Acknowledgement of Country The study team acknowledge the Traditional Owners of country throughout Australia, and specifically the Wadawarrung, Gulidjan and the Gaduband People, and recognise their continuing connection to land, waters and culture. We pay our respects to their Elders past, present and emerging.

CONTACT James Reid Director [email protected] Reproduction of this document or any part thereof is not permitted without prior written permission of Ethos Urban Pty Ltd.

Nikki Hill & Hayden Noble 03/04/2020 James Reid 03/04/2020 Reproduction of this document or any part thereof is not permitted without written permission of Ethos Urban Pty Ltd. Ethos Urban operates under a Quality Management System. This report has been prepared and reviewed in accordance with that system. If the report is not signed, it is a preliminary draft. VERSION NO. DATE OF ISSUE REVISION BY APPROVED BY 1 (DRAFT) 06/04/20 Nikki Hill & Hayden Noble James Reid 2 (FINAL) 27/07/20 Nikki Hill & Hayden Noble James Reid

Ethos Urban Pty Ltd ABN 13 615 087 931. www.ethosurban.com Level 8, 30 Collins St, Melbourne VIC 3000 t 61 3 94197226

Ethos Urban

Contents

1.0 Introduction 4 1.1 Project Overview 4 1.2 Purpose of this Report 4 1.3 Project Scope 5 1.4 Project Stages 5 1.5 Study Area 6

2.0 Policy & Statutory Context 7 2.1 Metropolitan Policies and Local Strategies 7 2.2 Planning Policy Framework 7 2.3 Local Planning Policy Framework (City of Greater Geelong) 7 2.4 Local Planning Policy Framework (Borough of Queenscliffe) 8 2.5 Practice Notes 8 2.6 Zones and Overlays 9 2.7 Building Heights on the Bellarine – Historic Zone Application 9 2.8 Vegetation on the Bellarine – Bushfire Exemptions 10

3.0 Consultation 11 3.1 Phase 1 Consultation 11 3.2 Phase 2 Consultation 11

4.0 Site Survey Methodology 12 4.1 Desktop analysis 12 4.2 Site Survey 12

5.0 Ocean Grove Township Assessment 13 5.1 History 13 5.2 Township Description 13 5.3 Zones 15 5.4 Overlays 16 5.5 Relevant Strategies 19 5.6 Preserving and Enhancing Township Character 20

6.0 Barwon Heads Township Assessment 25 6.1 History 25 6.2 Township Description 25 6.3 Zones 26 6.4 Overlays 28 6.5 Relevant Strategies 30 6.6 Preserving and Enhancing Township Character 31

7.0 Leopold Township Assessment 34 7.1 History 34 7.2 Township Description 34 7.3 Zones 35

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7.4 Overlays 37 7.5 Relevant Strategies 38 7.6 Preserving and Enhancing Township Character 39

8.0 Drysdale/Curlewis/Clifton Springs Township Assessment 44 8.1 History 44 8.2 Township Description 44 8.3 Zones 46 8.4 Overlays 47 8.5 Relevant Strategies 49 8.6 Preserving and Enhancing Township Character 50

9.0 Portarlington Township Assessment 55 9.1 History 55 9.2 Township Description 55 9.3 Zones 56 9.4 Overlays 57 9.5 Relevant Strategies 59 9.6 Preserving and Enhancing Township Character 60

10.0 Indented Head Township Assessment 65 10.1 History 65 10.2 Township Description 65 10.3 Zones 66 10.4 Overlays 67 10.5 Relevant Strategies 69 10.6 Preserving and Enhancing Township Character 70

11.0 St Leonards Township Assessment 74 11.1 History 74 11.2 Township Description 74 11.3 Zones 75 11.4 Overlays 76 11.5 Relevant Strategies 79 11.6 Preserving and Enhancing Township Character 80

12.0 Queenscliff Township Assessment 84 12.1 History 84 12.2 Township Description 84 12.3 Zones 85 12.4 Overlays 86 12.5 Preserving and Enhancing Township Character 90

13.0 Point Lonsdale Township Assessment 95 13.1 History 95 13.2 Township Description 95 13.3 Zones 96 13.4 Overlays 98 13.5 Relevant Strategies 100

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Contents

13.6 Preserving and Enhancing Township Character 101

14.0 Appendix A – Policy and Strategy Summaries 106 14.1 Metropolitan Policies and Strategies 106 14.2 Local Strategy Documents 106 14.3 Zones 110 14.4 Overlays 111

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Bellarine Township Character | Township Character Report

1.0 Introduction

1.1 Project Overview The Bellarine Peninsula is home to a series of townships set within highly valued rural and coastal landscapes. These landscapes serve as an important non-urban break between townships and are highly valued for their scenic attributes, environmental function, tourism function and lifestyle appeal. The Bellarine Peninsula is one of the fastest growing areas within the City of Greater Geelong, with population growth driven largely by its unique lifestyle appeal, as well as its proximity to urban Geelong.

The Department of Environment, Land, Water and Planning (DELWP) is undertaking the Bellarine Peninsula Distinctive Areas and Landscapes (DALS) project. This project will support the declaration of part of the Peninsula as a ‘distinctive area and landscape’, providing increased protection to its exceptional environment, landscape and lifestyle qualities.

This Township Character Assessment, a component of the DALS project, builds upon previous work to determine the values and attributes of the following townships:

 Ocean Grove  Barwon Heads  Leopold  Clifton Springs/Drysdale/Curlewis  Portarlington  Indented Head  St Leonards  Queenscliff  Point Lonsdale

The project will identify special areas where limited change will occur; as well as areas capable of accommodating infill development and increased building heights.

1.2 Purpose of this Report This Township Character Report captures the individual values of each locality and outlines a number of recommendations for each Bellarine township. Steps taken in the process of identifying appropriate recommendations include:

 A review of all relevant policy, strategic documents, planning controls and concurrent DAL’s work being undertaken for the identified townships.  Development of a methodology and assessment criteria for identifying the character of the townships.  Development of a Township Description for all townships.  Preparation of Township Character Plans that document key character attributes and existing building heights.  Identification of Key Character Attributes and threats to character  Analysis of existing gaps in planning controls and other strategic documents

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Bellarine Township Character | Township Character Report

1.3 Project Scope What is Township Character? The assessment of township character requires a strong understanding of the attributes and characteristics that contribute to the identity of a township and its surroundings. These attributes include:

 Historical and cultural values and influences  Topography and geological features  Significant views  Transport and accessibility  Township entrances and gateways  Role and function of activity centres  Vegetation character  Interfaces  Built form height, scale and type. A field survey and desktop analysis of each township was conducted in order to detail the key attributes listed above, informing the overall township character. Existing planning policies and controls were also reviewed in order to gain an understanding of previously identified character attributes and preferred character objectives.

Upon completion of this assessment, residential and commercial areas across all study area townships will be supported by preferred character statements that will be incorporated within the Planning Policy Framework of the Greater Geelong and Borough of Queenscliffe Planning Schemes. The preferred character statements will reflect the township’s existing attributes and characteristics and provide guidance as to how new development can respect and enhance them. This assessment will also recommend appropriate planning controls including proposed zone schedules and amendments to or additional overlays, as required.

1.4 Project Stages The project was undertaken across several stages:

 Inception  Summary of Key Findings  Consultation – undertaken by DELWP  Draft Township Character Findings Report (current stage)  Final Township Character Findings Report.

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Bellarine Township Character | Township Character Report

1.5 Study Area The study area for this project encompasses all townships identified at Section 1.1. The study involved a high-level character assessment of all urban zoned land, including residential, commercial and industrial areas, as well as open space and foreshore areas. Low density residential, rural living and non-urban land was excluded. The extent of the study area is outlined at Figure 1 below.

Figure 1 Bellarine Township Character Assessment Study Area

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Bellarine Township Character | Township Character Report

2.0 Policy & Statutory Context

2.1 Metropolitan Policies and Local Strategies Understanding policy directives relating to population growth, township hierarchies, settlement patterns and the natural environment provides the basis for a considered and contextually relevant approach to undertaking the Township Character Assessment for the study area. Strategies reviewed in the preparation of this report are listed below:

Metropolitan Policies and Strategies

 Plan Melbourne (Refresh) 2017-2050

Local Strategy Documents

 G21 Regional Growth Plan (2013)  Bellarine Peninsula Localised Planning Statement (2015)  City of Greater Geelong Settlement Strategy (2018)  Barwon Heads Residential and Landscape Character Assessment (2017)  Barwon Heads Structure Plan (2017)  Drysdale/Clifton Springs Structure Plan (2010)  Drysdale Urban Design Framework (2012)  Indented Head Structure Plan (2016)  Leopold Structure Plan (2011)  Leopold Sub Regional Activity Centre Urban Design Framework (2011)  Ocean Grove Structure Plan (2016)  Ocean Grove Urban Design Framework (2014)  Ocean Grove Significant Tree Project (2016)  Point Lonsdale Structure Plan (2009)  Portarlington Structure Plan (2017)  Portarlington Town Centre Urban Design Framework (2011)  St Leonards Structure Plan (2015)  St Leonards Urban Design Framework

For a full summary of each document and its implications for this study, refer to Appendix A of this report.

2.2 Planning Policy Framework The Planning Policy Framework (PPF) provides context for planning and decision making. It seeks to ensure that the objectives of planning are fostered through appropriate land use and development policies and practices which integrate relevant environmental, social and economic factors in the interests of net community benefit and sustainable development. The PPF recognises the importance of planned growth, environmental preservation and protection of township/neighbourhood character values.

Importantly, the PPF identifies Ocean Grove, Leopold and Drysdale/Clifton Springs as being suitable for increased residential growth and housing development. As policy largely directs development to existing and established areas, there will be increased pressure on the existing character of these townships, with continued dwelling replacement being a significant threat. This reinforces the need for a Township Character study that clearly identifies significant values and strengthens policy relating to township character.

