringhap and Moorabool Street). Action 24.2.4 Encourage provision of bike lanes on all streets Advocate Short term COGG, DOT unless designated as a Strategic Bicycle Corridor (where separated lanes are to be provided), identified as a shared road or shared zone, or where traffic volumes or speed may reduce safety or practicality (e.g. arterial roads). Action 24.3.1 Leverage the heritage of Geelong Station to Deliver Medium term DOT, RCG build an attractive forecourt. Increasing the intensity of near- by developments will also create more purpose to the large forecourt spaces at the station entrance.
Action 24.3.2 Coordinate with DoT and Rail Projects Victoria Partner Short term DOT, RPV, RCG to design a redevelopment of the Geelong Station precinct that evokes similar precincts around European stations com- mensurate with its future role.
Action 24.4.1 Ensure that larger format buildings maximise Advocate Ongoing Responsible active frontages and make a positive contribution to the Authority, public. DELWP, COGG
Action 24.4.2 Encourage provision of traditional style veran- Advocate Ongoing Responsible dahs on building frontages along primary pedestrian links Authority and encourage laneway frontages to incorporate doors and windows.
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Action 24.5.1 Maintain the 40 kilometres per hour (km/h) Advocate Ongoing COGG, DOT speed limit in Central Geelong and consider reduced speed limits for primary and secondary pedestrian links including:
• A potential 30 km/h limit along the Malop Street Green Spine
• Areas where Shared Zones with a 10km/h speed limit would improve economic activity, pedestri- an safety and bicycle access, such as Little Malop Street and the full length of Corio Street. Action 24.5.2 Prioritise pedestrians and bicycle crossings, Advocate Short term COGG, DOT including potential for separated facilities with priority, over:
• Latrobe Terrace, Little Malop Street, Myers Street, Kilgour Street
• McKillop Street at Gheringhap Street, Moorabool Street, Bellerine Street and Swanston Street. Action 24.5.3 Provide more protected and priority pedestri- Deliver Short term COGG, DOT an crossings at intersections and mid-block locations that link key destinations and laneways, including investigating additional signalised pedestrian crossings over Ryrie Street, mid-block between:
• Gheringhap Street and Fenwick Street (Geelong Arts Centre)
• Yarra Street and Bellerine Street (Argyle Street). Action 24.5.4 Increase pedestrian permeability through Deliver Ongoing COGG, RCG, blocks, including encouraging pedestrian through access at Responsible least every 80 metres. Authority
Action 24.5.5 Reduce roadway widths to their minimum Deliver Medium term COGG, DOT required to meet their role in the road network, including by widening kerbs and providing pedestrian refuges and road medians to protect pedestrians and make it easier to cross the road (one carriageway at a time). Action 24.5.6 Ensure the wait times for pedestrians at sig- Advocate Short term DOT, COGG nals are the minimum time required, including through the simplification of traffic signals at intersections along primary pedestrian links.
Action 24.5.7 Improve the crossing and pedestrian envi- Deliver Short term COGG, Univer- ronment in Bellerine Street adjacent to University Hospital sity Hospital Geelong. Geelong
Action 24.5.8 Establish a Central Geelong signal coordination Partner Short term COGG, RRV, committee to prioritise and protect active transport move- DELWP, DOT ments at all intersections in Central Geelong.
131 Action 24.6.1 Incorporate intuitive wayfinding through the Deliver Short term COGG, RCG streetscape, signage, activity and landscaping along identi- fied pedestrian links between:
• Geelong Waterfront • Deakin University • Geelong Railway Station • The Gordon TAFE, Johnstone Park and the Cultural precinct
• Central Geelong’s civic buildings • Kardinia Park • South Geelong Station • Bellarine Rail Trail • Eastern Gardens • South Geelong Station • Pakington Street, West Geelong. Action 24.7.1 Investigate, the potential to introduce/advance Advocate Medium term COGG, RCG, to introduce boulevard treatments along: DOT
• Brougham Street • Latrobe Terrace • McKillop Street • Mercer Street • Ryrie Street • Western Beach Road. Action 25.1.1 Ensure public transport in Central Geelong Deliver Short term COGG, DOT services key destinations throughout the city.
Action 25.1.2 Promote public transport as mode of transport Advocate Ongoing COGG, DOT to move around in Central Geelong.
Action 25.1.3 Consider the provision of public transport to Advocate Ongoing COGG, DOT link between key destinations within Central Geelong includ- ing for visitors and during events.
Action 25.1.4 Retain Geelong Station as the interchange for Advocate Ongoing COGG, DOT regional services.
Action 25.1.5 Provide passenger amenity at public transport Deliver Short term COGG, DOT stops, including adequate space, lighting, safety, information and weather protection.
Action 25.1.6 Consider the potential need to retain the ca- Advocate Short term COGG, DOT pacity for future public transport use, including new modes, during street masterplans and works.
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Action 25.1.7 Increase bus priority (bus lanes and priority Deliver Short term COGG, DOT signals) along bus routes in Central Geelong, especially during peak times.
Action 25.1.8 Undertake a review of the bus network in Cen- Deliver Immediate DOT, RCG tral Geelong, with consideration of: • The current and potential routes identified in the Public Transport Network Map for Central Geelong • The role of streets as identified in the Central Geelong Structure Plan • The implications for Geelong Train Station area, includ- ing future improvements, location of the bus inter- change and access arrangements • Connecting and leveraging off stations along Geelong rail corridor • The efficient movement of buses as part of a public transport network serving Central Geelong and Greater Geelong • The need to provide express buses, particularly for high demand and longer trips directly to the Geelong Station interchange, using the arterial road network • The convenience, accessibility and safety of passen- gers • The ability for passengers to access key destinations • The potential for buses to connect key destinations across Central Geelong • The analysis within the previous Central Geelong Bus Services & Infrastructure Capability Review. Action 26.1.1 Allow nearby developments to rely on nearby Advocate Ongoing Responsible public parking facilities when seeking to reduce the parking Authority requirement associated with development.
Action 26.1.2 Consider replacing the minimum parking Advocate Short term COGG, DELWP requirement with a maximum requirement and guidance on waivers or cash in lieu payments.
Action 26.1.3 Review the car parking requirement rates in the Deliver Short term COGG, DELWP Planning Scheme, including the removal of the statutory min- imum parking requirements for student residential buildings.
Action 26.2.1 Prohibit future at-grade parking from being Deliver Immediate COGG, on the property boundary next to primary pedestrian links Responsible through a mandatory internal setback requirement for park- Authority ing spaces.
Action 26.2.2 Review the use of parking and public open Advocate Short term COGG space in specific high value areas such as around Johnstone Park and along the Waterfront. Consider how existing at- grade car parking in these areas can be relocated in order to free up public space for higher amenity uses.
133 Action 26.2.3 Encourage activation of ground level frontages Advocate Short term Responsible to all streets and laneways in Central Geelong by consolidat- Authority ing the number of driveways and encouraging innovative use of ground floor spaces. COGG
Action 26.3.1 Establish a parking management framework Advocate Immediate COGG that provides: • A sustainable framework for management and renewal of parking assets • Clarity regarding which segments of the community ultimately fund the ongoing cost of maintaining parking • A best practice approach to managing publicly owned parking facilities (on-street and off- street). Action 26.3.2 Develop a Central Geelong Parking Strategy. Advocate Immediate COGG
Action 26.4.1 Encourage existing parking owners and man- Advocate Medium Term COGG agers to make parking spaces available for public use once specific business needs have been met. Action 26.4.2 Connect public all-day and commuter car Advocate Medium Term COGG, DOT parking beyond Central Geelong to the key destinations of Central Geelong, including shuttle bus services from consoli- dated car parking locations at: • Belmont (High Street/Barwon Heads Road) • Eastern Gardens • Kardinia Park • Rippleside Park. Action 26.4.3 Discourage all-day parking within the Retail Advocate Ongoing COGG, Core and Waterfront by limiting future provision of parking in Responsible these precincts. Authority
Action 26.4.4 Promote best practice parking management Advocate Ongoing COGG to make it easier to find a parking space and reduce driver frustration when searching.
Action 26.4.5 Improve driver awareness and wayfinding to Advocate Short term COGG off- street car parking locations, particularly those around the fringe of Central Geelong.
Action 26.5.1 Prioritise car parking at peak times in areas of Advocate Immediate COGG high demand for disability permits and service vehicles, and short-stay parking spaces (15-30min)
Action 26.5.2 Limit growth of all-day employee car parking in Advocate Short term COGG the Retail core and Waterfront precincts of Central Geelong, and consider re-prioritising existing all-day spaces to cater for existing and growing demand for short-stay parking.
Action 26.6.1 Require future developments to provide spaces Deliver Short term Responsible for car share vehicles near the entrance within any new park- Authority ing facility with more than 50 parking spaces.
