CAPE OTWAY ROAD COMPREHENSIVE DEVELOPMENT PLAN 29 January 2020 Contents. Figures 1 Introduction 03 Figure 1. Concept Master Plan 05

1.1 How to read this document 03 Figure 2. Context Plan 07 Figure 3. Landscape Context Plan 09 2 Outcomes 04 Figure 4. Precinct Plan 11 2.1 Vision 04 Figure 5. Built Form Plan 14 2.2 Objectives 04 Figure 6. Retail & Tourism Precinct Plan 16 3 Context 06 Figure 7. Elite Sports Precinct Plan 18 3.1 Strategic Context 06 Figure 8. Accommodation Precinct Plan 20 3.2 Landscape & Scenic Values 08 Figure 9. Conservation Precinct Plan 22

4 Implementation 10 Figure 10. Farm Precinct Plan 24 Figure 11. Landscape Concept Plan 26 4.1 Land Use & Subdivision 10 Figure 12. Transport Plan 28 4.2 Development Staging 12 Figure 13. Integrated Water Management Plan 30 4.3 Built Form 13 Figure 14. Environment Plan 32 4.3.1 Retail And Tourism Precinct 15 4.3.2 Elite Sports Precinct 17 4.3.3 Accommodation Precinct 19 Quality Assurance 4.3.4 Conservation Precinct 21 Rev Date Details Prepared Reviewed Project Principal 4.3.5 Farm Precinct 23 00 15 August 2019 Draft CDP Report for Review NC SL SL 4.4 Landscape 25 01 2 September 2019 Draft CDP Report for Review NC SL SL 02 16 September 2019 Draft CDP Report for Review NC SL SL 4.5 Transport & Infrastructure 27 03 29 January 2020 Final CDP Report for Review NC SL SL 4.6 Water 29 4.7 Environment 31 02 Cape Otway Road Australia 29 January 2020 1 Introduction

The Cape Otway Road Australia Comprehensive 1.1 How to read this document Development Plan (the CDP) applies to 220 hectares of land, 28km west of central , near the regional town of Moriac, within the . The CDP is incorporated into the Surf Coast Planning The site is bordered to the north by land in private Scheme. As such, it should be read as part of the ownership, with views across to Lake Modewarre, to the planning scheme. east and south by Cape Otway Road, and to the west The various elements of the CDP are to be applied is as by private land. follows: All land that bounds the site is a mixture of Farming Zone and Rural Conservation Zone parcels. Vision and Objectives: The vision and objectives must be complied with. The site is currently used for low yielding agricultural practices. Concept Master Plan: Use, development and This CDP establishes a long term plan for the staged subdivision must be generally in accordance with the development of sports, education, retail, accommodation Figure 1 (Concept Master Plan), to the satisfaction of and tourism uses in prescribed precincts. the Responsible Authority. Minor variations may be The CDP describes the future layout of these precincts, permitted, provided the overall vision and objectives for and provides a set of objectives, requirements and the development of the site are complied with. guidelines that will guide the staged development of the Requirements: All requirements must be complied with to project. the satisfaction of the Responsible Authority. Guidelines: All guidelines should be complied with. If the Responsible Authority is satisfied that an application for an alternative to a guideline satisfies the vision, objectives or requirements of the CDP, then the Responsible Authority may consider the alternative.

