Planning and Environment Act 1987

GREATER GEELONG PLANNING SCHEME

AMENDMENT C232

EXPLANATORY REPORT

Who is the planning authority?

This amendment has been prepared by the Minister for Planning, who is the planning authority for this amendment.

The amendment has been made at the request of VicRoads. The Responsible Authority is the City of Greater Geelong.

The Department of Transport has an agreement with VicRoads for the inclusion of the southern section of Armstrong Creek Railway Station in this amendment.

Land affected by the amendment.

The amendment applies to land required for the Geelong Ring Road Section 4C, which will extend the Ring Road from Anglesea Road (at Section 4B of the Geelong Ring Road) to the Surf Coast Highway. The proposed road crosses the Geelong - Warrnambool Railway Line and then traverses land owned by Blue Circle Southern Cement limestone quarry, Ghazeepore Road and continues east parallel with the Geelong - Warrnambool Railway Line on the southern side of the railway to the Surf Coast Highway.

The Public Acquisition Overlay for the Geelong Ring Road Section 4C, between Ghazeepore Road and Anglesea Road covers two alternative alignments, located in close proximity. An alignment for Section 4C will be determined within the PAO and the surplus areas of PAO will be removed from the Greater Geelong Planning Scheme through a planning scheme amendment at a later date.

The amendment also applies to land required for the southern section of the Armstrong Creek Railway Station. This land is located south of the Geelong – Warrnambool Railway Line and east of Ghazeepore Road in Mount Duneed. It is located north of Section 4C of the Geelong Ring Road. The section of the railway station north of the Geelong - Warrnambool Railway Line is being reserved in a separate process to this amendment.

What the amendment does.

The amendment:

• Amends Maps 65DPO and 66DPO of the Greater Geelong Planning Scheme to remove Development Plan Overlay Schedule 8. • Amends Maps 65PAO and 66PAO of the Greater Geelong Planning Scheme to show the PAO3 for Section 4C of the Geelong Ring Road and to show PAO9 for the Armstrong Creek Railway Station. • Deletes Schedule 8 to the Development Plan Overlay (Clause 43.04).

• Inserts an incorporated document titled Geelong Ring Road – Section 4C Incorporated Document, June 2010 in the Schedule to Clause 52.03 and the Schedule to Clause 81.01.

Without the amendment to introduce the incorporated document, a permit would be required for some of the project works, including earthworks which change the rate of flow or the discharge point of water across a property boundary and the removal of native vegetation.

Strategic assessment of the amendment

• Why is the amendment required?

The amendment is required to facilitate the reservation of land for the use and development of the Geelong Ring Road Section 4C and for the reservation of land for the future use and development of the southern section of Armstrong Creek Railway Station. It seeks to allow for the construction of Section 4C together with associated works via a single integrated process for assessment and approval for the use of land, removal of vegetation, earthworks and the construction works. Approval for use and development of the railway station will occur at a later time.

The Armstrong Creek Railway Station will provide public transport services to Geelong and Melbourne. It will service the travel needs of the rapidly expanding southern suburbs of Geelong, including the Armstrong Creek Urban Growth Area (located south of the Geelong- Warrnambool Railway Line). The railway station is planned to be in place before the urban development is complete and will support a more sustainable community that is easily accessed by public transport.

The amendment as it relates to Geelong Ring Road Section 4C arises as a follow on action from the Environment Effects Statement (EES) for Geelong Ring Road Section 3 which outlines a strategic direction for the future provision of Section 4 of the Geelong Ring Road. The EES was approved by the Minister for Planning in 2006.

The land required for Section 4C was first identified in the Greater Geelong Planning Scheme via Amendment C113. This amendment applied DPO8 over land broadly identified to connect the Princes Highway (Section 4B) and Surf Coast Highway (Section 4C) prior to more detailed environmental investigations and design work being carried out. DPO8 will be redundant as a result of application more specific identification of land required for the section 4C as defined by the proposed PAO3.

• How does the amendment implement the objectives of planning in Victoria?