2.3 Local Planning Policy Framework (City of Greater Geelong)

2.3.1 Municipal Strategic Statement (MSS) The Greater Geelong MSS outlines several objectives and strategies relating to various land use and development themes including settlement, built environment and heritage and housing. It recognises the key issues relating to each theme and provides policy directions and objectives. Relevant issues identified in the MSS include urban

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Bellarine Township Character | Township Character Report

growth and settlement patterns, recognition of landscape values across the Bellarine Peninsula and the desire to direct greenfield housing growth to Ocean Grove, Leopold and Drysdale/Clifton Springs.

Additionally, the MSS contains a schedule at Clause 21.14 which is specifically concerned with the Bellarine Peninsula. This Clause seeks to protect and enhance the rural and coastal environment of the peninsula, as well as reinforce the need to facilitate development within Ocean Grove, Drysdale/Clifton Springs and Leopold. The Clause also provides strategies specific to each Bellarine Peninsula township.

2.3.2 Local Planning Policies Local planning policies within the Greater Geelong LPPF include objectives for use and development within rural living and low-density residential areas, rural dwellings and subdivision as well as tourism accommodation and function centre development in rural areas.

Of key relevance to this study, Clause 22.06 notes that the Bellarine Peninsula forms a key part of the municipality’s tourism economy. It outlines objectives that seek to support tourism growth and diversification while avoiding adverse impacts on agricultural productivity, amenity and landscape values.

2.4 Local Planning Policy Framework (Borough of Queenscliffe)

2.4.1 Municipal Strategic Statement (MSS) The Borough of Queenscliff MSS outlines several key issues affecting the municipality including housing and development pressure, seasonal tourist populations, environment and landscape values as well as built environment and heritage considerations. Heritage and landscape values form a key component of the strategic vision for the municipality, as outlined at Clause 21.01-4.

Of key relevance, Clause 21.02-1 notes that the small size of the municipality and environmental constraints limit capacity for future growth, and that any new development should be limited to infill and redevelopment that is sensitive to valued heritage and urban character.

2.4.2 Local Planning Policies The Borough of Queenscliff contains several local policies relating to heritage and urban character. The local heritage policy seeks to conserve and enhance buildings, trees and streetscapes recognised as holding considerable heritage value. The Urban Character Policy outlines that all new development should have regard to the siting and design objects and guidelines of the Borough of Queenscliff Urban Character Study.

2.5 Practice Notes

2.5.1 Planning Practice Note 90 – Planning for Housing Planning Practice Note 90 provides information and guidance about how to plan for housing growth and protect neighbourhood character. Key points relevant to this study include:

 Housing change is an inevitable and ongoing process. Tensions can arise between housing and neighbourhood character objectives;  Planning for housing change should be expressed in the form of a Housing Strategy which may also be accompanied by a neighbourhood character strategy;  Respecting character does not mean preventing change. In simple terms, respect for the character of a neighbourhood means that development should be designed in response to its context;  A framework for managing change typically comprises the delineation of minimal, incremental and substantial change areas; and  The MPS and local planning policy play a primary role in implementing the residential development framework.

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Bellarine Township Character | Township Character Report

2.5.2 Planning Practice Note 91 – Using the Residential Zones Planning Practice Note 91 provides information and guidance about the use of the residential zones in addition to local polices and overlays to implement strategic work and how best to make use of the key features of the residential zones. Key points relevant to this study include:  Dwelling density is no longer the basis for restricting development outcomes in the Neighbourhood Residential Zone;  It is no longer appropriate to limit housing growth in existing urban areas just because an area is perceived to be remote from jobs, services and public transport;  There is no ‘default’ residential zone to be applied to a residential area in Victoria;  Applying the right residential zone must be derived from the municipal-wide strategic framework plan or residential development framework plan;  Applying a residential zone should align with either existing building heights if they are sought to be maintained, or align with future building heights identified in strategic work;  Overlays play an important role to give effect to preferred built form outcomes when a zone will not fully achieve the identified housing or neighbourhood character objectives for an area; and  Rather than specifying preferred neighbourhood character statements in local planning policy, objectives can be specified in a schedule to a residential zone to implement the preferred neighbourhood character.

2.6 Zones and Overlays This section provides an overview of the zones and overlays within the study area that have been reviewed as part of this report. For information about height limits, open space, siting provisions and individual schedule details, refer to the township specific zoning maps and tables.

Zones and overlays reviewed include:

 Mixed Use Zone (MUZ)  Residential Growth Zone (RGZ)  General Residential Zone (GRZ)  Neighbourhood Residential Zone (NRZ)  Industrial 1,2 and 3 Zone (IN1Z, IN2Z & IN3Z)  Commercial 1 and 2 Zone (C1Z & C2Z) For a full summary of the purpose of each zone and overlay, refer to Appendix A of this report.

2.7 Building Heights on the Bellarine – Historic Zone Application The identification of preferred building heights in the residential areas of the Bellarine Peninsula has evolved over time. This evolution has been in part influenced by a series of refinements to the residential zones in Victoria. The following discussion focusses on the changes that have occurred within the area controlled by the City of Greater Geelong.

Initial strategic work completed through Greater Geelong’s Housing Diversity Strategy (2007) sought to manage the housing changes that were expected across the municipality. The strategy nominated housing change areas across the residential areas of the municipality and made a number of zoning recommendations including the implementation of the Residential 3 Zone and Residential 1 Zone. The recommendations were implemented with the approval of amendment C129 in 2009.

In 2013, the reformed residential zones were introduced into the VPPs and applied as generally outlined within the Housing Diversity Strategy (2007). However, the Amendment VC110 reforms to the residential zones in 2017 considerably altered the strategic intent of the zones, allowing for greater heights in areas previously not anticipated by the Housing Diversity Strategy.

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Bellarine Township Character | Township Character Report

As a result of Amendment VC110, the existing residential zones need to be reviewed and ultimately brought back in line with the strategic recommendations set out by the Housing Diversity Strategy (2007). The table below provides an overview of the evolution of residential zones and their height controls since the adoption of the strategy:

Area Housing Diversity New Residential Reformed Residential Strategy 2009 Zones 2013 Zones (Amendment C129 ) (Amendment C300) (Am. VC110) High character or Residential 3 Zone Neighbourhood Neighbourhood constrained areas (R3Z) Residential Zone Residential Zone 9 metre mandatory (NRZ) (NRZ) height control 9 metre discretionary 9 metre mandatory height control height control Garden character Residential 3 Zone General Residential General Residential (incremental change) (R3Z) Zone 2 (GRZ2) Zone (GRZ) 9 metre mandatory 9 metre discretionary 11 metre mandatory height control height control height control Newer residential Residential 1 Zone General Residential General Residential areas (general (R1Z) Zone 1 (GRZ1) Zone (GRZ) residential) 9 metre discretionary 9 metre discretionary 11 metre mandatory height control height control height control Around activity Residential 1 Zone Residential Growth Residential Growth centres (increased (R1Z) Zone 3 (RGZ3) Zone (RGZ) housing diversity 9 metre discretionary 10.5 metre 13.5 metre areas) height control discretionary height mandatory height control control

2.8 Vegetation on the Bellarine – Bushfire Exemptions Clause 52.12-1 outlines exemptions from planning permit requirements and other vegetation removal conditions in order to create a defendable space around buildings used for accommodation in areas that are identified as being bushfire prone. These exemptions apply notwithstanding other vegetation controls currently applied to the Peninsula. This results in a considerable threat to significant vegetation within the public and private realm across the Bellarine Peninsula, which has been identified as a key township characteristic within this study.

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Bellarine Township Character | Township Character Report

3.0 Consultation

3.1 Phase 1 Consultation As part of the DELWP Distinctive Area and Landscape (DAL) project an initial round of engagement was undertaken between 14 May and 15 July 2019. The purpose of this engagement was to inform the declaration of the Bellarine Peninsula as a Distinctive Area and Landscape. In total, approximately 2,900 people were actively engaged through either online or face-to-face engagement activities.

Key findings from the first round of community engagement include:

 The most highly valued characteristics of the Bellarine Peninsula include vegetation, character, views, beaches history and agriculture.  Overdevelopment and ineffective planning controls are significant threats to the valued characteristics, with stronger planning mechanisms identified as the best way to protect identified township character.  Significant locations identified across the Bellarine Peninsula included Edwards Point wetlands, Buckley Park, The Moonah Woodlands, Point Richards Reserve, Ocean Grove Nature Reserve, Queenscliff Lighthouse, Queenscliff Fort, Swan Bay, Lake Connewarre, Barwon River, Thompson Creek, Lake Victoria, Murtnagurt Swamp, Clifton Springs, Buckley’s Cave, Murradoc Hill, and the views across Corio Bay.

3.2 Phase 2 Consultation Phase 2 of the engagement process commenced on 17 April 2020 and concluded on 14 June 2020. Due to the threat of COVID-19 and subsequent government imposed public distancing measures, all engagement was undertaken online. Participants provided feedback in relation to the draft vision, focusing on how the vision could be improved.

The most frequent responses given by the community include:

 prioritisation of natural landscapes and biodiversity and acknowledgement of their inextricable link to what makes the Bellarine Peninsula distinctive  a need to reflect the importance of town boundaries to preserve the distinctive landscapes of the Bellarine Peninsula  the importance of green breaks, not just being present as gaps between towns but to ensure that the Bellarine Peninsula retains a truly rural and agricultural identity  the desire to improve community and visitor education around Aboriginal cultural heritage to ensure it becomes an acknowledged and widely understood part of the Bellarine Peninsula’s history and future identity.