Contents Comprehensive Development Plan 03 2 Outcomes

2.1 Vision 2.2 Objectives

CORA seeks to deliver a global destination where elite OBJECTIVES sport, health and wellbeing are immersed in a unique environment of natural beauty, art, culture and locally O1. To transition the site from a broiler farm and O6. To develop an inter-connected internal street produced food to provide three primary benefits: broad-acre grazing to a mixed-use tourism, elite and pedestrian network within the site that ·· A word-class elite sport training, tourism and sports training and accommodation precinct. connects appropriately to the external road accommodation facility capable of attracting the O2. To facilitate the restoration and conservation of network. world’s best sporting talent whilst promoting tourism the wetland through appropriate revegetation, O7. To minimize impacts upon existing sensitive within the region. habitat creation, enhancement of local environments and to improve environmental ·· A regional facility capable of delivering social biodiversity and the restoration of natural land outcomes upon the site through conservation benefit to the community through access to systems. and sustainable land management practices. employment, hospitality and cultural services, as well O3. To establish a well-designed development that O8. To deliver an integrated water management as leveraging existing regional educational, health, contributes to high-quality built form throughout system that has regard for flood water, sporting and transport assets. the site generally in accordance with Figure 1. stormwater, waste water and their interaction ·· An enhanced environment that promotes the O4. To achieve site responsive built form and with groundwater. conservation values of the site by delivering an landscape outcomes that reflect the rural nature O9. To ensure that development staging is co- exemplar development through world leading of the site. ordinated for efficient delivery of the overall environmental sustainability outcomes including O5. To achieve environmentally sustainable project. building and landscape design, energy provision outcomes in relation to energy management, and integrated water management practices. water sensitive urban design, and environmental Combined with the unique setting of the wetland which conservation. will showcase a quintessential Australian landscape, CORA will promote “brand Australia” through curated produce, products, experiences and art featured within the Retail Village. It will be enjoyed by athletes and visitors alike seeking health and wellbeing services through the Wellness Centre and Elite Sports training facilities. The best of Australian art, culture, food, sports training and science will be offered on site to provide a first of its kind offering in the Southern Hemisphere.

04 Cape Otway Road Australia 29 January 2020 LAKE MODEWARRE

CAPE OTWAY ROAD

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LAYARD ROAD CAPE OTWAY ROAD

Figure 1. Concept Master Plan

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Outcomes Comprehensive Development Plan 05 3 Context

3.1 Strategic Context

The Site is situated in the Surf Coast Shire’s Rural In addition to proximity to the key transport links and Hinterland and adjacent to the locality of Modewarre, natural assets of the region, the site is surrounded by and approximately 9.5km south-east of Winchelsea, is in close proximity to significant services, infrastructure 26km south-west of Geelong and 90km south-west of and key landmarks in the region including: . ·· Winchelsea Railway Station – 13.5km (12 minutes) Cape Otway Road is the central spine of the Rural ·· Deakin University, Waurn Ponds – 21.5km (15 Hinterland and plays a significant connector role for the minutes) region between Geelong and the South-west region ·· Epworth Hospital Geelong, Waurn Ponds – 21.5km including Colac, and the wider Great (15 minutes) Ocean Road region. ·· GMHBA Stadium, South Geelong - 27.5km (25 As shown in Figure 2, Cape Otway Road, together with minutes) the and other key connector roads ·· Central Geelong (Arts, Education, Health, form a circuit for a popular tourism region that travels Recreation, Bay) - 30km (28 minutes) through the Otway National Forest and links to a variety ·· Avalon Airport – 53km (35 minutes) of natural assets.

06 Cape Otway Road Australia 29 January 2020 Figure 2. Context Plan

Context Comprehensive Development Plan 07 3.2 Landscape & Scenic Values

The CORA landscape setting comprises gently The viewing experience along major passageways such undulating open plains punctuated by the rising profile as Cape Otway Road, Buckley Road South, Atkins Road of Mount Moriac. Intermittently tree-lined roads and the and the railway line are transient with local junctions and open expanse of Lake Modewarre and the adjoining roads terminating at Lake Modewarre providing static wetlands are critical to the identity of the setting. views. The landscape is agricultural, defined by open While attractive and amenable, the landscape setting is paddocks, fencing, drainage lines, scattered dwellings not considered ‘significant’ in the sense that it is classified and clusters of farming structures, typical of the western for protection in the Local or State Planning Policy. plains of . Refer to Figure 3 (Landscape Context Plan) for further The natural context is defined by the open pastoral fields details. and wetlands, interspersed with windrow planting and open post and wire style fencing typically demarcating property boundaries and key movement corridors. A key characteristic of the landscape experience in the locality is the clusters of buildings and associated vegetation that occur somewhat randomly across the panoramic plain, with Lake Modewarre and Mount Moriac serving as critical natural points of demarcation.