This amendment is supportive of and assists in the implementation of the objectives of Planning in Victoria (identified in Section 4 of the Planning and Environment Act 1987), as detailed below:

a) To provide for the fair, orderly, economic and sustainable use, and development of land Section 4C of the Geelong Ring Road is a key element of creating a viable and sustainable transport network in Geelong and the western region of Victoria. It will serve the Armstrong Creek Urban Growth Area, facilitate economic and tourism benefits and link communities within the region and beyond. Planning for Geelong Ring Road Section 4C and all associated works has included the preparation of detailed specialist

assessments to ensure adequate consideration of all relevant planning issues. Armstrong Creek Railway Station will help to provide future sustainable transport needs for the Armstrong Creek Urban Growth Area. Reservation of the land now will ensure sustainable transport options are in place as development takes place. b) To provide for the protection of natural and man-made resources and the maintenance of ecological processes and genetic diversity A thorough environmental investigation, design and assessment process has been completed which has assisted in the achievement of this objective. The design of Section 4C of the Geelong Ring Road has sought to avoid as far as possible the key limestone resource which is formed by the Blue Circle Southern Quarry. The design of the road has ensured that waterway impacts have been avoided and there is minimal impact on flora and fauna. The amendment allows for the protection of any ecological values on the land required for the southern section of the Armstrong Creek Railway Station should detailed design and investigations discover them. c) To secure a pleasant, efficient and safe working, living and recreational environment for all Victorians and visitors to Victoria The amendment supports this objective by allowing construction of Geelong Ring Road Section 4C, a vital element in achieving a safe and efficient road system both for local road users and the wider travelling public and reserving land for Armstrong Creek Railway Station, which will enhance public transport links to southern Geelong and a broader catchment area that includes Melbourne, the Bellarine Peninsula and the Great Ocean Road Region. d) To conserve and enhance those buildings, areas or other places which are of scientific, aesthetic, architectural or historical interest, or otherwise of special cultural value The amendment gives appropriate consideration for any potential effects on the heritage and cultural values and features of the area. The amendment does not impact on any European cultural heritage values whilst management measures will protect any Aboriginal cultural heritage values. e) To protect public utilities and other assets and enable the orderly provision and coordination of public utilities and other facilities for the benefit of the community The amendment ensures the extension of the Geelong Ring Road from Section 4B at Anglesea Road, to the Surf Coast Highway and the future construction of the Armstrong Creek Railway Station in a co-ordinated and orderly manner. Both the road and rail projects will protect utilities located adjacent to the Geelong - Warrnambool railway line. f) To balance the present and future interests of all Victorians Geelong Ring Road Section 4C is a key element of the road network in Geelong and south-west Victoria and supports the future needs of the region and the State. The project also assists with the longer term strategic direction of providing an east-west connection from the Geelong Ring Road to the Bellarine Peninsula. The Armstrong Creek Railway Station will be a key element of the public transport network and enhance public transport access for the existing urban areas of southern Geelong and the Armstrong Creek Growth Area.

• How does the amendment address the environmental effects and any relevant social and economic effects?

Environmental Effects

The environmental effects of Geelong Ring Road Section 4 were broadly assessed as part of the EES for Geelong Ring Road Section 3. Further detailed assessments outlined below have been undertaken specifically for the Geelong Ring Road Section 4C alignment. An EES was not required for Geelong Ring Road Section 4C as these detailed assessments demonstrated that the project does not have a significant effect on the environment. These assessments have included land required for the southern section of the Armstrong Creek Railway Station.

Native vegetation, threatened flora and fauna species The amendment has a small impact on native vegetation and a key consideration has been to minimise impacts on, and avoid native vegetation, where possible. Some native vegetation removal is required for the proposed road alignment, including some degraded areas of Grassy Woodland EVC. Where areas of native vegetation are affected a Net Gain Assessment has been prepared for Section 4C ensuring that the appropriate offsets are achieved for the removal of native vegetation under the native vegetation management framework. More detailed analysis and further actions relating to Armstrong Creek Railway Station will be undertaken at the time of seeking approval for its development.

No species of flora or fauna listed under the Commonwealth Environment Protection and Biodiversity Conservation Act 1999 or the State Flora and Fauna Guarantee Act 1988 were recorded within the amendment area. No threatened native fish species have been recorded within the amendment area due to the degraded nature of the waterways and surrounding landscape.

Cultural heritage Three previously recorded Aboriginal heritage places occur within the area affected by the amendment. A field study has identified two sites of scattered stone artefacts within the project area for Section 4C of the Geelong Ring Road and one site in the southern section of the Armstrong Creek Railway Station which will be impacted upon by the amendment. These sites were assessed as being of low significance. VicRoads is preparing a Cultural Heritage Management Plan (CHMP) to ensure the protection of Aboriginal heritage during development of Section 4C of the Geelong Ring Road.