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Action 26.6.2 Require all future private parking areas with Advocate Short term Responsible more than 50 spaces to be designed and managed so that Authority they are available for public use including visitors and the general public.
Action 26.7.1 Reduce the amount of all-day public and pri- Deliver Short term COGG, vate weekday car parking in the Retail Core and encourage Responsible activation of the public realm in the Retail Core and Water- Authority front Precincts.
Action 26.7.2 Reduce the number of driveway crossovers Deliver Short term COGG, that interrupt primary pedestrian links. Responsible Authority
Action 26.7.3 Discourage new driveway crossovers in any Advocate Ongoing COGG, city block that currently has less than three private cross- Responsible overs in the segment between major intersections. Authority
Action 26.7.4 Discourage new driveway crossovers over 6.5 Advocate Ongoing COGG, metres wide. Responsible Authority
Action 26.7.5 Consolidate parking into nodes that free-up Deliver Medium Term COGG smaller areas for more intensive land uses that contribute to the activity in the public realm.
Public Realm and Open Space Action 27.1.1 Prepare/update master plans for public open Deliver Immediate COGG space (parks and reserves).
Action 27.1.2 Incorporate design and development provi- Deliver Immediate DELWP sions in the ACZ for the public realm. (Relevant to Strategy 27.1)
Action 27.1.3 Through development and public works, apply Deliver Ongoing COGG, RCG best practice principles of Universal Design.
Action 27.1.4 Encourage the provision of plazas and public Advocate Short term COGG, RCG accessible space, including on strategic development sites and government/institutional sites identified on the Public Realm Strategy map.
Action 27.1.5 Review the Geelong Play Strategy 2012–2021. Deliver Short term COGG
Action 27.1.6 Prepare the Moorabool Street Master Plan. Deliver Short term COGG, RCG
135 Action 27.1.7 Improve the arrival experience at Geelong Deliver Short term DOT, RCG Station.
Action 27.1.8 Review the Central Geelong Waterfront Master- Deliver Short term COGG, RCG, plan 2011. DELWP
Action 27.1.9 Encourage a mix of activities along streets to Advocate Ongoing COGG, Busi- attract people after business hours. ness owners
Action 27.2.1 Facilitate and encourage flexible use of street Deliver Ongoing COGG space for outdoor events, dining and trading, including cur- rent car parking spaces in strategic locations.
Action 27.2.2 Facilitate complementary hospitality, recreation Deliver Short term COGG and event activities spilling into public space including John- stone Park, Transvaal Square and other waterfront spaces.
Action 27.3.1 Through development and public works, apply Deliver Short term Responsible a cohesive palette of materials, infrastructure, furniture and Authority, De- landscaping consistent with the Central Geelong Public veloper, RCG Realm Framework 2017.
Action 27.4.1 Ensure elements in the public realm have a Advocate Ongoing COGG, RCG long-life span and are not easily damaged and are suitable for proximity to a marine environment.
Action 27.4.2 Achieve the goals in the City of Greater Gee- Advocate Short term COGG long’s Access and Inclusion Action Plan 2018–22.
Action 27.4.3 Incorporate relevant design and development Deliver Immediate DELWP provisions in the ACZ for the public realm. (Relevant to Strategy 27.4)
Action 27.4.4 Consider improvements to the Market Square Deliver Short term COGG, RCG Mall (Little Malop Street) informed by the observations in the Central Geelong Safe City Summit September 2017.
Action 27.4.5 Avoid windows of buildings to overlook adja- Advocate Ongoing Responsible cent streets, lanes and public spaces. Authority, Developer
Action 27.4.6 Provide building entries and transparent win- Deliver Ongoing Responsible dows to the street frontage. Authority, Developer
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Action 27.4.7 Avoid solid security grills over windows and Advocate Ongoing Responsible entrances. Authority, Developer
Action 27.4.8 Use low-height or semi-transparent front fenc- Deliver Ongoing Responsible es to assist informal surveillance of the street. Authority, Developer
Action 27.4.9 Limit wall recesses along the street edges of Deliver Ongoing Responsible buildings to less than 300 millimetres deep to avoid their use Authority, as concealment places. Developer
Action 27.4.10 Use lighting to avoid dark recesses or streets Deliver Ongoing Responsible at night. Authority, Developer
Action 27.4.11 Undertake and implement a lighting audit to Deliver Short term COGG increase safety and contribute to the city’s character.
Action 27.4.12 Complete an accessibility audit to identify Deliver Short term COGG, RCG critical access issues and priority improvement areas.
Action 27.4.13 Avoid steps and slopes that may reduce ac- Advocate Ongoing Responsible cess to people with reduced mobility or disabilities. Authority, Developer
Action 27.4.14 Engage specialists to design safer and wel- Deliver Ongoing Responsible coming places for all, including for people who may avoid Authority, streets because of vulnerability or safety concerns through- Developer out the day and night.
Action 27.4.15 Through development and public works, ap- Deliver Ongoing Responsible ply the principles of Crime Prevention Through Environmen- Authority, tal Design and Universal Design 2nd and 3rd generation. Developer
Action 27.5.1 Emphasise pedestrian entries with prominent Advocate Ongoing Responsible design features, signage or landscape treatments. Authority, Developer
Action 27.5.2 Locate pedestrian entries to buildings on at Deliver Ongoing Responsible least the primary pedestrian network/adjoining street with Authority, the highest level of pedestrian traffic. Developer
Action 27.5.3 Ensure pedestrian entries are accessible and Deliver Ongoing Responsible designed for people of all abilities, including using wide at- Authority, grade entrances, avoiding steps and incorporating ramps if Developer steps cannot be avoided.
137 Action 27.5.4 Provide adequate lighting at entrances to assist Deliver Ongoing Responsible with access and safety Authority, Developer
Action 27.5.5 Incorporate relevant design and development Deliver Immediate DELWP provisions in the ACZ for the public realm. (Relevant to Strategy 27.5)
Action 27.6.1 Prepare master plans for primary pedestrian Deliver Immediate COGG, RCG links and pedestrian priority streets, with consideration of their role as identified in the Central Geelong Framework Plan, including land use, activity, connection and movement, and use opportunities to realise the public realm objectives in the Central Geelong Framework Plan, including accessibili- ty, safety and character for: • Moorabool Street • Gheringhap Street • Fenwick Street (north of Ryrie Street) • Bellerine Street • Corio Street • Little Malop Street (east of Moorabool Street) • Little Ryrie Street (between Gheringhap and Yarra Streets) • Mercer Street Action 27.6.2 Incorporate weather protection at entrances to Deliver Ongoing COGG provide shelter and shade and a place to wait and to empha- sise the location of the entrance.
Action 27.6.3 Provide verandahs and canopies, particularly Deliver Ongoing COGG, Devel- along primary pedestrian links except where it is inconsistent opers with the preferred setbacks or inconsistent with the heritage of the building as described in the City of Greater Geelong Verandah Study. Action 27.7.1 Incorporate relevant design and development Deliver Immediate DELWP provisions in the ACZ for the public realm. (Relevant to Strategy 27.7)
Action 27.7.2 Provide wide footpaths and kerb extensions in Deliver Medium term COGG, RCG the Core Retail Precinct and along primary pedestrian links to support high pedestrian volumes and comfort, and comple- mentary commercial activity.
Action 28.1.1 Support private developers to contribute to Advocate Ongoing COGG, improving the public realm adjacent to their development, Responsible including streetscape upgrades, infrastructure and public art. Authority, Developers
Action 29.1.1 Develop partnerships for the provision of social Partner Ongoing COGG, RCG, infrastructure, utilities and opens space. Developers, Service pro- viders
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Action 29.1.2 Implement the City of Greater Geelong Social Deliver Short term COGG Infrastructure Planning and Investment Policy 2020.
Action 29.1.3 Implement and update the Central Geelong Deliver Short term COGG Community Infrastructure Strategy 2017, including the preparation of a Geelong Design Manual.
Action 29.1.4 Implement and update the Central Geelong Deliver Short term COGG Utility Infrastructure Strategy 2017.
Action 29.1.5 Finalise and implement the City of Greater Gee- Deliver Short term COGG long Open Space Framework and Future Directions Report 2020.
Action 29.1.6 Preserve existing council off-street car parks Deliver Immediate COGG identified for future open space and co-locate communi- ty infrastructure where appropriate, such as the following locations: • Little Ryrie Street car park (between Gheringhap Street and Moorabool Street) • Little Malop Street car park (between Yarra Street and Bellerine Street) • Haymarket car park (Myers Street, between Moora- bool Street and Yarra Street) Action 29.2.1 Incorporate relevant design and development Deliver Immediate DELWP provisions in the ACZ for the public realm. (Relevant to Strategy 29.2)
Action 29.3.1 Prepare/update master plans for public open Deliver Short term COGG, RCG space (parks and reserves).