08 Cape Otway Road Australia 29 January 2020 Figure 3. Landscape Context Plan

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Context Comprehensive Development Plan 09 4 Implementation

4.1 Land Use & Subdivision

A key component of CORA is the integrated nature of the project, therefore controlling land use and subdivision REQUIREMENTS GUIDELINES is essential to ensure the outcomes and benefits of the R1. A single title must be created for the G1. Subdivision should generally only be permitted project are realised. environmentally sensitive wetland area (located to create a title for the wetland area, to create Land use is primarily controlled through the within the (Retail & Tourism and Conservation separate titles for precincts (as per Figure 4: Comprehensive Development Zone - Schedule 3 Precincts) to facilitate its transfer to Trust for Precinct Plan), or to allow excision of dwellings (CDZ3) however there are further requirements and Nature, or an equivalent body to appropriately existing prior to the approval of Amendment guidelines listed in this chapter to reinforce the purpose manage the conservation and restoration of the C125 . Subject to the requirements, subdivision and objectives of the CDZ3. wetland in perpetuity. beyond this may be permitted where reasonably R2. Eco Lodges must not be used for permanent required to facilitate commercial development. Subdivision of the site is generally to be discouraged accommodation. G2. Land uses should be located in the appropriate other than subdividing to the site into its varying precincts R3. Eco Lodges must be retained in common precinct as shown in Figure 3 and consistent with and wetland area to create titles to facilitate commercial ownership on a single title, and must not be the objectives set out in Sections 4.2.1, 4.2.2 & arrangements. subdivided on to individual allotments. 4.2.3 of this Plan. Refer to Figure 4 (Precinct Plan) for further details. R4. Subdivision of land must consider the need G3. Land uses with the probability of noise emissions to provide common property for the primary should be sited appropriately to avoid or internal road network and other shared facilities minimize interfaces with existing or proposed such as the Waste Water Treatment Plant sensitive uses. (WWTP) and Depot.

10 Cape Otway Road Australia 29 January 2020 LAKE MODEWARRE

732m

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50m 22m 94m 459m 277m

26m CONNIES LANE

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279m 160m 179m 93m 302m 40m

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104m 170m 538m LAYARD ROAD 737m CAPE OTWAY ROAD

Figure 4. Precinct Plan

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Implementation Comprehensive Development Plan 11 4.2 Development Staging

REQUIREMENTS GUIDELINES Appropriate and orderly staging of CORA, and its associated infrastructure upgrades, is fundamental to R5. The restoration of the wetland area must G4. The Sculpture Park, Distribution Centre and delivering the proposal in its entire and intended form. commence no later than the first stage of Child Care Centre should not be considered development, but may commence earlier. for planning approval in the absence of the The early delivery of enabling infrastructure such as Restoration may be completed in stages over the village core (being the hospitality, retail and power and potable water upgrades along with the course of development of CORA.. commercial/gallery spaces). construction of the Waste Water Treatment Plant will be necessary to facilitate the first stages of the CORA R6. The first stage of development (other than G5. The Hotel may be considered separately from development to occur. conservation works or works in the Farm the village core so its early delivery can support Precinct) must include: the uses within the Elite Sports Precinct. Generally staging is expected to: ·· At least approximately 50% of the Elite G6. Eco Lodges may be delivered in stages ·· Commence with restoration works associated with Sports Precinct. that respond to the tourism accommodation the wetland area and works within the Farm Precinct. ·· Delivery of the Waste Water Treatment demands. ·· Involve development of the Elite Sports Precinct Plant. and key enabling infrastructure as the first stage of ·· Delivery of the main vehicle entry from development. Cape Otway Road. ·· Involve development of the Retail & Tourism Village ·· Effective screening planting (as shown in as the second stage of development with part or all Figure 12) along the sites frontage to Cape of the Accomoodation Precinct. Otway Road. R 7. The staging of development must provide for supporting infrastructure that will need to be concurrently delivered, and must be informed by advice from relevant road and servicing authorities. R8. Staging must seek to minimize impacts on Cape Otway Road, Connies Lane and adjoining properties.