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Bellarine Township Character | Township Character Report

4.0 Site Survey Methodology

The identification of township character was built upon criteria aimed at identifying the distinctive values, attributes and threats to each township. The criteria used to form the basis of analysis were:

. Historical and cultural values and influences . Topography . Geological Features . Views . Township entrances . Accessibility . Role and function of commercial areas . Vegetation character . Interfaces . Built form height, scale and typology . Special areas or precincts . Areas identified for infill development or intensification . Threats to values and/or distinctive attributes

4.1 Desktop analysis A desktop assessment of the physical and landscape features was undertaken using the identified criteria. This involved a review of existing strategies and planning controls, and three-dimensional analysis of attributes such as topography, street layouts, vegetation, barriers and interfaces, potential views, existing built form height, scale and typology.

4.2 Site Survey The site survey sought to ground truth the preliminary desktop findings while also assessing the effectiveness of existing planning controls affecting the area. The survey encompassed all urban areas of townships including residential, commercial, industrial and foreshore areas. Interfaces and township entrances, both built and natural, were also assessed, as they make an important contribution to the overall character of townships.

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Bellarine Township Character | Township Character Report

5.0 Ocean Grove Township Assessment

5.1 History Ocean Grove was founded in the 1880’s as a religious camp for the American Methodist Church and named after the original Methodist camp in Ocean Grove, New Jersey. The decision to establish an Australian base for the church came after the success of the camp in New Jersey and a desire by its members for overseas expansion. A total of 25,000 lots were originally created within the township, each containing a covenant that specified “no part of the above land shall be used for the manufacture of sale of malted spirituous or vinous liquors”. This resulted in the total prohibition of the sale of alcohol across the township, which remained in effect until 2014 where VCAT ruled that the covenant could no longer be enforced.

5.2 Township Description Ocean Grove is located approximately 22km from the Geelong CBD and is a growing coastal township located on a hillside extending to a popular ocean surf beach. The foreshore is the most significant natural feature, affording views across the Bass Strait as well as back towards the township, where the predominant view is of buildings interspersed among coastal vegetation. To the west, the Barwon River separates Ocean Grove from neighbouring Barwon Heads and serves as a site of significant cultural and environmental value.

As the largest township on the Bellarine Peninsula, Ocean Grove features expansive residential areas to the north that have been progressively developed over time. These growth areas are characterised by contemporary architectural styles and lower levels of vegetation, largely due to compact lot sizes. Large format commercial and industrial development is also present within the northern expansion areas, contributing significantly to the changing character to the north of the township.

Residential areas known collectively as ‘Old Ocean Grove’ surrounding the town centre contain examples of archetypal coastal development defined by low scale detached dwellings set within lots with higher levels of native coastal and woodland vegetation. The town centre is also defined predominantly by low scale commercial development that contributes to the existing coastal character and sense of community.

Built form across the township is predominantly 1-2 storeys in height, utilising materials and colour palettes that generally reflect the coastal character of the township. The hillside of the town centre and surrounding residential areas includes occasional examples of 3 storey development, generally located in areas of higher elevation to harness views to the foreshore.

Ocean Grove Foreshore The Terrace

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Bellarine Township Character | Township Character Report

Grubb Road Commercial Precinct Ocean Grove Foreshore

Figure 2 Ocean Grove Existing Township Character Map

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Bellarine Township Character | Township Character Report

5.3 Zones

The following zones are of relevance to the study area for Ocean Grove:

 Residential Growth Zone (RGZ3)  General Residential Zone (GRZ1,2 & 3)  Neighbourhood Residential Zone (NRZ4 & 5)  Industrial 1 Zone (IN1Z)  Industrial 2 Zone (IN2Z)  Commercial 1 Zone (C1Z)  Commercial 2 Zone (C2Z)

Figure 3 illustrates the distribution of zones across Ocean Grove.

Figure 3 Ocean Grove Zones

The following table summarises the key provisions of the residential zones and their schedules:

Table 1 Residential Zone Maximum Building Heights Zone Zone Schedule (date introduced) Schedule Relevant Provisions Height Height Limit Limit

RGZ 13.5m 3 (2014) Coastal Increased Housing 10.5m Varies ResCode standards for minimum street mandatory Diversity Areas setbacks, site coverage and private open space.

GRZ 1 (2014) General Residential Area - -

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Bellarine Township Character | Township Character Report

Zone Zone Schedule (date introduced) Schedule Relevant Provisions Height Height Limit Limit

11m / 2 (2014) Incremental Change Areas 9m / 10m Varies ResCode standards for landscaping and 3 storeys (depending on private open space. slope of land)

3 (2018) Ocean Grove Hillside – Field - Varies ResCode standards for site coverage, Street South Area (Providing a landscaping and private open space. balance between vegetation and built form and promoting vegetated streetscapes)

NRZ 9m / 4 (2018) Ocean Grove Significant Tree - Varies ResCode standards for site coverage, 2 storeys Area (Maintaining unique bush landscaping and private open space garden character distinguished by high number of Australian native trees) .

5 (2018) Ocean Grove Hillside and 9m / 3 storeys Varies ResCode standards for site coverage and Coastal Fringe Area private open space

5.4 Overlays The following Design and Development Overlay (DDO) Schedules apply to the township. The DDO includes controls relating to building height, open space and siting.

Overlay Key Purpose Building Height Relevant Provisions

DDO11 Providing for the conservation - A permit may be granted to Orton Street and the Esplanade and enhancement of the construct a building or carry out (2006) coastal dune system by works so long as requirements ensuring development is relating to housing numbers, compatible with environment vegetation removal and vehicle access (among other things) are met.

DDO14 Ensuring that siting, height 7.5m (permit trigger) - Dwellings over 7.5 metres in and visual bulk of dwellings areas with access to views achieves a reasonable (2012) sharing of views.

DDO20 Improving the visual - Requirements relate to setbacks, Industrial 1, 2 and 3 Zones appearance and image of site layout and design and (2010) industrial areas landscaping (among other things)

DDO39 Achieving a high quality, - Requirements relate to built form Grubb Road activity centre and contemporary design and scale, pedestrian and vehicle restricted retail precinct outcome for Coastal access and landscaping (among (2016) Boulevard, Cheviot Terrace other things) and Grubb Road

DDO40 Promoting contemporary 4-7.5m (first level), 10.5-13.5m Requirements include detailed list Ocean Grove town centre design and built form of built form requirements, (2016) contributing to a relaxed access and parking and coastal atmosphere. landscaping (among other things)

Overlay Reference Number / Notes

Heritage Places HO74,1537,1555,1556,1589,1599,1604,1605,1606,1608,1747

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Bellarine Township Character | Township Character Report

Overlay Reference Number / Notes

Heritage Precincts n/a

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Bellarine Township Character | Township Character Report

DDOs and areas of heritage significance (HO) are illustrated below.

Figure 4 Ocean Grove DDOs & HOs

The following environmental overlays apply to the township:

Overlay Key Purpose Permit Triggers

VPO1 Protection of areas of significant indigenous A permit is required to remove, destroy or Significant Roadside Reserves and Linear vegetation including remnant grassland lop any vegetation (exemptions apply) Reserves classified as depleted, rare or threatened. (2010)

VPO2 Protection of significant remnant vegetation A permit is required to remove, destroy or Thacker Street, Ocean Grove – Vegetation including the Bellarine Yellow Gum, Coast lop any vegetation (exemptions apply) Protection Area Manna Gum Grassy Woodland and (2015) Eucalyptus leucoxylon.

Overlay Key Purpose Permit Triggers

SLO6 Protecting the visual values of the area that A permit is required to remove, destroy or Wallington Road, Ocean Grove provide an attractive rural entrance to the lop any vegetation (exemptions apply) (2010) town.

SLO7 Enhancing the coastal character of the area Permit triggers relate to building height, site Ocean Grove Hillside Area by minimising loss of Australian native coverage, setbacks (among other things) (2018) vegetation including the Bellarine Yellow Gum and remnant Coastal Moonah A permit is required to remove, destroy or Woodland. lop any vegetation (exemptions apply)

SLO15 Enhancing the spacious bush garden Permit triggers relate to site coverage, Ocean Grove Significant Tree Area character of the area that includes permeability, side setbacks and distance (2018) Australian native canopy trees such as the from vegetation (among other things) Bellarine Yellow Gum.

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Bellarine Township Character | Township Character Report

Figure 5 Ocean Grove SLOs, VPOs and BMO

5.5 Relevant Strategies The Ocean Grove Town Centre Urban Design Framework (2014) identifies the following height limits for the town centre and surrounding residential increased housing diversity areas:

 13.5m/4 storeys for properties fronting The Terrace (south side) and Hodgson Street (corner of The Parade and The Terrace)  10.5m/3 storeys for properties fronting The Terrace (north and south western side), The Parade and the Avenue  10.5m/3 storeys for the surrounding residential increased housing diversity area  9m/3 storeys for properties on prominent corner sites on The Parade and Presidents Avenue. The requirements outlined within the Ocean Grove Town Centre Urban Design Framework (2014) have been incorporated into the Greater Geelong Planning Scheme and applied via Design and Development Overlay Schedule 40 “Ocean Grove Town Centre”. Among other things, DDO40 specifies preferred height limits in line with the requirements outlined above.

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Bellarine Township Character | Township Character Report

5.6 Preserving and Enhancing Township Character The recommendations within this report seek to enhance and where relevant preserve the unique values of Ocean Grove, through the application of appropriate zones, overlays and other provisions through the Greater Geelong Planning Scheme. As such, it is important to evaluate the effectiveness of existing relevant planning controls to ensure the future growth and development of the township is aligned to local policy and in keeping with the preferred future character.

This section consolidates the information and analysis contained in the preceding sections by:

 outlining a Preferred Township Character Statement to set a vision for the future;  documenting important township attributes that contribute to overall character;  identifying potential threats to those attributes, including gaps in the existing planning controls and strategies; and  making recommendations that both support the Preferred Township Character and address the threats and current planning gaps (noting in some cases the threats are adequately addressed by the current planning provisions).