Action 30.1.1 Deliver the City of Greater Geelong Environ- Deliver Short term COGG ment Strategy 2020–2030 and Environment Strategy Action Plan 2020–2022.
Action 30.1.2 Give effect to ‘Our Coast, Bellarine Peninsula Deliver Short term COGG, DELWP – Corio Bay Local Coastal Hazard Assessment’, Greater Gee- long and Queenscliffe Planning Schemes implementation.
Action 30.1.3 Undertake a planning scheme amendment to Deliver Medium term COGG update the existing Special Building Overlay to reflect known stormwater drainage issues.
Action 30.3.1 Implement the City of Greater Geelong Urban Deliver Short term COGG Forest Strategy 2015–2025.
139 Action 30.3.2 Consider trees and landscaping in master Advocate Medium term COGG, RCG planning for primary pedestrian links and pedestrian priority streets.
Action 30.3.3 Increase street trees as identified in the public Deliver Short term COGG realm strategy map.
Action 30.4.1 Deliver the remaining blocks of the Malop Deliver Short term DOT, RCG Street Green Spine.
Action 30.4.2 Plan and deliver the Gheringhap Green Spine. Deliver Short term RCG, COGG
Action 30.4.3 Investigate additional green spines along Advocate Short term RCG, COGG Moorabool Street and Bellerine Street.
Action 30.4.4 Increase space for and provide landscaping Deliver Short term COGG along primary pedestrian links and along Strategic Cycling Corridors.
Action 30.4.5 Incorporate relevant design and development Deliver Immediate DELWP provisions in the ACZ for the public realm. (Relevant to Strategy 30.4)
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144 | Central Geelong Framework Plan | Implementation Introduction
7 7.1 Purpose
The purpose of the Urban Design Framework is to resulting from the planning controls and building provide a built form framework to support the vision, typologies. strategic response, objectives and strategies contained 5 Implementation: outlines an implementation in the Structure Plan and in combination are the Central framework for the direct integration of the Urban Geelong Framework Plan (2021). Design Framework into the planning scheme.
The Urban Design Framework seeks to provide Connecting with Country guidance for future developments by addressing This Urban Design Framework acknowledges the current and emerging design and development issues, Wadawurrung people as the traditional custodians of while leveraging opportunities in Central Geelong. It will the land and waters within Central Geelong and seeks help decision making, as well as provide development to take steps towards ‘Designing with Country’. This certainty and limit land speculation by providing clear is achieved through respecting and valuing Aboriginal performance-based criteria and guidance on built form cultural knowledge and incorporating it into the Urban outcomes across Central Geelong and on a precinct- Design Framework where appropriate and embedding specific basis. sustainability throughout the Urban Design Framework. It is acknowledged that Designing with Country is The Urban Design Framework has been developed to not possible in Central Geelong without genuine ensure that future built form outcomes embody the engagement and guidance from the Wadawurrung following: people and elders. As a result, this will be an ongoing process of engagement and guidance that will occur — connection with country within and beyond this Urban Design Framework. — design excellence and diversity — clear alignment of building typologies with precinct Precincts of Central Geelong objectives Geelong will continue to be Victoria’s premier regional city and Central Geelong will retain its distinctive proud — responsiveness to existing heritage context, scale and framework of generously scaled streets connecting grain where relevant its inner precincts to a vibrant retail dominated core. — preservation of sunlight access and contribution to The role of the streets will shift from a primary role of public realm and placemaking. moving coastal and Melbourne destinational traffic through the city to a network of streets refashioned to Structure interconnect precincts and key local destinations with This document is structured into five sections: all the opportunities Central Geelong has to offer.
1 Introduction: sets out the purpose of the Urban The precincts of Central Geelong will continue to be Design Framework and provides an overview of transformed around anchoring uses of: existing built form, character and key issues. 2 Urban Design Strategy: defines three high-level — core retail and hospitality urban design principles underpinning the Urban — health and wellbeing Design Framework, with each principle supported by — arts and culture strategies that are realised in the following section. — knowledge and innovation, and services 3 Urban Design Framework: proposes new planning controls and guidelines for future development. — inner urban living 4 Testing Outcomes: provides an analysis on the — waterfront. indicative development capacity and outcomes
146 | Central Geelong Framework Plan | Introduction DRAFT
Figure 88 Precincts of Central Geelong. Source MGS Architects.
147 Underpinning the success of these precincts will be These precincts will be developed with a renewed a continued focus on high amenity public streets and focus on design quality for buildings and places, spaces and a safe high-quality experience of Central state-of-the-art smart city technology, environmental Geelong, leveraging the proximity to the natural assets sustainability, safety-by-design, avenue tree planting, of Corio Bay and the Barwon River supported by a generously scaled footpaths, high-frequency public magnificent portfolio of heritage buildings. These transport, and separated cycle networks providing attributes provide the foundation for a new network people with healthy choices when moving into and of well-connected places, enterprises, institutions around Central Geelong. and neighbourhoods with opportunities for new employment, and expanded and enhanced health, education, recreation, transport, tourism and housing choices.
7.2 Existing built form controls
The Revitalising Central Geelong Action Plan identified Building height a review of the Activity Centre Zone (ACZ) schedule Building heights appear to be the key determinant of in Central Geelong as an action to ensure that the ACZ sub-precinct boundaries with many sub-precincts supports the thriving city. This section provides a brief sharing the same preferred maximum street wall overview of key issues with the current schedule. height and setback above the street wall but differ only in preferred maximum building height. It is unclear ACZ boundary whether preferred minimum building heights are a suitable tool in providing height guidance as there is The current boundary excludes areas at the southern significant variance between minimum and maximum periphery (south of Myers Street) that are strategically preferred heights; for instance, 12 metres and 28 important in supporting key anchors with mid-rise metres in Sub-Precinct 5C which would represent a mixed-use and inner-urban living. These areas should 133.33 per cent increase in height. This is particularly be included to ensure an integrated and synergistic problematic as the maximum heights can be exceeded response to future development to strengthen these as a discretionary control. anchors. Prior to the application of interim controls in January Precincts and sub-precincts 2021 (Amendment C424 to the Greater Geelong Planning Scheme), no height wasspecified in 10 of 25 There is currently a significant number of precincts sub-precincts (40 per cent). In the absence of preferred (7) and sub-precincts (25) in the schedule. This raises maximum heights in these areas, there is a clear risk issues regarding the clarity of the operation of built that built form outcomes will be incongruous with the form controls, which are outlined in detail below. preferred built form vision for each precinct. In addition, without robust criteria for the management of off-site impacts, such as overshadowing and wind effects, the
148 | Central Geelong Framework Plan | Introduction DRAFT
Figure 89 Existing Activity Centre Zone Boundary and Sub-Precinct Boundaries
149 overall quality of the public realm in Central Geelong sub-precinct 1C specifies a preferred maximum would be eroded. With respect to heritage, a significant street wall height of 20 metres but no setback above portion of the Retail Core Precinct has a preferred this street wall is specified. This would imply that a maximum height of 32 metres (eight storeys) which is 24-metre street wall would be permitted. at odds with the established character of one to three storeys. This height, when combined with a preferred 5 metre maximum setback above and behind the street Side and rear setbacks wall, would contribute to excessive scale and bulk The current schedule does not specify a minimum that would erode the valued heritage character of this setback from rear and side boundaries, or from the precinct. centreline of an adjoining laneway, this may result in poor design outcomes particularly for a building exceeding 42 metres in height. Street wall height The current schedule identifies the preferred maximum street wall heights is a range from 15-20 metres with Overshadowing and wind effects none specified in nine of 25 sub-precincts (36 per Prior to Amendment C424 the schedule did provides cent). As with building heights, preferred minimum limited requirements in relation to overshadowing and maximum street wall heights are specified in and no measurable requirements for wind effects. For 16 sub-precincts; however, only five sub-precincts example, precincts 4 and 6 include a guideline to avoid specify a preferred minimum street wall height. A overshadowing Johnstone Park but it does not specify street wall height of 20 metres (five to six storeys) in a duration of the day or a date. the Retail Core Precinct would significantly alter the established heritage character where the existing street wall heights consist of one to three storeys (up to 12 metres).
Importantly, the use of a uniform approach in sub- precinct areas for street wall heights does not allow for the granular specification of different heights to account for street-specific characteristics such as street width, heritage attributes or overshadowing.