12 Cape Otway Road Australia 29 January 2020 4.3 Built Form

REQUIREMENTS R19. Lighting must be designed and baffled to CORA is to demonstrate the quality of Australian design minimise light spill to adjoining properties and evidenced in the new landscapes, natural environments R14. Buildings must be setback a minimum of 40 landscaping is to be used to minimise adverse and the built form of all buildings. metres from the Cape Otway Road boundary to impacts. accommodate space for landscaping. Building upon the qualities inherent within this timeless GUIDELINES undulating landscape adjacent to Lake Modewarre, R15. Buildings must not exceed the maximum building heights shown on the Built Form Plan (Figure architecture will be emblematic of project quality and at G11. Development should consider the need to the same time act as an identifier within each precinct 6). The heights nominated do not include architectural features and service equipment provide multiple active interfaces where it will expressing the nature, purpose and scale of the various interface with the public domain (e.g. Cape activities within each precinct. including plant rooms, lift overruns, structures associated with green roof areas and other such Otway Road frontage). The new buildings of CORA will be carefully set into their equipment provided that the following criteria is G12. Development siting, design, height, bulk and respective sites where both the natural and built form will met: colours and materials to be used should be designed to create a harmonious relationship within ·· No more than 50% of the roof area is minimize any adverse impacts on the amenity of the landscape. occupied by the equipment (other than solar the area, the natural environment, major roads, panels). vistas and water features. The foundation of architectural expression at CORA will G13. Environmental sustainable design practices be found in the background of functional, unpretentious ·· The equipment does not extend higher than 3.6m above the maximum building height. should be implemented to provide design rural buildings in Australia. responsive elements that ensure the proposal ·· The equipment and screening is integrated meets best practice energy efficiency ratings. Refer to Figure 6 (Built Form Plan) for further details. into the design of the building to the satisfaction of the Responsible Authority. R16. Buildings must be designed to utilize natural colours, muted tones, matte finishes and non- reflective materials. R17. Bushfire protection measures must be assessed, considered and implemented. R18. Development must achieve environmental design outcomes consistent with the Built Environment Sustainability Scorecard (BESS).

Implementation Comprehensive Development Plan 13 Note: all works to have a minimum finished floor level of at least 116m AHD LAKE MODEWARRE

CAPE OTWAY ROAD

Buildings and works within the Accommodation Precinct must not exceed 129.5m AHD. CONNIES LANE

Light poles within the Elite Sport Precinct must not exceed 32m from natural ground level.

Buildings and works within the Elite Sports Precinct must not Buildings and works within the exceed 131m AHD except for the Retail & Tourism Precinct must not Wellness Centre which must not exceed 125m AHD except for LAYARD ROAD exceed 125m AHD. the Hotel which must not exceed CAPE OTWAY ROAD 131m AHD.

Figure 5. Built Form Plan

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14 Cape Otway Road Australia 29 January 2020 4.3.1 Retail And Tourism Precinct

The Retail & Tourism Precinct is to create a highly G18. The public realm should be designed to include activated and pedestrianised Village that invokes the feel REQUIREMENTS canopy trees, outdoor dining, pedestrian activity, of a main street in country Victoria. The Village is aimed and to facilitate high levels of activity. R20. Provide a central public plaza to act as a focal at curating the best local and Australian brands and is to point for surrounding retail, commercial and G19. Buildings within the Village that have frontage to consist of: hospitality outlets. the internal road network should also address the pedestrianised areas, where practical, to ·· A broad range of hospitality and dining options. R21. Buildings within the Village without direct road promote surveillance. ·· An Art Gallery and Sculpture Park. frontage must orientate their activation and G20. Car parking should be well landscaped and ·· A Farmers & Makers Market. address towards the pedestrian pathway. located at the periphery of the Village, to R22. Pedestrian interfaces with landscape/water ·· A 90 place Child Care Centre. facilitate a pedestrian-oriented environment. ·· A Design Studio and associated Distribution Building bodies must be provided with appropriate safety barriers. G21. 80 percent of the building facade at ground for products created within the Design Studio. level in the Village should be maintained as an R23. The requirements listed in Chapter 4.3.4 will ·· A 128 room Hotel. entry or with glazing to promote surveillance. apply to the area of the wetland contained The Village will create a sense of informality and easy within the Retail & Tourism Precinct. G22. The guidelines listed in Chapter 4.3.4 will apply relaxation within the buildings and the connecting to the area of the wetland contained within the Retail & Tourism Precinct. spaces. Careful siting of the buildings will form a GUIDELINES protective and sheltering barrier from the western exposure. The space defined by the buildings on G15. Buildings within the Village should generally be the south and west will create a main circulation and of single or double storey scale to promote a gathering space affording close connection with the human-scaled collection of buildings. water body and wetlands. G16. The Child Care building should provide a site The individual buildings will use consistent details of responsive design considerate of its proximity to construction, natural materials, fixings and roof forms and Cape Otway Road and surrounding landscape will predominantly be single and two storey structures. design. The interface with the wetlands and its inherent seasonal G17. The Hotel should generally be of three storey variability will provide a consistent and dynamic edge scale and be a high quality architectural to this main pedestrian way varying the sense of place building. from one visit to the next. Refer to Figure 7 (Retail & Tourism Precinct Plan) for further details.