There are no impacts upon European cultural heritage places or sites.

Waterways and hydrology Section 4C of the Geelong Ring Road will not impact flood levels of the tributaries of Armstrong Creek nor will it create a loss of flood storage. It is designed to ensure that the road will not be overtopped by overland water flows in major rain events. Detailed design of Armstrong Creek Railway Station will serve to avoid and mitigate any potential waterway impacts arising from its development.

Noise The noise impacts arising from Section 4C of the Geelong Ring Road are minimal due to the lack of nearby sensitive uses in the immediate vicinity. Despite this noise barriers will be constructed on the north side of Section 4C by VicRoads to protect a small number of affected properties in close proximity north of the railway line. Development of the Armstrong Creek Urban Growth Area will require further noise attenuation measures to be provided as part of the Precinct Structure Plan process on the southern side of Section 4C. The road design makes provision for noise attenuation at later stages.

Noise controls arising from the Environment Protection Act 1970 do not apply to railways. Despite this it is unlikely there will be any significant noise impacts arising from future development of Armstrong Creek Railway Station above those already created by existing rail traffic along the Geelong – Warrnambool Railway Line.

Visual impacts Due to the existing rural nature of the project area and the intent to develop the surrounding land as part of the Armstrong Creek Urban Growth Area, the landscape around the alignment will be modified significantly in the future. The visual impact of Section 4C will be mitigated through careful landscape management along the alignment and will be managed in the detailed design phase of the project. Detailed design of Armstrong Creek Railway Station will be undertaken at a later time and will address visual impacts at that time.

Air quality An Air Quality Assessment has concluded that the estimated road emission levels for the Ultimate Year Development scenario for Section 4C will be significantly below statutory intervention levels.

Social Effects

The Geelong Ring Road Section 4C and the proposed Armstrong Creek Railway Station will produce a range of benefits for the local community, Geelong and the general travelling public. These revolve around:

• Better road connections between Melbourne, Geelong and the Surf Coast; • Improved accessibility to rail services in Greater Geelong; • Residents of Armstrong Creek, Grovedale and Torquay are provided with access to rail services, which otherwise would have reduced public transport access; • Enhanced social inclusion through upgraded local access to employment opportunities and community facilities; • Reduced travel times; • Enhanced road safety arising from the divided carriageway design of Section 4C; • Facilitation of future road links to access the eastern parts of Geelong and the Bellarine Peninsula; and • Better connections to the future industrial/employment area in Armstrong Creek

However a number of negative impacts would arise from the possible truncation of Ghazeepore Road at the Geelong – Warrnambool Railway Line including community severance and changes to community travel patterns. Section 4C will still provide connectivity between affected areas, reducing this impact. Furthermore the potential truncation would increase community safety by removing the existing level crossing at this location. Some noise and visual impacts will arise from the development of Section 4C although these will be mitigated through careful design and mitigation measures.

Economic Effects

Apart from the various beneficial economic effects that the Geelong Ring Road Section 4C and Armstrong Creek Railway Station will bring to the community of Geelong and the travelling public in general, there are some further identified positive economic benefits for the local community as detailed below:

• Better access from south-west Victoria to major markets in Melbourne and Geelong; • Better access to the Port of Geelong due to reduced through traffic in central Geelong; • Better access to the tourist attractions of the Great Ocean Road and Surf Coast from Melbourne and Geelong; • Protection of current and future quarrying areas of the high-quality limestone resource being extracted by Blue Circle Southern Cement; • Access to the future employment areas within the Armstrong Creek Growth Area; and • Enable the sustainable development of the Armstrong Creek Urban Growth Area and other developments in the Torquay corridor.

However, potential negative economic impacts from Section 4C of the Geelong Ring Road include the cost of extra travel time for residents in the Mount Duneed area whose access arrangements may be changed by the possible truncation of Ghazeepore Road.

• Does the amendment comply with the requirements of any Minister’s Direction applicable to the amendment?

The amendment has been prepared to accord with the Ministerial Direction on the Form and Content of Planning Schemes under section 7(5) of the Act.