Setbacks above the street wall The current schedule identifies the preferred setbacks of buildings above the street wall height is a range from 4 to 5 metres, with none specified in 14 of 25 sub- precincts (56 per cent). The specification of a single setback, irrespective of building height, would result in poor built form outcomes for taller buildings. For instance, a setback of 5 metres would not be adequate for a building exceeding 42 metres in height. In many instances where there is no setback above the street wall specified, it is unclear how this would relate to the preferred maximum street wall height. For example,
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7.3 Existing built form, character and challenges
Central Geelong benefits from its rich natural setting, Natural setting and views Indigenous history, commercial and industrial Central Geelong is bounded by Corio Bay to the north heritage, fine-grain shopfronts and networks of and the Barwon River to the south, with its topography streets and laneways. While some new buildings and forming an amphitheatre facing the Bay. Traditional public space upgrades have added valuable layers landmarks within Central Geelong are church spires. to this rich history, there are limited examples of Any buildings above seven storeys are visible exemplar buildings that demonstrate architectural landmarks on the skyline. It is therefore important excellence. Further, a focus on high-density residential to consider where taller built form can be located, development risks pushing out uses that will help marking key destinations for development such as Geelong thrive into the future. the area around the train station. Views along north- south streets to the Bay remain integral to the Central Indigenous identity Geelong experience, with the Westfield skybridge providing a poor example, blocking key views along While the names for Geelong and Moorabool, Yarra Street. Gheringhap, Yarra and Corio streets are derived from the language of the Traditional Owners, the The view from the Bay and The Esplanade to Central Wadawurrung, the Indigenous history of Geelong and Geelong’s skyline is one of the defining pictures of the enduring engagement of the Wadawurrung people Geelong. Taller buildings need to consider how they with Geelong is not evident in the built form and open positively contribute to a varied skyline and therefore spaces of Central Geelong. the ‘postcard’ view of Central Geelong, as well as views of the city from neighbouring suburbs to the east, south Urban structure and heritage and west. Geelong benefits from its clear network of streets and laneways, which makes it inherently walkable. Public realm and movement However, as Central Geelong develops it will be Public open spaces such as the waterfront and important to ensure the retention of these laneways Johnston Park are major destinations and form part of and any potential extension of the network through Geelong’s identity as a lifestyle city. Central Geelong’s new pedestrian links. gridded network of streets and laneways gives the city great potential for walking and cycling, with recent Geelong has individually significant buildings and public realm upgrades on Little Malop Street and heritage precincts, and fine-grain shopping streets the Malop Street Green Spine providing high-quality that are an important part of the city’s identity and exemplary open spaces. character. The current built form controls (or lack of controls in some precincts) place these areas at risk However, these public open spaces and pedestrian of over development, leading to loss of heritage and paths are at risk of losing their amenity, as the current contributory built fabric. built form controls do not limit overshadowing or the effects of wind resulting from new development. There are examples of facadism, such as the NDIS building, and the WorkSafe offices show a The southern part of Central Geelong does not have contemporary extension that does not respond to the adequate green open space, as established in the Open prevailing heights of surrounding heritage buildings Space Strategy. On-ground car parks, often owned by providing an example of the over development of a the Council, could be heritage building.
151 consolidated to allow the creation of more open space. central commercial areas, most buildings have zero While there have been some upgrades to improve setback, creating a more continuous, urban experience. the amenity of streets and laneways for walking and Areas around the periphery of Central Geelong have cycling, much of Central Geelong remains dominated landscaped, front setbacks, reflecting a more suburban by vehicular traffic. character.
It is important that crossovers and service access to Design quality and design excellence future development are carefully managed to improve rather than erode the walkability of Central Geelong. While Central Geelong does have some recent award- New development such as the WorkSafe building winning cultural buildings, recent office and especially contains car parking in the podium of the building and high-density residential development provide limited other new developments do not have high-quality examples of new buildings displaying architectural ground floor interfaces, diminishing the pedestrian excellence. Concerns include poor engagement with environment. the heritage context and fabric, lower levels dominated by car parking including podium parking and poorly located crossovers, poor ground floor interfaces that Built form controls, land use and development do not provide a good pedestrian experience, and The current built form controls are inadequate to material and glazing selection that is not suitable for support the preferred character and street amenity that the marine environment for new developments located will help Geelong thrive into the future. The preferred close to the Bay. There is an opportunity to set not building heights are too high in some locations to only base levels of design quality, but also to support maintain the existing character. For example, in the design excellence through programs beyond the Urban Station Precinct or on Mercer Street there are no Design Framework, including architectural awards, preferred heights in place. This leads to uncertainty for competitions and an independent design review developers, speculation on land and overdevelopment. process. In locations close to the university, the lack of controls has led to high-density residential developments that Design excellence will positively contribute to the are too dense for the existing context, which can lead to amenity and character of Central Geelong while adding crowding out important land uses such as employment to city pride. This benefits developers, investors and and education. There is a growing need to support all businesses in Central Geelong as more people will key employers and industries including health and want to work, live and play in Central Geelong. government services in Central Geelong through built form controls to ensure the city centre can continue to develop successfully.
Existing building heights, street walls and setbacks Existing buildings within Central Geelong are predominantly between one and four storeys, with the overall building and street wall height typically of the same height. The Retail Core Precinct is predominantly one or two storeys, with the taller Woolstore buildings close to the waterfront reaching up to 20 metres. In the
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8 8.1 Principles and strategies
To support a network of To ensure Geelong can thrive as a high-quality streets and places place to live, work and visit
Central Geelong is an inherently walkable city with its Analysis of Central Geelong’s exciting DNA identified network of streets, laneways and open spaces. The a series of key sectors integral to its future success, Urban Design Framework introduces solar and wind including health, education, services, retail and cultural controls, as well as activated ground plane design activities. In order to ensure the success and vibrancy requirements that will protect and enhance existing of Central Geelong into the future, the built form and future open spaces, corridors and laneways. These controls will support building typologies and uses controls will ensure that new built form improves the which are targeted for jobs and housing growth, in amenity and enhances the connectivity of the city’s line with these sectors and the strategic themes of the network. Framework Plan.
Strategies Strategies
— Protect sunlight to streets and laneways Solar access will — Employment close to existing anchors Employment uses be protected to key laneways, and footpaths of key streets will be supported close to key anchors, such as hospitals, the from 11am to 2pm on the equinox. university and other major institutions and cultural facilities. — Protect sunlight to current and future open spaces Solar — Interconnected precincts To support these uses, a series of access will be protected to key open spaces, both existing precincts have been established that respond to Geelong’s and future, from 10am to 3pm on the winter solstice. existing and future land uses and built form characters. — Managing impact of wind Any building over 16 metres — Building typologies Within each precinct, preferred building will require a wind report demonstrating that the proposed typologies have been identified that support the future land building would not create unsafe or uncomfortable wind uses and built form character, which in turn have set the conditions. preferred building height for that precinct. For example, — Provide new pedestrian links Key sites will be required to ‘campus scale’ buildings of six to eight storeys are supported provide through-block links to help extend Central Geelong’s surrounding the university, to encourage education and network of laneways. employment uses. — Ground plane activation and design The quality of the — Capacity for future jobs and residents The built form pedestrian experience will be enhanced through activation of controls anticipate sufficient capacity for future jobs and the ground plane, design of ground floor interfaces, reducing residents until 2050. crossovers, sleeving any above-ground car parking with active uses and minimising the impact of services.
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To cement Geelong as a UNESCO City of Design
Central Geelong has an incredible natural setting, framed by the Barwon River and Corio Bay. It benefits from its clear urban structure of streets and lanes, significant heritage parks and buildings, the foreshore and fine-grain heritage buildings. As a UNESCO City of Design and attractive ‘lifestyle city’ it has the potential to leverage these strengths by ensuring new development is sustainable, meets design quality standards and builds on, rather than erodes, these identities.
Strategies
— Built form character and heritage Street wall heights and setbacks reinforce the armature of the street grid and create a cohesive, walkable neighbourhood. Fine-grain lots and heritage buildings are retained through lower preferred heights in key character areas and volumetric retention of heritage. — Urban structure and views Key areas of increased height on strategic development sites near the station and the hospital on the hill will help create landmarks and assist with wayfinding in Central Geelong. Views are maintained along all north-south streets, protecting views of the Bay. Taller buildings will positively contribute to the Central Geelong skyline as viewed from the Bay and neighbouring suburbs to the east, south and west. — Design quality and materiality All new buildings embody the designation as a UNESCO City of Design with careful consideration given to how each building responds to context and heritage, and provides a human-scaled pedestrian environment. Street walls and upper façades will provide vertical rhythm, variety of height and architectural expression. Buildings will be designed to endure, with all materials, glazing systems and finishes suitably robust and durable for a coastal environment. — Sustainability and urban greening Best practice sustainability principles will be incorporated into new buildings to improve thermal comfort, reduce energy consumption, maximise sunlight and cross-ventilation, and provide opportunities for energy generation. Urban greening will be incorporated into setbacks, building façades, light wells, courtyards and rooftops where possible.