Implementation Comprehensive Development Plan 15 Figure 6. Retail & Tourism Precinct Plan 0 100 250

16 Cape Otway Road Australia 29 January 2020 4.3.2 Elite Sports Precinct

The Elite Sports Precinct is to integrate the larger footprint The Wellness Centre is the northern most facility R28. The Wellness Centre must provide a key buildings into the site and where appropriate modify the within the precinct, in an open landscape setting architectural feature in the north of the precinct impact of scale within the setting of the precinct. Within with immediate views over the wetlands. This facility and provide an activated frontage to the this precinct there will be large structured areas of clear will generally be housed in a single storey building wetland. open space in the form of sports fields which will provide maximising the employment of light, texture and subtle R29. Development must provide an integrated water an exciting contrast to the areas of key natural landscape spatial variation. management system to facilitate the re-use of and the built form. The sports fields will consist of: storm and waste water for irrigation of the sports Situated in the south-eastern corner of the precinct is a fields and landscaped areas. ·· Two AFL-sized Ovals (one with Rugby Pitch). staff accommodation building along with depot buildings ·· Soccer Pitch. which will house and facilitate maintenance and ·· Six Outdoor Tennis Courts. servicing of the wider site. GUIDELINES The sports buildings will be configured as large Refer to Figure 8 (Elite Sports Precinct Plan) for further G23. Buildings should be appropriately sited to combined footprint buildings that will be punctuated details. provide separation from the eastern boundary with internal courtyard spaces for both light and amenity to minimise amenity impacts to existing sensitive while multiple openings and transparency at the ground uses. floor will activate buildings. The sports buildings will REQUIREMENTS G24. Elite Sports buildings should generally be of consist of: three storey scale to facilitate the internal scale R24. Car parking areas must be located in · Gymnasium. required to provide for indoor sports training. · consolidated positions away from the primary G25. Elite Sports buildings should provide multiple ·· Basketball and netball courts. movement network to promote a pedestrian- active frontages where they front one or more ·· 50m swimming pool. oriented environment. roads or the off-road shared path corridor. ·· Media centre and auditorium. R25. Appropriate pedestrian and cyclist facilities must G26. Buildings within the Sports Science Hub should be provided to safely and efficiently circulate The Sports Science Hub will be comprised of a campus generally be of single or double storey scale within the precinct. of smaller buildings each with specific areas of interest and provide a site responsive design considerate and varied requirements for laboratories, testing tracks R26. Lighting associated with the sports training fields of its proximity to Cape Otway Road and and installation of specialised equipment. Predominantly must not be used outside the hours of 7:00am surrounding landscape design. and 8:30pm, unless otherwise approved by the single storeys buildings will be interlinked and connected G2 7. Within the Sports Science Hub a high quality Responsible Authority. via courtyards and open spaces producing a complex of plaza should connect the various buildings. internal and external spaces. R 2 7. Lighting associated with the sports training fields G28. Land adjacent sports fields should include must be designed and baffled to minimise light passive open space for informal recreation, and spill to adjoining properties and landscaping is tree planting to provide for climate amelioration. to be used to minimise adverse impacts.

Implementation Comprehensive Development Plan 17 Figure 7. Elite Sports Precinct Plan

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18 Cape Otway Road Australia 29 January 2020 4.3.3 Accommodation Precinct