5.6.1 Preferred Township Character Statement The Preferred Township Character Statement sets a vision for the future that will form a strategic basis for the planning provisions that apply and help guide decision making:

Set within grassy coastal plains and densely vegetated coastal dune systems, Ocean Grove will continue to serve as one of three district towns within the Bellarine Peninsula. Population and housing growth will be carefully managed through additional planned development to the north of the township within the existing settlement boundary, as well as infill and mixed-use development in appropriate locations. Direct road access to Leopold and Geelong via the Bellarine Highway and enhanced public transportation links will ensure that planned township growth is complemented by employment opportunities and services located within close proximity.

The Ocean Grove town centre will remain distinct from the remainder of the township while still fulfilling its role as a district town activity centre. It will retain the fine grain, modest scale development that is reflective of the existing coastal character, while providing opportunities for mixed-use development that is designed to allow for sunlight to fall on the public streets and maintain glimpses across the Bass Strait. Vegetation will continue to feature as a key element of both the public and private realm.

Activity centres and additional industrial development located within the growth corridor to north of the township will incorporate contemporary design responses and provide for businesses that serve the needs of the growing community. These areas will evolve into primary township gateways, providing a distinct sense of arrival to the Ocean Grove township though built form features, low level landscaping and signage.

Residential areas known collectively as ‘Old Ocean Grove’ surrounding the town centre contain examples of archetypal coastal development defined by modest scale detached dwellings will be retained. New development will respond to the existing built form set within well vegetated lots including appropriate boundary setbacks, utilising coastal materials and muted colours. In areas of higher elevation, key views to the ocean will be protected. New residential estates to the township’s north will accommodate the majority of planned population growth and will be designed to integrate with the landscape qualities of the township including vegetation, varying topography and intermittent ocean views.

Continued planting of street trees will enhance the existing woodland and coastal feel of the township, while additional walking trails will connect key destinations across the township.

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Bellarine Township Character | Township Character Report

Ocean Grove Framework Plan The Ocean Grove Township Character Framework Plan locates key physical attributes, land uses and views and recommends changes to zones and overlays within the township of Ocean Grove.

Figure 6 Ocean Grove Framework Plan

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Bellarine Township Character | Township Character Report

5.6.2 Township Character Attributes and Threats The key character attributes and associated threats for Ocean Grove were identified through a review of existing planning scheme provisions, a field survey of the township and community consultation findings (undertaken previously by DELWP). This report provides recommendations for the Greater Geelong Planning Scheme that seek to address the threats outlined below, noting that while some threats may not be capable of being eliminated entirely, the planning system will serve to guide change appropriately, in order to achieve a preferred future character.

Important Township Attribute Threat to Attribute

Barwon Bridge and the meandering road along the peninsula  Loss of vegetation along township entrance provide a heavily vegetated entrance experience  Larger scale development appearing in the background of the view from the Barwon River Bridge

Presence of original beach shacks and higher levels of vegetation  Subdivision of existing larger lots within “Old Ocean Grove”  One for one replacement/larger scale development  Loss of vegetation, particularly the Bellarine Yellow Gum  Increased building site coverage  Developments built to boundaries

Long range views through to the Barwon River from The  Larger scale residential development in the western area of Old Terrace/Commercial area Ocean Grove

Small scale, fine grain commercial development with a coastal  Contemporary development over 3 storeys without an upper village feel along The Terrace level setback, which would be inconsistent with the design guidelines outlined within the Ocean Grove Town Centre UDF.  Consolidation of smaller, fine grain lots

Commercial development of up to 3 storeys occurring along The  Further contemporary commercial development over 3 storeys Parade and larger scale 1 for 1 replacement dwellings up to 3 without an upper level setback, which would be inconsistent storeys occurring in surrounding residential area with the design guidelines outlined within the Ocean Grove Town Centre UDF  Further loss of low scale detached dwellings

Heavy roadside vegetation along Thacker Street  Loss of roadside vegetation due to increased development

Ocean Grove Beach foreshore’s vegetation and coastal dune  Loss of views due to construction of taller buildings in the system, visible from most local streets foreground

Steep to undulating topography, particularly within the commercial  Increased height of surrounding development and surrounding residential areas that afford long range views to the coastline and to residential areas at lower elevations. Views of the township from the bay are also afforded due to the steep increase in elevation.

5.6.3 Discussion This section analyses the key attributes and threats specific to individual areas of Ocean Grove, assessing the effectiveness of existing planning scheme provisions to provide the basis for further recommendations.

Old Ocean Grove

This area is defined as residential land located west of Tuckfield Street and south of Thacker Street. It is currently covered in part by DDO14 ‘Dwellings over 7.5 metres in areas with access to views’ and zoned Neighbourhood Residential Zone (NRZ), General Residential Zone (GRZ) and Residential Growth Zone (RGZ). A unique characteristic of the residential areas north of the town centre is the presence of older housing stock, including the occasional beach shack. The Ocean Grove Structure Plan (2016) seeks to encourage an increased level of medium density infill development in residential areas surrounding the town centre, which could potentially result in the loss

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of some of Old Ocean Grove’s unique attributes if they are not taken into consideration by future planning provisions. Closer to the town centre, residential development within the RGZ3 zone has been more intense with examples existing development up to three storeys present in this location. The Ocean Grove Structure Plan (2016) anticipates further intensification of this land, including development of up to 3 storeys.

The existing RGZ3 immediately surrounding the town centre currently outlines a mandatory building height of 10.5m which is less than the 13.5m limit outlined in the parent zone. This conflicts with the principles of zone application as outlined by Planning Practice Note 91, which does not allow the RGZ to specify a mandatory height limit that is less than 13.5m. On this basis it is recommended that the RGZ3 be rezoned to GRZ, which would allow for residential development up to 3 storeys (11m) surrounding the town centre, as supported by the Ocean Grove Structure Plan (2016). It is considered that the height requirements inherent to the proposed GRZ would ensure development outcomes consistent with the identified character of this area.

Recommendation 1: Rezone all RGZ3 areas surrounding the town centre to GRZ

Similarly, the existing GRZ2 also specifies a mandatory building height of 9-10m which is less than the 11m limit outlined in the parent zone, again conflicting with the principles of zone application. With this in mind it is recommended that existing GRZ2 land be rezoned to NRZ, which would allow for residential development at a maximum of 2 storeys and a mandatory height limit of 9m, an outcome consistent with what the existing GRZ2 is trying to achieve.

Recommendation 2: Rezone all GRZ2 areas to NRZ

Existing NRZ5 land located to the south and east of the town centre currently outlines a mandatory maximum building height of 9m and three storeys. To ensure consistency with the purpose of the NRZ and to respect the existing 1-2 storey scale of this area, it is recommended that the existing NRZ5 schedule be updated to remove the 3 storey height limit.

Recommendation 3: Revise the NRZ5 to 2 storeys, consistent with the 1-2 storey built form of the area

Shell Road Activity Centre and Surrounds

This area includes Commercial 1 Zone (C1Z) land fronting Shell Road, as well as all RGZ and GRZ residential land east of Tuckfield Street and Grubb Road. The Shell Road Activity Centre is characterised by large format retail including a Woolworths and Caltex petrol station, while the surrounding residential areas consist predominantly of both modern and contemporary, single and double storey dwellings. North of the activity centre, residential development is largely contemporary and is reflective of the significant growth occurring within the township. South of the activity centre, residential dwellings sit within undulating topography and have generally been built to maximise views to the Bass Strait. In these locations, DDO14 has been applied to manage view sharing and other amenity issues.

As with other residential land in Old Ocean Grove, the existing RGZ3 and GRZ1 zones in this area currently specify mandatory building heights that are less than what is specified in the associated parent zone. As this conflicts with the principles of zone application as outlined by Planning Practice Note 91, it is recommended that the RGZ3 and GRZ1 be rezoned to GRZ and NRZ respectively. This would allow for the residential infill development around the activity centre as anticipated by the Ocean Grove Structure Plan (2016), while still ensuring that scale of new development is in keeping with the existing township character. It is considered that the height requirements inherent to the proposed zones would ensure development outcomes consistent with the identified character of this area.

Recommendation 4: Rezone all RGZ3 areas surrounding the commercial centre to GRZ, specify 10.5m height limit in relevant DDO in accordance with PPN91

Recommendation 5: Rezone all GRZ1 areas to NRZ

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Bellarine Township Character | Township Character Report

5.6.4 Recommendations The following recommendations outline proposed changes to planning controls and mechanisms for the enhancement and protection of the identified Ocean Grove character:

Location Existing Controls Recommendation

Old Ocean Grove NRZ4, NRZ5, GRZ2, RGZ3 Rezone all RGZ3 areas surrounding the town centre to GRZ. DDO14 Rezone all GRZ2 areas to NRZ BMO, VPO1, VPO2, SLO7, SLO15 Revise the NRZ5 to 2 storeys, consistent with the 1-2 storey built form of the area

Shell Road Activity Centre and C1Z, GRZ1, RGZ3 Rezone all RGZ3 areas surrounding surrounds the commercial centre to GRZ

Rezone all GRZ1 areas to NRZ

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Bellarine Township Character | Township Character Report

6.0 Barwon Heads Township Assessment

6.1 History Barwon Heads was initially established as a small fishing village and saw an influx of hunters in the area during the 1890’s that caused the town’s population to swell. During this period of growth, the township expanded with facilities such as boarding houses, schools, and a local pub. By the 1920’s, the township had grown significantly and additional infrastructure projects including the Barwon River Bridge were completed.

6.2 Township Description Located approximately 22km from the Geelong CBD, Barwon heads is set between grassy coastal plains and the densely vegetated foreshore of the Barwon River. The Barwon River forms a valued natural interface and provides significant amounts of open space for residents and visitors alike. The township is predominantly flat, with elevation increasing to the south of the township around the Barwon Heads Bluff and the Barwon Heads Golf Club. Views across the Bass Strait are afforded from these elevated areas, while views to the Barwon River and foreshore can be achieved from Flinders Parade and adjacent local streets.