The strategic considerations of the amendment have been evaluated in compliance with Ministerial Direction No 11 on the Strategic Assessment of Amendments (issued under Section 12 of the Planning and Environment Act 1987)

• How does the amendment support or implement the State Planning Policy Framework? The amendment supports and implements the State Planning Policy Framework, in particular the principles of land use and development planning, the objectives of economic development and the objectives of infrastructure as set out in the Framework. The specific clauses supported are detailed below: • Clause 11.03 of the Framework Principles of land use and development planning is supported and implemented. This is achieved by anticipating and setting aside land for the construction of important future transport infrastructure, and for responding to the needs of existing and future communities through provision of land for infrastructure. • Clause 11.02-4 Sequencing of Development is supported by enhancing links between Melbourne and regional centres to create a network of attractive places to live, work and play. In particular the amendment meets the need to provide appropriate infrastructure to cater for regional centre growth and linkages with the rest of the State. • Clause 11.05-4 Regional Planning Strategies and Principles is supported as the amendment will protect waterways and groundwater by managing run-off and minimising discharge, minimising impacts on fauna and flora, and an assessment of cultural heritage has been undertaken to assist in the conservation of any places of historic and cultural importance. Also, where existing sensitive land uses are subject to noise effects generated by Section 4C of the Geelong Ring Road, noise attenuation measures will be implemented to protect the amenity of these uses.

• Clause 17.02-1 Industrial Land Development is supported and implemented through facilitation of the sustainable development and operation of industry by provision of safer and more efficient access to industrial areas. The alignment of Geelong Ring Road Section 4C has been designed to minimise impacts on the state significant limestone resource at Waurn Ponds by limiting land take. • Clause 17.03-1 Facilitating Tourism is supported and implemented through provision of safer and more efficient access to regional tourism destinations, in particular the Great Ocean Road and Surf Coast. • Clause 14.03-2 Stone Resources is supported as Geelong Ring Road Section 4C protects the stone resources of the Blue Circle limestone quarry by selecting an alignment that minimises and avoids where possible the most productive parts of the quarry. Although a small portion of land is severed the bulk of the quarry remains available for future production. • Clause 18.01-2 Transport System is supported and implemented by the amendment as it increases the accessibility of existing and future communities on a local and regional level. The proposed infrastructure will provide better access to Central Geelong and to Melbourne, together with access for employees in future employment areas proposed for Armstrong Creek. The alignment of Geelong Ring Road Section 4C and location of Armstrong Creek Railway Station have been selected to achieve the greatest overall benefit to the community and make best use of existing infrastructure. The infrastructure has been designed to minimise impacts on the environment and optimise community accessibility, safety and amenity, particularly through providing future connections to the future Armstrong Creek Urban Growth Area. • Clause 18.02-1 Sustainable Personal Transport is supported as the amendment provides for enhanced safety and access for bicycle users via bicycle facilities incorporated in the design of Section 4C of the Geelong Ring Road. Space will be available for bicycle facilities at Armstrong Creek Railway Station.

• How does the amendment support or implement the Local Planning Policy Framework? The amendment supports and helps to implement the Local Planning Policy Framework of the Greater Geelong Planning Scheme as detailed below:

• Clause 21.05 – Natural Environment: Ensures that the municipality’s natural environment, such as waterways, biodiversity and flora and fauna is protected.

• Clause 21.06 – Settlement and Housing: Improves accessibility to urban services, particularly through facilitating urban development around places of activity and public transport infrastructure. The Armstrong Creek Railway Station will ensure that Geelong’s most significant growth area has early access to public transport infrastructure.

• Clause 21.07 – Economic Development and Employment: Promotes the improvement of the municipality’s roads and public transport links, to ensure connections to tourism and employment within and outside the municipality. It will also encourage accessibility to industrial development in the Western Industrial Precinct of the Armstrong Creek Urban Growth Area.

• Clause 21.08 – Development and Community Infrastructure: Promotes the development of an accessible, equitable and efficient transport network. Section 4C of the Geelong

Ring Road provides access to regional and State road networks. The railway station improves public transport links between existing and proposed residential areas, employment nodes and activity centres.

• Clause 21.11 – Armstrong Creek Urban Growth Area: Geelong Ring Road Section 4C traverses along the northern boundary of the Armstrong Creek Urban Growth Area and has provision to provide connections to this urban growth area. Geelong Ring Road Section 4C will be an important part of the road network required for servicing the future growth within the Armstrong Creek area. The Armstrong Creek Railway Station will support southern Geelong including the Armstrong Creek Urban Growth Area and will facilitate sustainable transport throughout the growth area.