The Accommodation Precinct will create a varied bushland landscape with accommodation buildings REQUIREMENTS GUIDELINES informally located in a rich natural setting, enjoying varied private and shared open space interfaces. R30. Development must respect the surrounding G29. Development should provide for a maximum of landscape and provide for landscape design 61 accommodation lodges that include a range Lodges will provide short-term accommodation to visitors that promotes the creation of a dense bushland of 1, 2, 3 & 4 bedrooms. to CORA and are envisaged to be single or double setting while balancing bushfire protection G30. Development should include built form storey of simple architectural form and constructed of measures. that provides for exemplary environmental materials selected to complement the bushland setting. R31. Car parking must be subservient to the built form sustainable outcomes including capture of and surrounding landscape, and feature high stormwater and passive solar power. The WWTP which will provide reticulated sewer quality landscape treatments. services to the CORA site and is envisaged to consist of G31. Eco Lodges should generally be of single a single enclosed building housing the treatment plant R32. An integrated rubbish collection system must or double storey scale and provide simple and equipment. A storage dam that will store treated be provided for the Eco Lodges given they are architectural form and be constructed of water for use across the CORA site as part of the overall remotely located from the Hotel. materials selected to complement the bushland integrated water management plan and the whole of site R33. The building and storage dam associated setting. environmental strategy. with the WWTP must be sited to ensure that G32. The internal road network should be designed applicable buffers are contained within the site to provide a ‘finish’ consistent with the desire The Accommodation Precinct contains two existing and do not cover areas of sensitive land uses. to promote a highly vegetated, bushland dwellings which may be considered for excision from the environment. CORA site. G33. Existing dams or new drainage basins should be Refer to Figure 9 (Accommodation Precinct Plan) for utilized as key landscape features in addition to further details. their water management role. G34. Development should give consideration to the operation and ongoing maintenance of the accommodation lodges

Implementation Comprehensive Development Plan 19 Figure 8. Accommodation Precinct Plan 0 100 250

20 Cape Otway Road Australia 29 January 2020 4.3.4 Conservation Precinct

The Conservation Precinct is to facilitate the restoration and conservation of the wetland which is significant in REQUIREMENTS GUIDELINES terms of its biodiversity and water values. R34. The existing artificial earth berm that bisects the G35. No new buildings should be considered within Restoration and conservation of the wetland is to wetland must be removed to the extent required the Conservation Precinct unless associated with be broadly achieved by removing livestock from the to allow water to flow throughout the DELWP environmental conservation. floodplain, removing historic man-made structures mapped wetland layer (as shown in Figure 15). G36. Passive recreation that does not undermine interrupting natural water flows to Lake Modewarre, as R35. No grazing may occur within the Conservation the conservation of the precinct should be well as appropriate revegetation and landscaping of the Precinct. encouraged. precinct to benefit the local environment through habitat R36. Public access to the conservation area must be creation, enhancement of local biodiversity and the prevented or appropriately managed. restoration of natural land systems. Refer to Figure 10 (Conservation Precinct Plan) for further details.

Implementation Comprehensive Development Plan 21 Figure 9. Conservation Precinct Plan 0 100 250 500

22 Cape Otway Road Australia 29 January 2020 4.3.5 Farm Precinct

The Farm Precinct is to facilitate food production to deliver on the paddock-to-plate concept for the various REQUIREMENTS GUIDELINES hospitality venues within the Retail & Tourism Village. R37. New buildings considered within the Farm G 37. Operations associated with the farm should The Farm Precinct contains two existing dwellings, with Precinct must be associated with the farming be considerate of the proximity to the existing one to be converted to be the residence of the CORA operations. dwellings located to the south of Connies Lane o site manager and the other dwelling situated on the R38. Water run-off from the operations associated minimise adverse impacts to amenity. southern side of the farm. with the farm must be appropriately captured and treated to minimise impacts to the adjoining Refer to Figure 11 (Farm Precinct Plan) for further details. wetland.

Implementation Comprehensive Development Plan 23 Figure 10. Farm Precinct Plan 0 100 250

24 Cape Otway Road Australia 29 January 2020 4.4 Landscape

CORA will build upon the qualities inherent within both REQUIREMENTS R45. The landscape design must endeavour to the undulating pastoral landscape adjacent to Lake maintain and where possible enhance the scenic Modewarre and the native environment. It will see the R39. The use of local and indigenous plant species and natural beauty of the surrounding rural creation of a reinvigorated landscape which draws its and canopy trees in open spaces must be landscape. theming from a combination of the locally indigenous prioritized, where appropriate. R46. Other than works in accordance with an vegetation and the land management practices common R40. Publicly accessible areas must promote a high- approved Conservation management Plan or to the district. quality landscape amenity through the inclusion Offset Management Plan, no landscaping works are to be carried out within the DELWP mapped Extensive landscaping will celebrate and expand the of items such as passive recreation areas, wetland layers (as shown in Figure 15). existing environment, to ensure the interrelationship pedestrian and cycle paths, seating and lighting. between buildings and that the landscape is seamless R41. Water Sensitive Urban Design (WSUD) GUIDELINES and provides for a setting where the built form is principles must be incorporated into the subservient to and respectful of the landscape. landscape design to manage run-off and ensure G38. Landscaping should consider the staged that opportunities such as passive irrigation of development of the site, and how amenity will The Landscape Concept Plan establishes a framework trees and open spaces are accommodated be protected for adjoining properties. of significant revegetation for the wetland area utilising where practical. appropriate species. Planting around the retail, G39. Landscaping should prioritize pedestrian and hospitality and sports facilities will utilize a mixture of R42. Landscape design must generally accord with cyclists movements across the site. Consideration native and exotic species in keeping with the existing Crime Prevention Through Environmental Design should be given to the use of tailored surface landscape character to benefit the local environment (CPTED) principles. treatments, site furniture, and way finding through habitat creation, enhancement of local R43. The landscape design must recognize and signage. biodiversity, and the restoration of natural land systems. respond to the hazards and risks associated with G40. Consideration should be given to the use of development within and adjacent to fire prone sustainable and locally sourced plant and Refer to Figure 12 (Landscape Concept Plan) for further landscapes. landscape materials. details. R44. Landscape design must provide for the targeted and progressive removal of exotic or weed species and replaced with indigenous vegetation overtime.