The township consists predominantly of low scale residential development set on large, well vegetated lots. Subdivision patterns and vegetation coverage differ slightly between the northern and southern residential areas but ultimately present together as a cohesive, low scale coastal neighbourhood. The town centre is defined by an equally low scale, unpolished coastal feel confined to a single commercial strip along Hitchcock Avenue.

Built form across both the residential and commercial areas is predominantly 1-2 storeys in height, utilising materials and colour palettes that generally reflect the coastal character of the township. Examples of higher mixed use development up to 3 storeys are present along Bridge Road.

Barwon River Foreshore Residential Streetscape

Hitchcock Avenue Commercial Precinct Contemporary Residential Development

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Bellarine Township Character | Township Character Report

Figure 7 Barwon Heads Existing Township Character Map

6.3 Zones

The following zones comprise the study area for Ocean Grove:

 Mixed Use Zone (MUZ)  General Residential Zone (GRZ1)  Neighbourhood Residential Zone (NRZ6 & 7)  Commercial 1 Zone (C1Z)

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Figure 8 illustrates the distribution of zones across Barwon Heads.

Figure 8 Barwon Heads Zones

The following table summarises the key provisions of the residential zones and their schedules:

Table 2 Residential Zone Maximum Building Heights

Zone Zone Schedule (date introduced) Schedule Relevant Provisions Height Height Limit Limit

GRZ 11m/ 1 (2014) - - - 3 storeys

NRZ 9m/ 6 (2019) Barwon Heads Incremental - Varies ResCode standards for private open space 2 storeys Change Area (to protect the unique low scale coastal design character)

7 (2019) Warrenbeen Court Residential - Permit required for construction associated with a Area (Protect very low density dwelling residential character and ensure development has minimal impact on vegetation and landscape character – coastal moonah woodland community)

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6.4 Overlays The following Design and Development Overlay (DDO) Schedules apply to the township. The DDO includes controls relating to building height, open space and siting.

Overlay Key Purpose Building Height Relevant Provisions

DDO25 Protect existing views and 3 storeys (preferred) Street setting, streetscape Barwon Heads Town Centre vistas, enhance coastal character, building siting, building (2019) character and ensure form, building details and appropriate development to finishes. protect surrounding residential interface

DDO41 Protecting unique coastal - Site coverage, street setbacks, Barwon Heads Incremental design character, side setbacks, canopy trees, Change Residential Area encouraging the retention of landscaping, permeability, (2019) vegetated garden settings garages and fencing and retention of indigenous vegetation.

DDO42 Encouraging retention of - Site coverage, street setbacks, Barwon Heads Increased Housing vegetated garden settings, side setbacks, canopy trees, Diversity Area indigenous vegetation and permeability, garages and fencing (2019) encouraging buildings to be constructed of lightweight natural materials.

Overlay Reference Number / Notes

Heritage Places HO33,1537,1649,1650-1746

Heritage Precincts HO1650 – Golf Links Heritage Area and includes Barwon Heads Golf Club HO1649 – Flinders Heritage Area, generally bounded by Barwon Heads Park and the Barwon River HO1661 – Barwon Heads Park

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DDOs and areas of heritage significance (HO) are outlined below:

Figure 9 Barwon Heads DDOS & HOs

Overlay Key Purpose Permit Triggers

VPO1 Protection of areas of significant indigenous A permit is required to remove, destroy or Significant Roadside Reserves and Linear vegetation including remnant grassland lop any vegetation (exemptions apply) Reserves classified as depleted, rare or threatened. (2010)

Overlay Key Purpose Permit Triggers

SLO8 Importance of vegetation and relationship A permit is required to remove, destroy or Barwon Heads Semi Bush Significant between buildings and landscape is lop any vegetation (exemptions apply) Landscape Area recognised as contributing to the character (2014) of Stephens Parade. A permit is required if any building is above 7.5m in height and if maximum 50% site coverage is exceeded (among other things)

SLO9 Protection of significant environmental and A permit is required to remove, destroy or Barwon River Environs recreational values of the Barwon River i.e. lop any vegetation (exemptions apply) (2019) visual dominance of the riparian, dwellings that do not dominate the landscape and A permit is required if any building is above respect for view sharing. 7.5m in height (among other things)

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Bellarine Township Character | Township Character Report

Figure 10 Barwon Heads SLOs, VPOs and BMO

6.5 Relevant Strategies

The provisions outlined above are in line with the Barwon Heads Structure Plan (2017) adopted by Council in August 2017 - Amendment C375.

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6.6 Preserving and Enhancing Township Character The recommendations within this report seek to enhance and where relevant preserve the unique values of Barwon Heads, through the application of appropriate zones, overlays and other provisions through the Greater Geelong Planning Scheme. As such, it is important to evaluate the effectiveness of existing relevant planning controls to ensure the future growth and development of the township is aligned to local policy and in keeping with the preferred future character.

This section consolidates the information and analysis contained in the preceding sections by:

 outlining a Preferred Township Character Statement to set a vision for the future;  documenting important township attributes that contribute to overall character;  identifying potential threats to those attributes, including gaps in the existing planning controls and strategies; and  making recommendations that both support the Preferred Township Character and address the threats and current planning gaps (noting in some cases the threats are adequately addressed by the current planning provisions).

6.6.1 Preferred Township Character Statement The Preferred Township Character Statement sets a vision for the future that will form a strategic basis for the planning provisions that apply and help guide decision making:

Barwon Heads serves as a popular and highly valued sea-change and holiday destination, building on its image as a charming and relaxed low scale coastal village nestled between the river, wetlands and ocean with significant environmental assets. Future population change will be accommodated through appropriate infill development confined within the existing settlement.

The Barwon Heads community is known for its commitment to sustainability and this will continue to influence the character of the town, physically and culturally. The Barwon Heads town centre will retain its low scale, fine grain commercial character with its unpolished beach quality, village feel and consistent street tree plantings. Future development within the town centre will integrate with the existing built form character and coastal vegetation, while not protruding beyond the existing tree canopy line.

The cohesive, low scale coastal attributes of Barwon Head’s residential areas will be retained, with new development set within larger, well vegetated lots including appropriate boundary setbacks and colours and materials that contribute to the lightness of structure. Native coastal and woodland vegetation as well as additional canopy tree planting will continue to play a significant role in enhancing the identified residential character of the township.

At the edges of the township boundary, residential development will integrate appropriately with sensitive natural interfaces including the Barwon River and surrounding coastal plains.

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Bellarine Township Character | Township Character Report

6.6.2 Township Character Attributes & Threats The key character attributes and associated threats for Barwon Heads were identified through a review of existing planning scheme provisions, a field survey of the township and community consultation findings (undertaken previously by DELWP). This report provides recommendations for the Greater Geelong Planning Scheme that seek to address the threats outlined below, noting that while some threats may not be capable of being eliminated entirely, the planning system will serve to guide change appropriately, in order to achieve a preferred future character.

Important Township Attribute Threat to Attribute

Low scale, fine grain commercial development with an unpolished  Large scale built form that extends beyond the tree canopy line beach quality and consistent street tree planting along Hitchcock and is unsympathetic to the unpolished beach quality of the Avenue avenue. (3 storey development may be appropriate as outlined within the Barwon Heads Structure Plan 2017 and DDO25)

Barwon Heads Hotel and small-scale commercial development that  Consolidation of sites at the terminus of the bridge vista reflect the coastal character of Barwon Heads, form a township resulting in loss of fine grain streetscapes entrance at the end of the Barwon River Bridge.  Development that is unsympathetic to low scale coastal character of Bridge Road that forms a backdrop to the view.

Row of Cyprus trees form a township entrance to the west, along  Loss of avenue vegetation Barwon Heads Road

Barwon River foreshore beach areas, walking paths and reserves  Visual intrusion of built form on adjoining streets

Coastal residential area south of Bridge Road with increased levels  Subdivision of existing larger lots of coastal vegetation and informal streetscapes  One for one replacement/larger scale development  Loss of vegetation  Increased building site coverage

Predominant low scale (1-2 storey) residential development  Higher development of 3 storeys or more throughout Barwon Heads featuring high levels of public and  Loss of vegetation in public/private realm private realm vegetation  Developments built to boundaries

Undeveloped farmlands creating a soft edge for the existing  Expansion of development areas to the West of township western residential area

6.6.3 Discussion This section analyses the key attributes and threats specific to individual areas of Barwon Heads, assessing the effectiveness of existing planning scheme provisions to provide the basis for further recommendations.

Residential Areas

The Barwon Heads Structure Plan was implemented in 2019 via Amendment C375 which applied the current zones and overlays. This amendment replaced the General Residential Zone (GRZ) with the Neighbourhood Residential Zone (NRZ) and the Residential Growth Zone (RGZ) to GRZ) across all of Barwon Heads residential areas. This is considered to be in keeping with the existing identified township character and no further recommendations are required.

Town Centre

The Commercial 1 Zone (C1Z) and Mixed Use Zone (MUZ) currently applied to the Barwon Heads town centre are also covered by the Design and Development Overlay Schedule 25 (DDO25) Barwon Heads Town Centre, which specifies a preferred height limit of 3 storeys. This control is considered to be effective at preserving the character of the town centre and as a result, no further recommendations are required.

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Bellarine Township Character | Township Character Report

6.6.4 Recommendations Due to the recent approval of Amendment C375 which brings zones and overlays in line with the Barwon Heads Structure Plan (2017), no further recommendations are made.

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Bellarine Township Character | Township Character Report

7.0 Leopold Township Assessment

7.1 History Leopold was established during the late 1800’s as an agricultural township containing the Anglican Church and little more than 300 residents. Leopold continued its role as a largely agricultural township up until the 1960’s when significant industrial development in neighbouring Moolap and Point Henry made the township a convenient dormitory suburb for workers. During the period between 1960-1980, the township’s population quadrupled.