• Does the amendment make proper use of the Victoria Planning Provisions? The amendment makes proper use of the Victoria Planning Provisions (VPPs) by seeking to implement relevant provisions of the State Planning Policy Framework and Local Planning Policy Framework, by selecting and amending overlays and amending schedules commonly used to implement infrastructure projects of this nature. In making these changes to the planning scheme the amendment is consistent with the provisions and intent of the VPPs.

• How does the amendment address the views of any relevant agency? The Minister for Planning’s Assessment of the EES for the Geelong Ring Road Section 3 followed a formal exhibition and panel process which provided the opportunity for relevant agencies to make formal submissions. This process demonstrated a high level of support for Section 4 (including Section 4C) of the Geelong Ring Road project. During development of Section 4C and the Armstrong Creek Railway Station, VicRoads and the Department of Transport have held discussions with relevant stakeholders potentially affected by the proposed amendment including: • City of Greater Geelong • Surf Coast Shire • Department of Planning and Community Development • Blue Circle Southern Cement • Corangamite Catchment Management Authority • Barwon Water • Telstra • VicTrack • VLine • SP Ausnet • Powercor • Mount Duneed Progress Association • Residents and landowners.

The views of these stakeholders have been taken into account during development of the amendment. In particular, the Section 4C alignment has been refined to reduce impacts on quarrying operations for Blue Circle Southern Cement and to minimise impact on landowners.

• What impact will the new planning provisions have on the resource and administrative costs of the responsible authority?

VicRoads has incurred the majority of resource and administrative costs associated with the preparation of the amendment. The implementation of new planning provisions is considered to have minimal resource and administrative costs for the City of Greater Geelong, as VicRoads and the Department of Transport will be the public authorities implementing the project. The inclusion of the Public Acquisition Overlays will provide a level of certainty for the community, government stakeholders and developers in terms of the location of the projects and will reduce costs arising for future applications to develop nearby and surrounding land.

• Is the amendment likely to have a significant impact on the transport system, as defined by section 3 of the Transport Integration Act 2010?

VicRoads considers that the decision to approve Amendment C232 is likely to have a significant impact on the transport system and therefore that the requirements of the Act apply.

Satisfaction of the transport objectives has been achieved by the recommended proposal: • Strengthening the connections between regional, rural and metropolitan Victoria, • Providing a new link in the arterial road network to better enable people to access social and economic opportunities to support individual and community well-being, • Being consistent with Government strategies, including Growing Victoria Together and the Armstrong Creek Urban Growth Area. • Being freely accessible to all road users, • Providing community access to existing and future employment opportunities and essential services, • Reducing the transport costs and travel times of people and goods transport, • Reducing the incidence and severity of road crashes on the arterial road network, • Avoiding, where possible, potential environmental affects, and minimising impacts on adjacent land uses, and • Containing air quality impacts and attenuating traffic noise within acceptable limits.

Satisfaction of the decision making principles has been achieved in the planning process for the recommended proposal by: • Maintaining effective consultation on the recommended proposal with key agencies including the City of Greater Geelong, Surf Coast Shire, Department of Transport, Department of Planning and Community Development, Department of Sustainability and Environment and Aboriginal Affairs, • Holding one on one interviews with all landowners affected by the proposal,

• Carrying out effective consultation with stakeholders and the community, through two information days, newspaper notices and letters and providing people with the opportunity to make submissions on the proposal, and • Previous consultation carried out in respect to Geelong Ring Road Section 3 Environment Effects Statement and the Armstrong Creek Urban Growth Area planning scheme amendment.

• Are there any applicable statements of policy principles prepared under section 22 of the Transport Integration Act 2010?

At this time, there is no statement of policy principles that need to be considered.

Where you may inspect this Amendment.

The amendment is available for public inspection, free of charge, during office hours at the following places:

City of Greater Geelong Customer Service Centre 131 Myers Street Geelong

Department of Planning and Community Development State Government Offices Corner of Little Malop and Fenwick Streets, Geelong

The amendment can also be inspected free of charge at the Department of Planning and Community Development web site at: www.dpcd.vic.gov.au/planning/publicinspection