Implementation Comprehensive Development Plan 25 LAKE MODEWARRE

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Figure 11. Landscape Concept Plan

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26 Cape Otway Road Australia 29 January 2020 4.5 Transport & Infrastructure

CORA is well located on Cape Otway Road which forms the inland route to the Otways and the Surf Coast. REQUIREMENTS GUIDELINES Cape Otway Road will provide the primary access to R 4 7. Other than emergency access and existing G41. The road network should be designed to the site, with secondary or service access via Connies access to the properties at 10 and 50 Connies accommodate all users, including private Lane. Lane, all access must be via Cape Otway Road. vehicles, buses, emergency and service vehicles, Upgrades to Cape Otway Road will be required to R48. The internal street network must be designed to pedestrians and cyclists. support the development, not only for vehicular access allow safe and easy access to and from Cape G42. Street layout should consider long views to but also to promote cycling accessibility to the site. Otway Road and Connies Lane. key destinations, such as key built form in each R49. The internal pedestrian and cycling network precinct, and long landscape views. Beyond the existing external road network, CORA must provide for a safe and efficient network that G43. Pedestrian and cyclist priority should be seeks to create a highly permeable and interconnected assists to create a pedestrian/cyclist prioritized provided across all internal roads and car park network of internal roads and paths, with a focus on environment. entrances. providing a pedestrian-oriented environment with visitors and athletes moving within and across the site. R50. The required upgrades to the external road G44. Shared path connections should be prioritized network must be designed and undertaken to the by providing clear links between destinations. Refer to Figure 13 (Transport Plan) for further details. satisfaction of the Responsible Authority. G45. Consideration should be given to the need to R51. The required upgrades to water and electrical discontinue the Connies Lane “paper road” that services must be designed and undertaken to the intersects the wetland and floodplain. satisfaction of the Responsible Authority and the relevant servicing authority. R52. All infrastructure must remain privately owned and managed, except for authority assets or infrastructure for water, gas, power or telecommunications.

Implementation Comprehensive Development Plan 27 LAKE MODEWARRE

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Figure 12. Transport Plan

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28 Cape Otway Road Australia 29 January 2020 4.6 Water