7.2 Township Description Located approximately 11km from the Geelong CBD, Leopold Is set within grassy coastal plains to the north of the Lake Connewarre Wildlife Reserve. The township sits atop a high point within the surrounding hillside making it the focal point of views from the Bellarine Highway. From within the township, views to Port Philip Bay, Geelong and the surrounding landscape are afforded.

As the second largest township on the Bellarine Peninsula, Leopold features expansive residential areas that have been progressively developed over time, particularly to the south of the township. Rural lifestyle lots and agricultural land to the south of the township are earmarked for additional residential growth. Leopold also contains a sub- regional activity centre at its eastern entrance, as well as smaller local commercial strips closer to the centre of the township.

Built form across the township consists predominantly of low scale detached dwellings between 1-2 storeys in height, consisting of a mix of architectural styles and material palettes. In areas of higher elevation, 2 storey dwellings are more common, built to take advantage of views. Dwellings are generally defined by a spacious garden setting, with medium to high levels of vegetation in the private realm, including canopy trees. In contemporary residential subdivision to the south of the township, dwellings are sited on smaller lots with significantly less vegetation.

Leopold Sub Regional Activity Centre Views from residential streets

Contemporary residential development Dorothy Street commercial precinct

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Bellarine Township Character | Township Character Report

Figure 11 Leopold Existing Township Character Map

7.3 Zones

The following zones comprise the study area for Leopold:

 Mixed Use Zone (MUZ)  Residential Growth Zone (RGZ2)  General Residential Zone (GRZ1)  Commercial 1 Zone (C1Z)

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Figure 12 illustrates the distribution of zones across Leopold. Figure 12 Leopold Zones

The following table summarises the key provisions of the residential zones and their schedules:

Zone Zone Schedule (date introduced) Schedule Relevant Provisions Height Height Limit Limit

RGZ 13.5m/ 2 (2014) Urban Increased Housing 10.5m Varies ResCode standards relating to street setbacks, 4 storeys Diversity Areas site coverage and private open space

GRZ 11m/ 1 (2014) - - - 3 storeys

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7.4 Overlays

The following Design and Development Overlay (DDO) Schedules apply to the township. The DDO includes controls relating to building height, open space and siting.

Overlay Key Purpose Building Height Relevant Provisions

DDO14 Ensuring that siting, height 7.5m (permit trigger) - Dwellings over 7.5 metres in and visual bulk of dwellings areas with access to views achieves a reasonable (2012) sharing of views.

DDO31 Providing an attractive 8m (preferred) Buildings should address general Bellarine Highway Mixed Use western gateway to Leopold provisions relating to building Centre – Leopold design and vehicle access (2013) (among others)

DDO43 Facilitating orderly and - Permits to subdivide land should Mollers Lane Leopold integrated residential meet requirements relating to (2020) development. stormwater management, access and movement and environmental management (among other things)

Overlay Reference Number / Notes

Heritage Places HO284,285,287,288,289,290,1535,1540,1561,1567,1568,1570,1571,1586,1587

Heritage Precincts n/a

DDOs and areas of heritage significance (HO) are outlined below:

Figure 13 Leopold DDOs & HOs

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Bellarine Township Character | Township Character Report

Overlay Key Purpose Permit Triggers

SLO 10 Protection of locally significant views to A permit is required if a new building is Lake Connewarre Escarpment Lake Connewarre and surrounding more than 5 metres in height, or an (2011) landscape. extension is over 7.5m in height (among other things)

A permit is required to remove, destroy or lop any vegetation (exemptions apply)

Figure 14 Leopold SLOs, VPOs and BMO

7.5 Relevant Strategies

The provisions outlined above are generally consistent with the Leopold Structure Plan (2011) adopted by Council in September 2011.

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Bellarine Township Character | Township Character Report

7.6 Preserving and Enhancing Township Character The recommendations within this report seek to enhance and where relevant preserve the unique values of Leopold, through the application of appropriate zones, overlays and other provisions through the Greater Geelong Planning Scheme. As such, it is important to evaluate the effectiveness of existing relevant planning controls to ensure the future growth and development of the township is aligned to local policy and in keeping with the preferred future character.

This section consolidates the information and analysis contained in the preceding sections by:

 outlining a Preferred Township Character Statement to set a vision for the future;  documenting important township attributes that contribute to overall character;  identifying potential threats to those attributes, including gaps in the existing planning controls and strategies; and  making recommendations that both support the Preferred Township Character and address the threats and current planning gaps (noting in some cases the threats are adequately addressed by the current planning provisions).

7.6.1 Preferred Township Character Statement The Preferred Township Character Statement sets a vision for the future that will form a strategic basis for the planning provisions that apply and help guide decision making:

As the gateway to the Bellarine Peninsula, Leopold serves as one of three district towns. Set atop a high point, Leopold will continue to be the focal point of views from the Bellarine Highway. Planned population and housing growth will be carefully managed through greenfield development to the south east of the township and will be sympathetic to highly sensitive natural interfaces including the Lake Connewarre foreshore and Reedy Lake.

Appropriate medium density mixed use infill development will be accommodated in areas surrounding the sub- regional activity centre within the settlement boundary, and the Ash Road and Dorothy Street commercial strips. Direct access to Geelong via the Bellarine highway and enhanced public transport links will continue to ensure that further township growth is complemented by employment opportunities and services located within proximity.

Development within existing commercial strips along Dorothy Street and Ash Road will respond to the prevailing low-scale built form of the surrounding residential areas. Development at the corner of the Bellarine Highway and Melaluka Road will provide for additional office space and services at increased densities. The existing sub-regional activity centre will continue to serve as a primary township gateway, providing a distinct sense of arrival to the township due to its elevated visual prominence. Increased vegetation and street tree planting will further enhance the character of the centre.

Residential infill development will respond to the predominantly low-scale character of the township and will preserve remnant vegetation in both the private and public realm. Views to Corio Bay will continue to be preserved and celebrated from vantage points at higher elevations.

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Bellarine Township Character | Township Character Report

Leopold Framework Plan The Leopold Township Character Framework Plan locates key physical attributes, land uses and views and recommends changes to zones and overlays within the township of Leopold. Figure 15 Leopold Framework Plan

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Bellarine Township Character | Township Character Report

7.6.2 Township Character Attributes & Threats The key character attributes and associated threats for Leopold were identified through a review of existing planning scheme provisions, a field survey of the township and community consultation findings (undertaken previously by DELWP). This report provides recommendations for the Greater Geelong Planning Scheme that seek to address the threats outlined below, noting that while some threats may not be capable of being eliminated entirely, the planning system will serve to guide change appropriately, in order to achieve a preferred future character.

Important Township Attribute Threat to Attribute

Township gateway defined by increase in elevation, affording  Larger scale development adjacent to the activity centre would views to Leopold and sub-regional activity centre at the top of the be visually prominent from this viewpoint hill.

Views through to surrounding coastline and surrounding areas  Larger scale development over 3 storeys from local streets, in areas of elevated terrain north of Bellarine  Loss of vegetation to retain views Highway (area is predominantly 1-2 storey dwellings)

Predominant single storey development within Dorothy Street and  Larger scale commercial development Ash Road local activity centres and surrounding residential areas

Higher levels of vegetation in the public and private realms in  Subdivision of existing larger lots residential areas to the north of the Bellarine Highway  One for one replacement/larger scale development  Loss of vegetation  Incremental site coverage  Developments built to boundaries

Predominant low scale residential development across Leopold of  Increased height in residential areas, particularly in areas of 1-2 storeys higher elevation with access to views  Redevelopment of older residential sites with higher dwelling densities

North-East Bellarine Rail Trail  Intrusive development on properties abutting rail trail

Presence of multi dwelling unit type development along Christies  Residential development that does not respond to the context of Road the subject site, and the character of the area

Interface with the Lake Connewarre Ramsar Site  Expansion of higher density residential land to the south, towards Lake Connewarre

7.6.3 Discussion This section analyses the key attributes and threats specific to individual areas of Leopold, assessing the effectiveness of existing planning scheme provisions to provide the basis for further recommendations.

Residential Land

This area is defined as all residential land within the township zoned Residential Growth Zone Schedule 2 (RGZ2) and General Residential Zone Schedule 1 (GRZ1). This area is currently covered in part by DDO14 ‘Dwellings over 7.5 metres in areas with access to views’, which among other things, outlines requirements relating to building height and view sharing. The predominant characteristic of these residential areas can be defined as a mix of predominantly modern and contemporary dwellings, built to a height of either 1 or 2 storeys. Additionally, the Leopold Structure Plan (2011) outlines the need for ‘increased housing diversity areas’ within proximity of local commercial centres across the township.

The existing RGZ2 surrounding the Leopold sub-regional activity centre, Dorothy Street and Ash Road commercial strips currently specifies a mandatory building height of 10.5m which is less than the 13.5m limit outlined in the parent zone. This conflicts with the principles of zone application as outlined by Planning Practice Note 91, which does not allow the RGZ to specify a mandatory height limit that is less than 13.5m. On this basis it is recommended that the RGZ2 be rezoned to GRZ, which would still allow for increased housing diversity surrounding the local activity centres, as supported by the Leopold Structure Plan (2011). Further, it is considered that where the existing DDO14 applies to proposed GRZ areas, it is effectively managing building heights. In other areas, it is considered

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that the height requirements inherent to the proposed GRZ would ensure development outcomes consistent with the identified character of this area.

Recommendation 1: Rezone all RGZ2 areas to GRZ1, and where applicable, continue to control preferred building heights through existing DDO14 provisions

In other residential areas, the existing GRZ1 does not contain any variations to building height limits and therefore allows development of up to 11m and 3 storeys. This could pose a threat to the existing character of these residential areas considering the prevalence of low scale, single and double storey residential development. As a result, it is recommended that all existing GRZ1 areas be rezoned to Neighbourhood Residential Zone (NRZ) in order to preserve the existing low scale character of the township’s residential areas.