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9 9.1 Overview
The proposed Urban Design Framework seeks to collectively manage built form, amenity, movement and public realm outcomes for Central Geelong and individually, on a site basis, to support the vision for each precinct. Broadly, this consists of providing guidance on matters of scale, massing and bulk within the streetscapes through building height, street wall and setbacks above the street wall, and side and rear setbacks. This will be supported by specific guidance to improve the quality of the building at the ground plane to deliver a diversity of high-quality interfaces. This will promote a vibrant and safe street life on Central Geelong’s streets and laneways, including urban greening and placemaking. Importantly, the consideration of the off-site impacts of buildings, such as overshadowing, wind conditions and vehicular access and car parking, form key criteria for the planning and assessment of developments in Central Geelong.
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9.2 Built form Building height
Building height is a key determinant in the overall Responding to heritage, grain and character scale, form and preferred character of the streets Central Geelong is a city with a fine framework of and precincts of Central Geelong. The preferred 19th century streets and laneways, and a magnificent maximum building heights have been established to portfolio of heritage buildings, many of which are promote building typologies that support the land on the Victorian Heritage Register. Building heights use vision for each precinct while responding to the have been aligned with the scale of existing heritage valued heritage attributes and streetscapes of Central buildings and streetscapes to ensure that these are not Geelong. eroded by future development, while providing scope for renewal that celebrates these valued attributes. This Aligning building heights with overshadowing is particularly important for the Retail Core Precinct, controls where a scale of four to six storeys (16-21 metres) responds to the existing low-rise, fine-grain retail and Protecting sunlight access to parks, footpaths and lanes commercial buildings within a network of laneways. is crucial to the amenity and walkability of Geelong. This is particularly important for Central Geelong in a post-COVID context, as there is a need to protect sunlight access to streets and spaces to support an increasing and diversifying range of activities including, but not limited to, events, outdoor dining and cafés. As a result, 3D modelling of solar envelopes of overshadowing controls has informed the preferred height limits alongside preferred precinct character and heritage. Further information about overshadowing controls is outlined in Section 3.9 Amenity: Overshadowing.
Promoting building heights aligned with precinct character and use The vision for each precinct seeks to support and strengthen its anchoring uses, such as core retail and Figure 90 3D modelling to test alignment of overshadowing controls hospitality, health, knowledge and enterprise as well as medium and high-density mixed-use inner-urban living. Optimal heights of building typologies that support these land uses alongside lot characteristics (size, access and strategic development opportunities) have informed the preferred maximum building heights within each precinct, with greater heights allowed on large sites where off-site impacts can be managed. This will create a cohesive future urban character for each precinct and Central Geelong overall.
Development capacity and forecast demand Building heights have been tested to ensure that there is sufficient development capacity to accommodate Figure 91 Promoting campus-scale buildings in forecast floorspace demand under a range of scenarios Knowledge and Enterprise Precinct (HafenCity, Hamburg) prepared by SGS Economics & Planning (refer to Structure Plan).
159 Figure 92 Preferred maximum building height. Source: MGS Architects.
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Built form Street wall
The street wall height refers to the height of the building at the street edge, with upper levels set back above the street wall. The recession of these 6m upper levels shapes the experience of the building Preferred minimum Street wall and the collective streetscape for pedestrians. An appropriately scaled street wall at human scale contributes to an inviting and sunlit street with a sense of enclosure, while at the same time offering Street clear views to the sky.
Preferred maximum street wall height The preferred maximum street wall heights in Central Geelong are informed by:
— existing street wall heights and overall scale of buildings and streetscapes with heritage attributes. For instance, a one to three -storey streetscape within the Retail Core Precinct and a four to six-storey scale of the Woolstore building in the Knowledge and Enterprise Precinct. In these instances, the street wall of heritage buildings and streetscapes establishes the preferred maximum street wall height of adjoining lots 10m Preferred minimum and areas. — preserving sunlight access to primary walks, laneways Street wall and open and urban spaces. The width and orientation of streets has a relationship with sunlight access, with lower street wall heights on narrower streets and a taller street wall on wider streets. — in other areas, where heritage is not a primary consideration and overshadowing controls are Street addressed, a greater street wall height will be >42m encouraged. For example, a four-storey street wall in the West Village Precinct to the west of Gheringhap Street.
161 Retain heritag e built form Front setbacks above the street wall
— Buildings should incorporate a single setback above 6m the street wall to avoid a tiered ‘wedding cake’ form. Mandatory minimum — The applicable setbacks above the street wall relate to the overall height of the building, not the height of the street wall, as set out below: Retain existing heritage street Street wall height Main street frontage for heritage buildings
Overall building Mandatory minimum front setback above Preferred minimum front setback above the height the preferred maximum street wall height preferred maximum street wall height in a heritage overlay Equal to or less than 6 metres minimum on the main street 6 metres 42 metres (12 storeys frontage of less) Greater than 42 metres 6 metres minimum on the main street 10 metres (13 storeys or greater) frontage
Table 2 Mandatory and preferred minimum front setbacks above the preferred maximum street wall height
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Figure 93 Street wall height. Source: MGS Architects.
163 Built form Street wall (continued)
Tall buildings (above 42 m) Tall podium-tower buildings above 42 metres should be designed to create slender and well-spaced towers that maximise sunlight access to the public realm and views to the sky between buildings from the street. This should provide for high levels of internal amenity with regard to outlook, daylight and offsetting of views between buildings.
Podium-tower building typologies should adopt the lower street wall where a range is specified, for example:
— a street wall of 21 metres (six storeys) where a range of 21 metres to 28 metres is specified, see Figure 8.
Non-podium-tower building typologies may adopt the higher street wall where a range is specified.
The width of towers should not be greater than half of the total height of the building.
Heritage Development on sites affected by a Heritage Overlay should retain the street wall of the existing heritage building, including where the street wall is greater than the nominated street wall height on the plan shown.
— Development on sites that adjoin heritage buildings should set the street wall height in proportion to that of adjoining heritage frontages. As a general principle, the street wall height should be set lower than adjoining contributory building(s). — Development must provide a minimum setback of 6 metres for upper levels above the existing heritage building to ensure that the three-dimensional form is retained and to avoid ‘facadism’.
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Built form Street wall (continued)
Street wall variation Where appropriate, variation in street wall height should reinforce the urban grain of the streetscape and help create a human scale.
Street wall heights should vary in a manner which reflects the urban grain of the street and existing lot subdivision. Street wall heights should vary from adjacent buildings where they are consistent for a length longer than 45 metres. Variations in street wall height will be considered as a minimum of 1 metre above or below the adjoining street wall height.
Street corners Buildings on street corners in Station, Knowledge and Enterprise, and Retail Core Precincts should be designed to provide emphasis on street corners:
— no maximum street wall height applies to sites on a corner up to a length of 30 metres on both sides. The street wall height specified on the plan applies beyond this distance. This does not apply on corners to laneways.
Street wall setback
In principle, buildings should be built to the front lot line to reinforce a mixed-use urban character, except:
— where there is an existing landscaped setback setting. In such instances, the street wall setback should be set in proportion to existing setbacks (approximately 3 to 6 metres). — ·where institutional uses are proposed. The setback should be set to respond to such uses and provide for landscaping and placemaking opportunities.
165 Built form Side, rear setbacks and building separation
Buildings should incorporate side and rear setbacks Overall building Preferred minimum side to provide sufficient distance between buildings to height and rear setback above the allow equitable access to sunlight and daylight to preerred maximum street windows and habitable rooms of existing buildings wall height and to future development on adjoining sites. In Equal to or less than 16 metres None specified addition, these setbacks will provide appropriate (4 storeys or less) levels of privacy and outlook from within buildings, Between 16 metres and 28 4.5 metres and minimise the need for screening. More broadly, metres (5-8 storeys) this will avoid the formation of a continuous wall of Between 28 metres and 42 6 metres buildings along a street and allow for views to the sky metres (9-12 storeys) when viewed from the street. Greater than 42 metres (13 10 metres storeys or greater) Side and rear setbacks Table 3 Side and rear setback requirements if the building is Side and rear setbacks and building separation built to the boundary controls should be discretionary to allow for a localised response to context. In Central Geelong, buildings will be generally built on the side or rear boundary to Overall building Minimum setback reinforce the existing urban character. Table 3 set out height Preferred minimum side the preferred requirements above the street wall height and rear setback below the where a building is built on a side or rear boundary. preferred maximum street wall height – where building is not This will ensure that building separation is provided within 300mm of a side or rear above 16 metres or the nominated maximum street boundary wall height if it is greater than 16 metres. Equal to or less than 16 4.5 metres where a habitable metres window or balcony is proposed. Table 4 sets out the side and rear setback requirements 3 metres where a commercial below the street wall height where a building is not (4 storeys or less) or non-habitable window is proposed. built on the boundary to ensure adequate separation is provided at ground level. In principle, greater Between 16 metres and 28 4.5 metres separation is required as buildings increase in height metres and bulk. If a building is built on or within 300mm of (5-8 storeys) a side or rear boundary, no side or rear setback is Between 28 metres and 42 6 metres required below the preferred maximum street wall metres height. (9-12 storeys) Greater than 42 metres 10 metres
(13 storeys or greater)
Table 4 Side and rear setback requirements if the building is not built on the boundary (not within 300mm of a side or rear boundary)
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Side and read setback when buildings Side and read setback when buildings are built to boundary are not built to boundary
3m 4.5m None specified Street wall Street wall
Street wall Common boundar y
Commercial or non-habitable Habitable window or balcony window
4.5m
Street wall Street wall 4.5m
6m 6m
Street wall Street wall
10m 10m
Street wall
>42m >42m
167 Overall building Preferred minimum separation Preferred minimum separation between height between buildings below the buildings above the preferred maximum preferred maximum street wall street wall height height Up to 42 metres (12 storeys) 6 metres 12 metres Greater than 42 metres (13 10 metres 20 metres storeys or greater)
Table 5 Building separation requirements for separate buildings within a site.