Lake Modewarre to the north of the site is a terminal R58. Any proposed flood mitigation works must be lake, with the site being a drainage catchment which REQUIREMENTS designed and undertaken to the satisfaction contributes inflows to Lake Modewarre in a flood event R53. Stormwater runoff from new development must of the Corangamite Catchment Management which is reflected in the land being subject to the Land meet the performance objectives of the CSIRO Authority and the Responsible Authority. Subject to Inundation Overlay (LSIO). Best Practice Environmental Management R59. Irrigation of sports fields and landscape areas with treated waste water must be undertaken In addition to the site being a floodplain, the site has Guidelines for Urban Stormwater (1999), in accordance with EPA guidelines 168 and significant groundwater characteristics which is reflected unless otherwise approved by the Corangamite 464.2. in the site currently being within a Salinity Management Catchment Management Authority and the Overlay (SMO) and identified as an area likely to Responsible Authority. R60. The dam associated with the waste water contain Groundwater Dependent Ecosystems (GDE). R54. Quantity of stormwater runoff from development treatment plant must be designed to avoid must not exceed the runoff generated from the interaction with groundwater and floodwaters. CORA is to facilitate the restoration and conservation of pre-developed site, unless otherwise approved the wetland by removing historic man-made structures by the Corangamite Catchment Management GUIDELINES interrupting natural water flows to Lake Modewarre and Authority and the Responsible Authority. appropriate revegetation to benefit the local environment G46. Development should avoid or minimize effects of R55. Design of stormwater drainage, retarding and through habitat creation, enhancement of local redirecting floodwater, reducing flood storage quality treatment infrastructure must be to the biodiversity and the restoration of natural land systems. and increasing flood levels and flow velocities. satisfaction of the Corangamite Catchment G 4 7. Development should provide for improvements Management Authority and the Responsible Given the sensitivities of the surrounding environs, a fully to health values of the wetlands, natural habitat, Authority. integrated water management system that captures, environmental flows and water quality. treats and discharges water in a responsible manner is R56. All structures in the Retail & Tourism Precinct G48. A system of swales and rain gardens within critical. An integrated system of rain gardens, swales, (excluding water management infrastructure) roadways and car parks should be utilized ponds, sedimentation basins and wetlands will seek to must prioritise the use of piers rather than fill to achieve stormwater treatment before water achieve acceptable storm water quality outcomes. to ensure the wetland area to the south of the enters drainage basins or wetlands. Village remains connected to the wetland to the Refer to Figure 14 (Integrated Water Management Plan) north of the Village. G49. Areas affected by salinity should be stabilized for further details. and revegetated to avoid contributing to further R 5 7. Buildings, roads and paths must be sited so as to salinisation. sit at or above 116m AHD to ensure the finished floor level of buildings sit above the Q100 flood G50. Development should be undertaken in a manner event (115.37m AHD) plus 600m freeboard, which brings about a reduction in salinity unless otherwise approved by the Corangamite recharge and avoids damage to buildings and Catchment Management Authority. infrastructure.

Implementation Comprehensive Development Plan 29 LAKE MODEWARRE

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Figure 13. Integrated Water Management Plan

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30 Cape Otway Road Australia 29 January 2020 4.7 Environment

The CORA site consists typically of remnant native vegetation in low-lying areas, predominantly the REQUIREMENTS GUIDELINES wetland area where it generally consists of grassy R61. Impact upon significant environmental areas G51. Impacts to existing water bodies identified and herbaceous vegetation. The remainder of the site including the wetland, native grass patches and as potential habitat for Growling Grass Frog vegetation is comprised of introduced and planted scattered trees, must be avoided or minimised. should be minimised and steps should be taken vegetation in the form of crops, pasture, windrows and to create a connected corridor to facilitate the ornamental plantings. R62. Potential impacts upon native fauna from noise and lighting must be considered. movement of fauna through the site. The CORA site also has potential habitat for significant R63. Stormwater must be captured, treated and G52. Where buildings are proposed within 50m of species and is to maintain the physical and biological discharged appropriately to minimise impacts the DELWP mapped wetland layer, and views integrity and function of wetlands and water bodies on the biodiversity values of the wetland or of the wetlands are not required, screen planting given their importance in providing potential habitat to receiving water bodies. should be utilised to minimise disturbance of significant fauna. wetland fauna. G53. The use of local and indigenous plant and While the proposed development does encroach tree species should be prioritized, where into a portion of the wetland at the southern end, the appropriate. supporting works of removing historic man-made structures interrupting natural water flows to Lake Modewarre, appropriate revegetation as well as improved water quality are aimed at benefiting the local environment through habitat creation, enhancement of local biodiversity and the restoration of natural land systems. Refer to Figure 15 (Environment Plan) for further details.

Implementation Comprehensive Development Plan 31 LAKE MODEWARRE

2

1 CAPE OTWAY ROAD

5

9 CONNIES LANE

7

13 15

CAPE OTWAY ROAD LAYARD ROAD

Figure 14. Environment Plan

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32 Cape Otway Road Australia 29 January 2020 Cape Otway Road Australia Comprehensive Development Plan

Prepared by Tract for COESR PTY LTD

Contact Tract Melbourne Level 6, 6 Riverside Quay, Southbank VIC, Australia 3006 61 3 9429 6133 [email protected] Brisbane Sydney Adelaide Geelong

Implementation Comprehensive Development Plan 33 www.tract.com.au