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Greater Geelong Planning Scheme Amendment C159 Barwon Heads Structure Plan Panel Report January 2010

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Greater Geelong Planning Scheme Amendment C159 Barwon Heads Structure Plan Panel Report January 2010 GREATER GEELONG PLANNING SCHEME AMENDMENT C159 BARWON HEADS STRUCTURE PLAN PANEL REPORT JANUARY 2010 GREATER GEELONG PLANNING SCHEME AMENDMENT C159 BARWON HEADS STRUCTURE PLAN PANEL REPORT Michael Kirsch, Chair Ian Gibson, Member JANUARY 2010 Contents 1. INTRODUCTION.................................................................................................... 1 1.1 The Amendment........................................................................................................ 1 1.2 The Panel .................................................................................................................... 2 2. BACKGROUND....................................................................................................... 5 2.1 Barwon Heads............................................................................................................ 5 2.2 Barwon Heads Structure Plan, December 2007..................................................... 5 3. PLANNING CONTEXT.......................................................................................... 9 3.1 Policy framework ...................................................................................................... 9 3.2 Planning scheme provisions .................................................................................. 12 3.3 Relevant strategies, policies and other documents............................................. 14 4. IDENTIFICATION OF ISSUES .......................................................................... 18 4.1 Summary of issues .................................................................................................. 18 4.2 Issues dealt with in this report .............................................................................. 18 5. THE BARWON HEADS SETTLEMENT BOUNDARY.................................. 19 5.1 What is the issue? .................................................................................................... 19 5.2 Submissions and evidence ..................................................................................... 20 5.3 Discussion................................................................................................................. 23 5.4 Conclusions and recommendations...................................................................... 44 6. THIRTEENTH BEACH RESORT ....................................................................... 46 6.1 What are the issues?................................................................................................ 46 6.2 Submissions and evidence ..................................................................................... 47 6.3 Conclusions and recommendations...................................................................... 53 7. URBAN ISSUES ..................................................................................................... 54 7.1 The Mixed Use Zone............................................................................................... 54 7.2 Design and Development Overlay Schedule 19 (Barwon Heads Town Centre) ............................................................................. 55 7.3 Car parking and traffic ........................................................................................... 56 7.4 Stephens Road.......................................................................................................... 58 7.5 Bridge Road.............................................................................................................. 59 7.6 Barwon Heads Motors............................................................................................ 60 8. ENVIRONMENTAL ISSUES .............................................................................. 62 8.1 Significant Landscape Overlay Schedule 9 (Barwon River Environs Barwon Heads) ........................................................... 62 8.2 Environmental Significance Overlay.................................................................... 64 8.3 Climate change ........................................................................................................ 65 8.4 Heritage .................................................................................................................... 67 9. DRAFTING AND OTHER ISSUES.................................................................... 68 9.1 Revisions proposed by Council............................................................................. 68 9.2 Revisions in relation to the Macafee property .................................................... 69 GREATER GEELONG PLANNING SCHEME AMENDMENT C159 PANEL REPORT: JANUARY 2010 10. CONCLUSIONS AND RECOMMENDATIONS ............................................ 70 10.1 Conclusions .............................................................................................................. 70 10.2 Recommendations................................................................................................... 71 Appendices APPENDIX 1 DOCUMENT LIST........................................................................... 74 APPENDIX 2 SUBMITTERS ................................................................................... 78 APPENDIX 3 PANEL DIRECTIONS..................................................................... 90 GREATER GEELONG PLANNING SCHEME AMENDMENT C159 PANEL REPORT: JANUARY 2010 Abbreviations BHSP Barwon Heads Structure Plan BHUDF Barwon Heads Urban Design Framework BPSP Bellarine Peninsula Strategic Plan B1Z Business 1 Zone CASS Coastal Acid Sulfate Soils CDP Comprehensive Development Plan CDZ Comprehensive Development Zone DDO Design and Development Overlay DPCD Department of Planning and Community Development DPI Department of Primary Industries ESO Environmental Significance Overlay FZ Farming Zone LDRZ Low Density Residential Zone LPP Local Planning Policy LPPF Local Planning Policy Framework MSS Municipal Strategic Statement MUZ Mixed Use Zone RCZ Rural Conservation Zone R1Z Residential 1 Zone SLO Significant Landscape Overlay SPPF State Planning Policy Framework VCS Victorian Coastal Strategy VPP Victoria Planning Provisions GREATER GEELONG PLANNING SCHEME AMENDMENT C159 PANEL REPORT: JANUARY 2010 Page 1 1. Introduction 1.1 The Amendment Amendment C159 to the Greater Geelong Planning Scheme, as exhibited, seeks to implement the Barwon Heads Structure Plan, December 2007. The elements of the Amendment include: . replacing the existing Clause 21.35 in the Municipal Strategic Statement with a new Clause 21.35; . rezoning land along both sides of Hitchcock Avenue, between Ozone Road and Clifford Parade, to the Mixed Use Zone; . rezoning land along Stephens Parade to the Low Density Residential Zone; . rezoning Stage C of the Thirteenth Beach Resort from Comprehensive Development Zone to the Rural Conservation Zone (Council indicated in the Explanatory Report that it intended to change the zoning of this land to Farming Zone during the processing of the Amendment); . applying the Road Zone Category 1 to Golf Links Road – Bridge Road and remove the Road Zone Category 1 (and replace it with appropriate surrounding zones) from Geelong Road – Hitchcock Avenue to reflect the relocation of the Declared Arterial Road through the town; . applying a Significant Landscape Overlay (SLO9) to properties in the Barwon River environs, north of Ozone Road to the western end of River Parade; . applying a Design and Development Overlay (DDO19) to land zoned Business 1 Zone and existing and proposed Mixed Use Zone forming part of the Barwon Heads town centre; and . deleting the existing Design and Development Overlay (DDO14) from those areas being rezoned from Residential 1 Zone to Mixed Use Zone in Hitchcock Avenue as described above. The planning authority is the City of Greater Geelong and the Amendment was authorised by the Minister for Planning on 26 November 2008. GREATER GEELONG PLANNING SCHEME AMENDMENT C159 PANEL REPORT: JANUARY 2010 Page 2 1.2 The Panel This Panel was appointed under delegation on 9 September 2009 pursuant to Sections 153 and 155 of the Planning and Environment Act 1987 to hear and consider submissions in respect of the Amendment. The Panel consisted of: . Mr Michael Kirsch (Chairperson); and . Mr Ian Gibson (Member). Hearings and inspections A Directions Hearing was held on 8 October 2009 at Geelong. The Panel Hearings were held between 25 November and 2 December 2009 at Geelong. The Panel inspected the sites affected by the Amendment and the surrounding areas before and during the Hearing. The Panel also undertook an accompanied inspection of the Macafee Investments property during the Hearing. All parties to the Hearing were invited to attend this inspection. A list of documents tabled during the Hearing is included at Appendix 1. Exhibition The amendment was exhibited between 5 February and 23 March 2009. Notices were placed in the Geelong Advertiser, The Echo, Talking Heads and the Government Gazette on 5 February 2009. Landowners directly affected by any zoning or overlay changes and those surrounding the proposed Mixed Use Zone in Hitchcock Avenue were directly notified. Submissions The Panel has considered all written submissions, as well as submissions presented to it during the Hearing. In addressing the issues raised in those submissions, the Panel has been assisted by the information provided to it as well as its own observations from inspections of specific sites. The Panel heard the parties listed in Table 1 below. Table 1 Submitter
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