Building separation within a site Building separation within a site requirement On sites with multiple buildings, sufficient distance should be provided between buildings to provide sunlight and daylight to windows and habitable rooms, and to provide sufficient 12m outlook and appropriate levels of privacy between individual buildings. This would also Street wall allow for potential pedestrian connections 6m between buildings.
20m
Street wall
10m
>42m
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Built form Street activation and interfaces
Buildings in Central Geelong should be designed to Office — Provide continuous canopies for contribute to a high-quality and safe public realm, and weather protection in the Retail Core to the vibrancy of the city’s street life. The city will precinct. These should be designed consist of a diverse range of active street frontages to allow for street canopy trees. and interfaces that responds to the context of the site — Avoid broad tenancies along the and the precinct. street frontage and sleeve large floorplate tenancies with fine grain tenancies in the Retail Core precinct. — Avoid external steps or pronounced General guidelines level changes at ground level that visually and physically separate the frontage from the street. — Provide appropriate levels of clear glazing (refer to Table 6) for specific requirements) and legible entries Accommodation — Provide direct individual entries to to buildings to increase the level of permeability and dwellings or home offices at ground level where practicable. visibility from the street. — Provide balconies and operable — Sleeve car parking structures with active uses to windows within the street wall and increase street activation and passive surveillance. orient habitable rooms towards the street and laneway to increase — Provide balconies and operable windows within the passive surveillance opportunities. street wall and orient habitable rooms towards the — Where relevant, provide habitable street and laneway to increase passive surveillance rooms orientated towards abutting opportunities. open space. — Ensure that building indents are set at a depth that — Provide setbacks to entries to remains visible from the street to avoid creating dwellings from open space. unsafe entrapment spaces. Institutional (e.g. — Institutional buildings should, where hospital, education) practicable, create activated façades Specific guidelines to increase the degree of visual and physical interaction between people in the street and those within. Interface type Preferred requirements Heritage (e.g. — Heritage requirements take All uses — Locate services away from Primary Victorian Heritage precedence over glazing or Secondary Pedestrian links Register/Heritage requirements set out on Table 7. identified in Structure Plan, or below Overlay) ground level — Distribute services along street frontages to avoid the creation of Table 6 Street activation and interfaces large blank walls — Provide substations below or above ground level where possible to reduce the footprint of building services at ground level. Retail and — Provide canopies that offer hospitality (e.g. continuous and functional weather shops, food and protection where retail and drink premises) hospitality uses are proposed. These should be designed to allow for street canopy trees. — Avoid broad tenancies along the street frontage and sleeve large floorplate tenancies with fine-grain tenancies. — Avoid external steps or pronounced level changes at ground level that visually and physically separate the frontage from the street.
169 Building services
— Integrate externally accessible service elements into the building façade design, such as exposing appropriate service elements and/or reducing the height of service elements to maximise the amount of glazing for ground floor tenancies. — Locate services or back of house areas away from primary streets, or within basements or upper levels where possible. — Locate substations below ground level where possible to reduce the footprint of building services at ground level. Figure 94 Integrated building services | Nightingale 2.0, Fairfield — Distribute service elements along the street frontage by sixdegrees and Nightingale to avoid the creation of large blank walls.
Figure 95 Exposed building service elements integrated into an internal laneway with active uses and seating | The Commons by Breathe Architecture
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Glazing The extent of glazing at the ground plane increases the level of visual engagement and interest between retail and hospitality uses and pedestrians in the street. This will ensure that retail and hospitality frontages are orientated to pedestrians and provide interest and vibrancy to the streets of Central Geelong. Generally, in the Retail Core Precinct, a higher level of glazing (80 per cent) will ensure that street frontages contribute to the primary retail role and appearance of these streets. This is supported by Active Streets and areas outside the Retail Core Precinct where higher levels of activation are encouraged. Existing and future active laneways may be constrained by their traditional service role and Figure 96 Active street frontages on Little Malop Street, Geelong back of house areas; however, the amount of glazing should be maximised when these areas are converted for active uses.
Heritage requirements take precedence over these glazing requirements to protect the integrity of heritage attributes; in these situations, the extent of glazing should be maximised where practicable.
Active frontage Preferred requirements type Retail Street — Provide at least 80 per cent clear glazing along the ground level To maximise frontage to a height of 2.5 metres, activity along street excluding any solid plinth or base. frontages for a — Encourage operable windows and diversity of uses detailing that engages with the within the Retail street. Core Precinct — Avoid the use of security grilles or mesh and ensure they are transparent where they are used Active Street — Provide at least 30 per cent clear glazing along the ground level frontage to a height of 2.5 metres, excluding any solid plinth or base. Active Laneway/ — Provide and maximise the amount of Active Laneway clear glazing along the ground level (proposed) frontage to a height of 2.5 metres, excluding any solid plinth or base, To support retail and where practicable. hospitality uses in — Encourage operable windows and active laneways detailing that provides for laneway activation.
Table 7 Glazing requirements
171 Figure 97 Active Street Frontage (glazing requirements). Source: MGS Architects.
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Built form Design quality and architecture
Architectural expression – breaking down façade — Services and access to bicycle parking garages should lengths be integrated into the architecture of the building façade and not visually dominate the ground plane. — New development should be articulated in a manner Entrances to bicycle storage should be clearly visible which reinforces a human-scale streetscape rhythm, from the public realm breaking down singular long elevations into a series of façades Upper floors — The Retail Core Precinct includes a large proportion of fine-grain streetscape and laneways that form an — Upper storeys above the street wall should differ in important part of both Geelong’s historic fabric and architectural expression from the street wall. its contemporary character. New development will retain the streetscape rhythm of this historic fabric to Visible elevations ensure that land consolidation does not remove this key characteristic. — Buildings should be designed as fully resolved three- — Development with frontages of greater than 45 metres dimensional forms, with all visible elevations, including should break up building mass by providing a recess side and rear elevations, designed to be viewed, of the street wall, at least every 45 metres, that has avoiding blank walls. a minimum setback 6 metres from the façade of — Where side elevations adjoining other properties are adjacent building elements and a minimum width built on a boundary, or reasonably anticipated to be of 6 metres and each form should respond to the completely obscured by future development, they predominant street grain patterns in its articulation should continue to be designed to be viewed. and detail. This recess may include entries, short term bicycle and scooter areas and/or deep soil planting Roof installations zones. — Where a development occurs within the Retail Core — Roof plant and services should be designed to be Precinct, building façades should reflect the historic located out of sight and/or concealed from view from fine-grain lot pattern within the façade. Where a the public realm. Active rooftop uses such as gardens, development occurs across multiple lots, the building pools and terraces that are integrated into the building façade should be composed of façade elements that design can be visible. generally reflect and align with the original lot pattern. Reflectivity Heritage — Buildings with frontages to identified primary and — Development on sites affected by a Heritage Overlay secondary pedestrian links should use materials and should ensure that upper levels are designed to be finishes with a perpendicular reflectivity less than visually distinct from the existing heritage façade and 20 per cent, measured at 90 degrees to the façade fabric in materiality and recessive in mass and scale. surface.
Ground plane
— The streetscape rhythm and materiality of the street wall should continue down to the ground plane of the building, ensuring the building ‘touches the ground’.
173 Figure 98 Distinct upper level materiality and Figure 99 Breaking up of large building mass expression of upper levels and adaptive re-use to reflect fine grain at ground level and maintain of a heritage building | Paramount Hotel, Surrey streetscape rhythm | AM60, 60 Albert Street, Hills, Sydney - Breathe Architecture Brisbane- Donovan Hill Architects
Figure 100 Roof service cores concealed from Figure 101 Long horizontal façade broken view & ground floor services integrated with down with vertical panels, and variations public realm| 25 King Brisbane - Bates Smart along entrance | QT Hotel, Melbourne- Angelo Architects Candalepas Architecture
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Built form Ecologically Sustainable Design
Best practice in Environmentally Sustainable Design — Buildings should minimise environmental impacts (ESD) is integral in cementing Geelong’s status as a through the selection of building materials, design and UNESCO City of Design. Buildings should be designed ongoing management. with durable and sustainable materials suitable for — Developments should prioritise building re-use, a marine environment, and with flexibility for future adaptation and extension, where practical, over adaptation over time. These green buildings will demolition and rebuilding. improve thermal comfort, reduce the use of mains — Buildings should ensure that dwellings achieve energy and water supply, and maximise sunlight, cross- adequate thermal efficiency. ventilation and urban greening. — Developments should ensure that waste and recycling facilities are accessible, adequate and attractive.