Recommendation 3: Rezone all existing GRZ land to NRZ, to ensure that existing low scale character is preserved

As noted in the township attributes table above, the residential character of Leopold is also defined by higher levels of established vegetation within both the private and public realms. A review of the existing planning controls identified that there are no current vegetation controls (see figure 14) that apply to residential areas. It is recommended that consideration be given to conducting a vegetation study to identify the significance of this vegetation.

Recommendation 4: Consider conducting a vegetation study to identify the significance of vegetation within residential areas

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7.6.4 Recommendations The following recommendations outline proposed changes to planning controls and mechanisms for the enhancement and protection of the identified Leopold character:

Location Existing Controls Recommendation

Residential land RGZ2, GRZ1 Rezone all RGZ2 areas to GRZ, and where applicable, continue to DDO14 control preferred building heights through existing DDO14 provisions.

Rezone all existing GRZ land to NRZ, to ensure that existing low scale character is preserved

Consider conducting a vegetation study to identify the significance of vegetation within residential areas.

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Bellarine Township Character | Township Character Report

8.0 Drysdale/Curlewis/Clifton Springs Township Assessment

8.1 History During the mid-1800’s Clifton Springs was the location of a major regional port, with steamers running excursions from Geelong and other places. Drysdale also played an important role in the transport of goods, by delivering cargo through to Geelong via its railway. Additionally, Drysdale functioned as the centre of the Bellarine Peninsula Shire before amalgamation in the early 1990’s.

8.2 Township Description Located approximately 20km from the Geelong CBD, the townships of Drysdale, Curlewis and Clifton Springs are set within coastal grassy plains with development extending down to sandy foreshore areas alongside Port Philip Bay. Creeks and waterways contribute to the natural features and green spaces within the township. Clear views across Port Philip Bay are afforded from the foreshore, as well as from residential areas at higher elevations.

As a designated growth area, the townships feature significant residential expansion areas to the west and commercial expansion areas to the east. Curlewis contains a significant proportion of contemporary residential subdivision, with further expansion planned to the west. East of the Drysdale town centre, large format commercial development extends east along Murradoc Road. Additionally, the Drysdale Bypass is currently under construction, creating a significant physical barrier between the townships and surrounding rural land, and functioning as a visual marker of the township growth boundary.

Built form across the townships is varied, with a mix of heritage and contemporary development. The Drysdale town centre is defined by its heritage landmarks including the historic Drysdale Hotel and several Victorian Federation and Bungalow style dwellings.

Other residential areas across Drysdale and Clifton Springs are generally defined by larger lots and medium-high levels of vegetation in the private realm, including canopy trees. Contemporary residential development in Curlewis differs from other areas, with predominantly smaller lot sizes and significantly less vegetation in the private realm. Development across the townships is predominantly 1-2 storeys in height, with 2 storey development occurring in areas of higher elevation with access to views.

Drysdale Hotel, Drysdale Residential Streetscape, Clifton Springs

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Views from residential streets, Clifton Springs Port Philip Bay Foreshore, Clifton Springs

Figure 16 Drysdale/Curlewis/Clifton Springs Existing Township Character Map

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8.3 Zones

The following zones comprise the study area for Drysdale, Curlewis and Clifton Springs:

 Residential Growth Zone (RGZ2)  General Residential Zone (GRZ1)  Commercial 1 Zone (C1Z)  Commercial 2 Zone (C2Z)

Figure 17 illustrates the distribution of zones across the three townships.

Figure 17 Drysdale/Curlewis/Clifton Springs Zones

The following table summarises the key provisions of the residential zones and their schedules:

Zone Zone Schedule (date introduced) Schedule Relevant Provisions Height Height Limit Limit

RGZ 13.5m/ 2 (2014) Urban Increased Housing 10.5m Varies ResCode standards relating to street setbacks, 4 storeys Diversity Areas site coverage and private open space

GRZ 11m/ 1 (2014) - - - 3 storeys

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8.4 Overlays The following Design and Development Overlay (DDO) Schedules apply to the township. The DDO includes controls relating to building height, open space and siting.

Overlay Key Purpose Building Height Relevant Provisions

DDO14 Ensuring that siting, height 7.5m (permit trigger) - Dwellings over 7.5 metres in and visual bulk of dwellings areas with access to views achieves a reasonable (2012) sharing of views.

DDO28 Ensuring development is - Buildings and works should be in Jetty Road Neighbourhood consistent with the approved accordance with requirements Activity Centre, Drysdale masterplan, encouraging a relating to views, car parking and (2011) vibrant, mixed use streetscape design (among neighbourhood activity others) centre Specific guidelines relate to views to the Melbourne CBD across Port Philip Bay

DDO32 Improving the appearance - Buildings and works should Town Entry Murradoc Road, and presentation of comply with requirements relating Drysdale buildings, streetscapes and to design and built form, (2014) interfaces on Murradoc Road stormwater drainage, quality and re-use

DDO33 To encourage heights up to 3 3 storeys (preferred) Setbacks should provide Drysdale Town Centre storeys while maintaining the opportunities for alfresco dining. (2014) character of the Drysdale Town Centre

Overlay Reference Number / Notes

Heritage HO3,48,75,76,77,78,80,81,82,1538,1548,1549,1550,1552,1553,1561,1566,1581,1590,1594,1596,1597,1613,1614,1615, Places 1620

Heritage HO1613 – McLeods Water Holes Heritage Area (recreation and open space area) Precincts HO1620 – Drysdale Heritage Area (bounded generally by High St, Wyndham St, Clifton Springs Rd, Princess St, Murradoc St and Eversley St, Drysdale)

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DDOs and areas of heritage significance (HO) are outlined below:

Figure 18 Drysdale/Curlewis/Clifton Springs DDOs & HOs

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Figure 19 Drysdale/Curlewis/Clifton Springs SLOs, VPOs and BMO

No SLOs or VPOs apply to zones within the Drysdale/Curlewis/Clifton Springs study area.

8.5 Relevant Strategies The Drysdale/Clifton Springs Structure Plan (2010) outlines the following objectives:

 Protect and enhance areas of landscape, environmental and recreational value around Lake Lorne, Drysdale Recreation Reserve and foreshore areas  Maintain rural residential character of RLZ & LDRZ land at south and eastern edges of township  Rezone RLZ in the centre of the township to R1Z.

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8.6 Preserving and Enhancing Township Character The recommendations within this report seek to enhance and where relevant preserve the unique values of Clifton Springs, Drysdale and Curlewis, through the application of appropriate zones, overlays and other provisions through the Greater Geelong Planning Scheme. As such, it is important to evaluate the effectiveness of existing relevant planning controls to ensure the future growth and development of the township is aligned to local policy and in keeping with the preferred future character.

This section consolidates the information and analysis contained in the preceding sections by:

 outlining a Preferred Township Character Statement to set a vision for the future;  documenting important township attributes that contribute to overall character;  identifying potential threats to those attributes, including gaps in the existing planning controls and strategies; and  making recommendations that both support the Preferred Township Character and address the threats and current planning gaps (noting in some cases the threats are adequately addressed by the current planning provisions).

8.6.1 Preferred Township Character Statement The Preferred Township Character Statement sets a vision for the future that will form a strategic basis for the planning provisions that apply and help guide decision making:

The three townships located at the historic heart of the Bellarine Peninsula - Drysdale, Clifton Springs and Curlewis - are set within coastal grassy plains that extend down to sandy foreshore areas alongside Port Philip Bay. Together these townships serve as one of three district towns within the Bellarine Peninsula in which population change will be carefully managed.

The Drysdale town centre will remain distinct from the remainder of the township, with modest development that respects the landmark historic buildings including the Drysdale Hotel, original 5-way intersection and streetscape experience. The majority of commercial growth will continue to be located to the east of the town centre, along Murradoc Road.

Infill development will be targeted in appropriate locations across established areas and will be designed to respond to the townships’ sense of pride in historic buildings, bay views and vegetation coverage. Infill development in Drysdale will respond to the existing Victorian, Federation and bungalow style dwellings located around the town centre. New dwellings will be set within larger lots that retain existing vegetation in the public and private realm and include appropriate boundary setbacks. Existing views through to Port Philip Bay from local streets will be retained by managing the height and design of buildings in the foreground.

Additional housing will be primarily accommodated to the west of Curlewis, providing for the majority of planned population change. Access to Leopold and Geelong via Portarlington Road and the future Drysdale bypass, as well as enhanced public transport links will continue to ensure that planned growth within the townships is complemented by employment opportunities and services located within proximity.

Walking trails throughout the township will be enhanced, connecting parks and reserves with other key destinations.

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Drysdale, Curlewis and Clifton Springs Framework Plan The Drysdale, Curlewis and Clifton Springs Township Character Framework Plan locates key physical attributes, land uses and views and recommends changes to zones and overlays within the township.

Figure 20 Drysdale, Curlewis and Clifton Springs Framework Plan

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8.6.2 Township Character Attributes and Threats The key character attributes and associated threats for Clifton Springs, Drysdale and Curlewis were identified through a review of existing planning scheme provisions, a field survey of the township and community consultation findings (undertaken previously by DELWP). This report provides recommendations for the Greater Geelong Planning Scheme that seek to address the threats outlined below, noting that while some threats may not be capable of being eliminated entirely, the planning system will serve to guide change appropriately, in order to achieve a preferred future character.

Important Township Attribute Threat to Attribute

Heritage value of the Drysdale town centre, including original 5  Contemporary, larger scale development, particularly on way intersection (this enables the interpretation of Drysdale’s existing vacant sites not sympathetic to existing heritage value historic role as a centre for local government). and built form scale

Older Victorian federation houses and some bungalow style  Demolition or unsympathetic redevelopment of heritage places dwellings are located along Princess Street.