Built to last within a coastal marine environment Urban greening Buildings should be constructed to be resilient to — Developments should maximise urban greening by the harsher conditions of Geelong’s coastal marine introducing trees, ground cover, and vertical and environment, and be able to withstand increased rooftop vegetation that create positive environmental corrosion, humidity and moisture, to ensure building outcomes and contribute to the broader green performance and aesthetic quality is not compromised. infrastructure network and ecosystems. Permit applicants must demonstrate with sufficient — Developments should provide a Green Factor detail to the satisfaction of the Responsible Authority scorecard as part of a permit application (https://www. that materials, glazing systems and finishes utilised in greenfactor.com.au) to demonstrate the achievement development are sufficiently robust and durable to last of a target score of at least 0.55. within a marine environment.
Minimum floor to floor heights — Buildings should be clad and constructed with building materials appropriate to the site’s location and In order to ensure that new development allows for exposure to coastal marine conditions. the future adaptation of lower levels for a different — Building materials should be compliant with Australian use over time and high internal amenity for residential standards for corrosion resistance where appropriate, uses above the street wall, buildings should provide a including as appropriate: minimum floor-to-floor height of:
• AS4997 - Guidelines for the design of maritime — At least 4 metres at ground floor structures — 3.5 metres at upper levels, up to the nominated street • AS4100 - Steel wall height, including car parking structures at upper • AS3600 - Concrete levels • AS — 3.5 metres for upper levels above the nominated street wall height for non-residential uses • AS1664 - Aluminium — 3.2 metres for upper levels above the nominated street — Buildings should comply with the principles contained wall height for residential uses in the Siting and design guidelines for structures on Victorian Coast (2020) and the Marine and Coastal Policy 2020
Building performance
— Buildings should ensure the development’s orientation, design and layout reduces fossil fuel energy use and makes appropriate use of daylight and solar energy.
175 Figure 102 Green roof with integrated seating and communal open space | Burnely Living Roofs, Melbourne by Hassell
Figure 103 CH2, Melbourne by DesignInc. and Mick Pearce
Figure 104 One Central Park, Sydney by Figure 105 Melbourne Quarter Sky Park, Jean Nouvel Collins Street, Melbourne
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Built form Strategic Development Sites
Several strategic development sites have been — Overshadowing identified within Central Geelong. Given the unique — Preferred maximum building height nature of each site, they will require additional built — Street wall height form controls that are to be incorporated into the — Side, rear setbacks and building separation Activity Centre Zone or where beyond this zone introduced through current overlays or considred for future controls. . Additional controls include floor area 3D testing also accounted for the need to deliver new ratio (FAR) controls. pedestrian links and open space as part of development contributions in a manner that is commensurate with the scale and capacity of the site. Furthermore, 3D testing also considered the relative building depths and Strategic development sites have been selected using dimensions for residential and commercial floor plates the following criteria: as well as corresponding floor-to-floor heights varying accordingly, aligned with each precinct’s land use — Council-owned land suitable for strategic development aspirations. (eg Council offices, Civic Centre Car Park and Haymarket Car Park) The resultant FAR for each SDS represents a high-level — Large privately owned land >4000m2 in size assessment of the site’s capacity to accommodate (eg Officeworks, Westfield, Waterfront Church, development that complies with the Central Geelong Marketsquare and Steampacket House). Framework Plan.
FARs with preferred maximum heights and preferred typologies Interblock permeability and public realm As each of these sites is large and requires flexibility The FAR controls have been calculated to allow for new to respond to its specific land use and context, FARs through-block links and public open spaces on larger have been identified to guide development on each site, sites. This will increase interblock permeability, and the except for the Station, the University Hospital Geelong amenity of each site and its surrounding area. and the Commonwealth Land strategic development sites where theircomplexity will require further Community benefit detailed planning. The FAR’s will be used together with complementary built form controls such as preferred Community benefits such as affordable housing or maximum heights and mandatory overshadowing community infrastructure should be included with the controls. This allows for new buildings of different future planning controls for each strategic development heights to be introduced, creating a ‘village of buildings’ site. rather than completely building out the building envelope.
The Floor Area Ratio (FAR) for each Strategic Development Site (SDS) has been derived from 3D testing of the capacity of each site. This took into consideration the proposed controls and guidelines, including the following:
177 Figure 106 Floor area ratios for strategic development sites. Source: MGS Architects.
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2 11 D DRAFT
9.3 Amenity Overshadowing
The amenity and quality of public realm for pedestrians 8m 12m m m in Central m Geelong is paramount to its continued success as a city centre with a growing resident, worker m m 2 and visitor population.11 A key contributory factor to this outcome is the amount of sunlight that primary streets, laneways and spaces receive throughout the middle of the day during cooler periods of the year when the sun is lower in the sky. D Mandatory overshadowing controls Mandatory overshadowing controls will be applied to streets, laneways, and open and urban spaces at specific times of the day at the winter solstice (22 June) or the spring equinox (22 September). Planning 12m permit applicants must provide shadow modelling 8m D mto demonstrate mthat the applicable criteria are met. m m There will be no discretion to enable a variation of this m requirement.
On wider streets the overshadowing controls will apply 2 11 to 6 metres from the property boundary to ensure that sunlight is provided to existing and future widened footpaths, thereby supporting an increased amenity for people to dwell, dine and activate the public realm.
D 2 11 Space Mandatory Hours Date(s) Requirement between 8m 12m Johnstone Park No additional 10am-3pm 22 June m m m overshadowing m m Austin Park Customs Park Eastern Beach Transvaal Square 2 11 Future open spaces Future Geelong 8m 12m m m m Station Plaza/ Forecourt m m Steampacket Gardens
Table 8 Overshadowing requirements for public open spaces
8m 12m m m m m m
179 Streets and Laneways Mandatory requirement Hours Date(s) (identified Plan 6) between Primary North-South No additional 11am-2pm September 22 Street overshadowing to both East and West footpaths Shadow requirements (measured 6 metres from for primary north-south boundary) streets apply to the footpath on the opposite side of the street to the building. Primary East-West Street No additional 11am-2pm September 22 overshadowing to South footpath (measured 6 metres from boundary) Secondary North-South No additional 11am-2pm September 22 Street overshadowing to West footpath (measured 6 metres from boundary) Narrow Street / No additional 11am-2pm September 22 Laneway A overshadowing above the shadow that would be cast by a street wall of 8 metres Narrow Street / No additional 11am-2pm September 22 Laneway B overshadowing above the shadow that would be cast by a street wall of 12 metres
Table 9 Overshadowing requirements for streets and laneways
Additional shadow means any shadow cast outside any existing shadow from buildings or works, but not a shadow cast by incidental elements such as canopies, kiosks, artworks, screens or trees.
Shadow requirements for primary north-south streets apply to the footpath on the opposite side of the street to the building.
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Figure 107 Overshadowing. Source: MGS Architects.
181 Amenity Wind effects
Buildings should be designed to minimise adverse Wind mitigation elements, such asMELBOURNE awnings and PLANNING SCHEME wind effects to ensure safe and comfortable wind screens should be located within the site boundary, conditions for the streets and spaces of Central unless consistent with the existing urban context or Geelong. preferred futureWind development condition of theSpecification area.
Hourlymean wind speed is the maximum of: Mandatory wind report requirement for tall buildings The hourly mean wind speed. Development measuring 16 metres or greater in height The gust equivalent mean speed (3 second gust wind speed divided by should comply with the preferred requirement for 1.85). comfortable wind conditions in Table 10. Unsafe wind conditions The hourly maximum 3 second gust from any wind direction (considering at A permit must not be granted to construct a building least 16 wind directions) with a corresponding probability of exceedance percentage greater than 20 metres per second. or construct or carry out works which are not in accordance with the mandatory requirements outlined in Table 10. Within a distance of half the greatest length of the building, or half the total height of the building measured outwards on the horizontal plane from the ground floor building façade, whichever is greater, the following requirements apply:
— In public land, publicly accessible areas on private land, private open space and communal open space, development in excess of 16 metres must not cause unsafe wind conditions specified in Table 10. — In public land and publicly accessible areas on private land, development should achieve comfortable wind conditions specified in Table 10.
A permit cannot be granted for buildings and works with a total building height in excess of 16 metres 2.12 Active street frontages 05/10/2018 that would cause unsafe wind conditions in publicly GC81 Built form outcomes accessible areas within a distance equal to half the longest width of the building above 16 metres in height Buildings that: measured from all façades, or half the total height of Enhance connectivity to the Yarra River. the building, whichever is greater. Address and define existing or proposed streets or open space and provide direct pedestrian Trees and landscaping should not be used to access from the street to ground floor uses. mitigate wind impacts. This does not apply to sitting areas, where trees and landscaping may be used to Address both street frontages if the building is on a corner. supplement fixed wind mitigation elements. Create activated building façades with windows and legible entries. Consolidate services within sites and within buildings, and ensure any externally accessible services or substations are integrated into the façade design. Avoid unsafe indents with limited visibility. Unsafe Comfortable Annual maximum 3 second gust wind speed Hourly mean wind speed or gustBuildings equivalent with mean residential speed development at ground level that: exceeding 20 metres per second with a (3 second gust wind speed divided byCreate 1.85), a from sense all of wind address by providing direct individual street entries to dwellings or home probability of exceedance of 0.1% considering directions combined with probabilityoffices, of exceedance where less practicable. than 20 at least 16 wind directions per cent of the time, equal to or less than: — 3 metres per second for sitting,Car parking that does not detract from the public realm. — 4 metres per second for standing areas, Built form requirements — 5 metres per second for walking areas. Table 10 Wind Effects Requirements All buildings should provide: Openable windows and balconies within the street wall along streets and laneways. Entrances that are no deeper than one-third of the width of the entrance.
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Amenity Reverse amenity
There is a need to ensure that existing land uses that are integral to the success of each precinct are not compromised by a sensitive new use such as residential buildings. Examples include hospitals, live music venues and extended hours activity. Buildings of the proposed new use should be designed to address the amenity impacts from, and to, the existing use. Additionally a detailed investigation will be required to identify areas to be covered by a live music overlay.
Reverse amenity requirement Figure 108 University Hospital, Geelong
— Incorporate a decision guideline in the ACZ that the Responsible Authority must consider the extent to which the layout and design of the new use or development minimises the potential for off-site impacts, including from noise, fumes, odour or vibrations, ensuring that:
• existing uses are not compromised by a new use or development • a new use or development is designed to address amenity impacts from, and to, existing uses. Figure 109 Extended hours activity in Little Malop Street, Geelong
183 9.4 Movement Vehicle access and carparking
Well-designed car parking structures, with safe and efficient access for both cars and pedestrians, are key to the success of Central Geelong as a vibrant mixed- use city centre with high levels of pedestrian amenity and safety. Car parking structures should be designed to be easily accessible while being visually subservient within the street and sleeved with active uses that maximise opportunities for passive surveillance. These structures should be designed to allow for adaptation for commercial or residential uses as car dependency reduces over time.
Vehicle access if access is provided via a secondary laneway, and Vehicle access to car parking should be located away from streets on the primary and secondary pedestrian • designed to protect sensitive adjacent uses from network to ensure the amenity and safety of these vehicle noise, vibrations and emissions, and streets for pedestrians. • not located on the top floor unless cars can be obscured from views from neighbouring Crossovers should be removed and relocated to buildings preferred access points where required. Where there is an Active laneway, access should be provided via — Car parking structures above ground should be secondary laneways or a side street. designed with floor-to-floor heights of at least 3.5 metres to allow for adaptation to different uses over Car parking time, including habitable spaces. — Car parking structures should be consolidated on large — Car parking structures should be located underground development sites to minimise the number of vehicle to maximise opportunities for active uses at and above access points. street level. — Where appropriate, car parking structures should be — Where car parking is not feasible to be located designed for commercial operation with car spaces underground, then car parking located at ground or accessible to the public at all times of the day. within upper levels of a building/structure should be: End-of-trip facilities • sleeved/wrapped by residential, retail, office or other active uses to the street frontage(s), and — End-of-trip facilities should be located at ground level. • detailed to provide visual interest to the laneway
Classification Preferred Requirements Category 1 - Crossover Secondary laneway (or side street) Development should provide vehicle access via secondary (preferred Access points) laneway. Category 2 - Crossover Active laneway Development should not create new crossovers in active laneways unless no other access point is possible. Category 3 - Crossover Street - crossovers strongly discouraged Development should not create new crossovers. Development should remove and relocate any existing crossovers where possible.
Category 4 - Crossover Street - crossovers discouraged Development should not create new crossovers unless no other access point is possible. Development should remove and relocate any existing crossovers where possible.
Table 11 Vehicle access requirements
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Figure 110 Vehicle access. Source: MGS Architects.
185 Movement Pedestrian links
While Central Geelong enjoys a high level of permeability as a result of its 19th century grid of streets and laneways, new links should be provided through blocks where significant consolidation has occurred over time. In addition, the changing role of laneways from a traditional servicing role to places of activity means there is a need to increase access to these active laneways by completing the ‘missing links’.
New links delivered as part of renewal of Strategic Development Sites The redevelopment of strategic development sites at greater heights, scale and diversity of uses would necessitate the provision of new pedestrian links as a public benefit. This should be delivered as a negotiated outcome with private landowners (such as a Section 173 agreement) and/or delivered as part of renewal of Council and Commonwealth assets. Links identified include the following:
— Convention Centre to create a through-block link to the waterfront — Westfield West to restore the east-west connection between Moorabool and Yarra Streets and to provide a north-south connection from Brougham Street to Malop Street — Market Square to create a publicly accessible link to Little Malop Street and Union Street — Haymarket Car Park to provide a new connection from Market Street to Little Myers — Council offices/Westfield East and Officeworks to provide a new north-south through-block connection Figure 111 Possible future link through Dennys from Brougham Street to future open space at Little Place through re-purposing of upper levels. Malop Street. Source: Laneways Action Plan, August 2018
Linking a network of active laneways The Revitalising Central Geelong Laneways Action Plan August 2018 identifies possible new links to improve access to active laneways. These include links through strategic development sites identified above and through existing fine-grain lots (see Plan 8) which will require engagement with landowners as these sites are redeveloped as an alternative to direct public acquisition. These include:
— Dennys Place — Wright Place — Ryrie Street to Market Street.
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Movement Pedestrian links
Figure 112 Pedestrian links. Source: MGS Architects.
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188 | Central Geelong Framework Plan | Urban Design Framework Testing Outcomes
10 10.1 How much development capacity is provided within the envelope defined by the built form guidelines?
The capacity analysis provides a likely indication of whether the capacity within the proposed built form controls outlined in this document can cater for the expected required floor space in 2050. While a clear and justifiable methodology is required, due to assumptions, an excess capacity is desired to create a capacity buffer and to support choice in the market for which sites are developed.
This process included:
— Identifying the extra floorspace required between 2020 and 2050, considering:
• the different potential growth rate scenarios as identified by consultants SGS Economics
— The floorspace based on the proposed planning controls, considering:
• the current floor space • the 3-D model of the proposed controls • discounting factors and asumptions including that not all sites can or will be fully developed and some sites will be consolidated to create more efficient development sites
The results confirm that the proposed controls allow for enough capacity to meet at least the Upside 2050 scenario identified by consultants SGS Economics.
The background document to the Central Geelong Framework Plan (2021) provides a more detailed description of the testing of the capacity analysis.
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11 11.1 Integration into the Activity Centre Zone
The recommended built form framework should be tightly integrated into the Activity Centre Zone. Specifically, the primary controls should be incorporated as Centre Wide Design and Development provisions supported by precinct-specific guidelines.
Figure 113 Implementation of the Urban Design Framework within the Activity Centre Zone
ACTIVITY CENTRE ZONE
1.0 FRAMEWORK PLAN
2.0 OBJECTIVES
PREFERRED MAXIMUM BUILDING HEIGHT 3.0 TABLE OF USES STREET WALL HEIGHT AND STREET WALL SETBACK 4.0 CENTRE WIDE PROVISIONS SIDE AND REAR SETBACKS, AND BUILDING SEPARATION USE OF LAND INTERFACES DESIGN QUALITY SUBDIVISION ESD MATERIALS AND FINISHES BUILDINGS & WORKS OVERSHADOWING DESIGN AND DEVELOPMENT WIND EFFECTS VEHICLE ACCESS AND CAR PARKING 5.0 PRECINCT PROVISIONS LANDSCAPING
PRECINCT MAPS PEDESTRIAN LINKS PRECINCT OBJECTIVES STRATEGIC DEVELOPMENT SITES VIEW POINTS PRECINCT GUIDELINES
6.0 APPLICATION REQUIREMENTS REQUIRED DOCUMENTATION
7.0 NOTICE AND REVIEW
8.0 DECISION GUIDELINES
9.0 ADVERTISING SIGNS
10.0 OTHER PROVISIONS
INSERT URBAN DESIGN FRAMEWORK 11.0 REFERENCE DOCUMENTS DOCUMENT AS A REFERENCE DOCUMENT
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