Landmark buildings including historic Drysdale Hotel at 5-way  New development interrupting or competing with views to intersection landmark buildings

Intermittent long-range views to Port Philip Bay along Clifton  Larger scale development abutting Clifton Springs Road Springs Road  Loss of vegetation to retain views

North-East Bellarine Rail Trail  Intrusive development on properties abutting rail trail

Views through to surrounding coastline and surrounding areas  Larger scale development over 3 storeys interrupting views from local streets, in areas of elevated terrain within Curlewis and Clifton Springs (area is predominantly 1-2 storey dwellings)

Foreshore areas and reserves along Curlewis and Clifton Springs  Intrusive development of properties abutting foreshore reserve coastlines  Loss of vegetation to retain views

Drainage reserves and creeks that form natural barriers between  Intrusive development of properties abutting foreshore reserve residential areas  Loss of vegetation to retain views

Increased levels of vegetation in public and private realms in  Subdivision of existing larger lots residential areas east of Griggs Creek Reserve and north of High  One for one replacement/larger scale development Street  Loss of vegetation  Increased site coverage  Gun barrel driveways  Developments built to boundaries

Predominant low scale character consisting of 1-2 storey detached  Increased height in residential areas, particularly in areas of dwellings across the majority of the township. higher elevation with access to views  Redevelopment of older residential sites with higher dwelling densities  Gun barrel driveways

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8.6.3 Discussion This section analyses the key attributes and threats specific to individual areas of Drysdale, Clifton Springs and Curlewis, assessing the effectiveness of existing planning scheme provisions to provide the basis for further recommendations.

Residential Land

This area is defined as all residential land within the township zoned Residential Growth Zone Schedule 2 (RGZ2) and General Residential Zone Schedule 1 (GRZ1). A significant proportion of existing GRZ1 areas are covered by Design and Development Overlay Schedule 14 (DDO14) ‘Dwellings over 7.5 metres in areas with access to views’, which among other things, outlines requirements relating to building height and view sharing. The predominant characteristic of these residential areas can be defined as a mix of predominantly modern and contemporary dwellings, built to a height of either 1 or 2 storeys. Additionally, the Drysdale/Clifton Springs Structure Plan (2011) outlines the need for areas of increased housing diversity within proximity of local commercial centres.

The existing RGZ2 surrounding the Drysdale town centre currently specifies a mandatory building height of 10.5m which is less than the 13.5m limit outlined in the parent zone. This conflicts with the principles of zone application as outlined by Planning Practice Note 91, which does not allow the RGZ to specify a mandatory height limit that is less than 13.5m. On this basis it is recommended that the RGZ2 be rezoned to GRZ, which would still allow for increased housing diversity surrounding the Drysdale town centre, as supported by the Clifton Springs/Drysdale Structure Plan (2011).

Recommendation 1: Rezone all RGZ2 areas in Drysdale to GRZ

In other residential areas, the existing GRZ1 does not contain any variations to building height limits and therefore allows development of up to 11m and 3 storeys. This could pose a threat to the existing character of these residential areas considering the prevalence of low scale, single and double storey residential development. As a result, it is recommended that all existing GRZ1 areas be rezoned to Neighbourhood Residential Zone (NRZ) in order to preserve the existing low scale character of the township’s residential areas.

Recommendation 2: Rezone all existing GRZ land to NRZ, ensuring that existing low scale character is preserved

As noted in the township attributes table above, the residential character of Drysdale and Clifton Springs is also defined by higher levels of established vegetation within both the private and public realms. A review of the existing planning controls identified that there are no current vegetation controls (see figure 19) that apply to residential areas. It is recommended that consideration be given to conducting a vegetation study to identify the significance of this vegetation.

Recommendation 3: Consider conducting a vegetation study to identify the significance of vegetation within residential areas

Drysdale Town Centre

The Drysdale town centre is centred around an historic intersection between the Bellarine Highway, Clifton Springs Road and Murradoc Road. The town centre is zoned Commercial 1 Zone (C1Z) and is covered by DDO33 as well as a precinct wide Heritage Overlay (HO). DDO33 allows for heights of up to 3 storeys within the town centre, consistent with the directions outlined within the Clifton Springs/Drysdale Structure Plan (2011). Additional recommendations relating to height are not required.

In areas covered by the precinct wide HO, consideration should be given to applying the overlay to individual sites in order to give increased weight to the heritage controls on those sites. It is recommended that further heritage work to assess the application of individual heritage controls be undertaken in this area.

Recommendation 4: Consider further heritage assessment work to investigate applying the HO to individual heritage sites in the Drysdale town centre, rather than to the precinct as a whole.

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Lake Lorne Reserve, Drysdale Recreation Reserve and Foreshore Areas

Completion of field work within the township identified significant levels of vegetation within the Lake Lorne Reserve, the Drysdale Recreation Reserve and along some stretches of the foreshore area. As there are currently no vegetation controls in place, it is recommended that a vegetation study be undertaken to evaluate the significance of these areas.

Recommendation 5: Consider conducting a vegetation study to identify the significance of vegetation within Lake Lorne Reserve, Drysdale Recreation Reserve and foreshore areas to protect environmental values as outlined by the Structure Plan

8.6.4 Recommendations The following recommendations outline proposed changes to planning controls and mechanisms for the enhancement and protection of the identified Drysdale, Curlewis and Clifton Springs character:

Location Existing Controls Recommendation

Residential land RGZ2, GRZ1 Rezone all RGZ2 areas in Drysdale to GRZ DDO14 Rezone all existing GRZ land to NRZ, ensuring that existing low scale character is preserved

Consider conducting a vegetation study to identify the significance of vegetation within residential areas.

Drysdale Town Centre C1Z Consider further heritage assessment work to investigate HO, DDO33 applying the HO to individual heritage sites in the Drysdale town centre, rather than to the precinct as a whole

Lake Lorne Reserve, Drysdale PPRZ Consider conducting a vegetation Recreation Reserve and foreshore study to identify the significance of areas vegetation within Lake Lorne Reserve, Drysdale Recreation Reserve and foreshore areas to protect environmental values as outlined by the Structure Plan

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9.0 Portarlington Township Assessment

9.1 History Following the opening of the Portarlington Flour Mill in 1857, the township gained an important role in the production and distribution of grain throughout the state of Victoria. During this time steamers played a prominent role in Portarlington, serving as a key method of transportation for supplies destined for the entire Bellarine Peninsula. Steamships also transported tourists to the township and it quickly became a popular holiday destination.

9.2 Township Description Located approximately 30km from the Geelong CBD, Portarlington is set within grassy coastal plains, with development extending down to the sandy foreshore which features occasional rocky outcrops. The township sits atop an undulating hill, affording views to the bay and surrounding landscape from most streets. Equally as striking are the views in the opposite direction towards the township from the end of the Portarlington Pier, where the heritage listed built form of the town centre sits prominently within a canopy of mature trees.

The township consists primarily of low scale residential development, set on larger lots with medium-high levels of vegetation in the private realm. These residential areas are also defined by streets with wide nature strips, informal roadside swale drains and areas of unsealed road. Together, these elements contribute to an overall sense of informal coastal township character. Areas of contemporary residential development to the south and south-west of the township are more formal in character, sited on smaller lots with decreased levels of vegetation.

Built form across both the residential and commercial areas is predominantly 1-2 storeys in height, utilising materials and colour palettes that generally reflect the coastal character of the township. Examples of taller development are present along the Newcombe Street commercial strip, with some heritage structures extending to 4 storeys in height. Contemporary development generally does not exceed 2 storeys.

Newcombe Street Commercial Precinct Portarlington Foreshore

Contemporary Residential Development Informal Residential Streetscapes

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Figure 21 Portarlington Existing Township Character Map

9.3 Zones The following zones comprise the study area for Portarlington:

 Residential Growth Zone (RGZ3)  General Residential Zone (GRZ1, 2)  Industrial 1 Zone (IN1Z)  Commercial 1 Zone (C1Z)  Commercial 2 Zone (C2Z)

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Figure 22 illustrates the distribution of zones across Portarlington.

Figure 22 Portarlington Zones

The following table summarises the key provisions of the residential zones and their schedules:

Zone Zone Schedule (date introduced) Schedule Relevant Provisions Height Height Limit Limit

RGZ 13.5m/ 3 (2014) Coastal Increased Housing 10.5m Varies ResCode requirements relating to minimum 4 storeys Diversity Areas street setbacks, site coverage and private open space.

GRZ 11m/ 1 (2014) - - - 3 storeys

9.4 Overlays The following Design and Development Overlay (DDO) Schedules apply to the township. The DDO includes controls relating to building height, open space and siting.

Overlay Key Purpose Building Height Relevant Provisions

DDO14 Ensuring that siting, height and 7.5m (permit trigger) - Dwellings over visual bulk of dwellings 7.5 metres in achieves a reasonable sharing areas with of views. access to views (2012)

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Overlay Key Purpose Building Height Relevant Provisions

DDO19 Ensuring that new development 7.5m (permit trigger) Permit requirements relate to building height and Residential reflects the rhythm of existing setbacks (among other things). Coastal coastal development and that Frontages view lines are appropriately (2014) shared

DDO20 Improving the visual - Permit triggers relate to fencing. Industrial 1, 2 appearance of industrial areas and 3 Zones Requirements for buildings and works relate to (2010) site design and layout, infrastructure, parking and landscaping (among other things)

DDO21 Protecting existing views and 2 storeys (preferred) Requirements for buildings and works relate to Portarlington vistas across the bay and to building siting, form, detail and finishes, walkability Town Centre enhance the established coastal and vehicle access and parking (among other (2011) character of the town centre things)

Overlay Reference Number / Notes

Heritage Places HO19,323,324,326,1544,1545,1557,1558,1562,1563,1564,1575,1576,1577,1578,1579,1580,1592,1603,1607

Heritage Precincts n/a

DDOs and areas of heritage significance (HO) are outlined below:

Figure 23 Portarlington DDOs & HOs

There are no SLOs or VPOs that apply to the Portarlington study area.

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Figure 24 Portarlington SLOs, VPOs and BMO

9.5 Relevant Strategies The Portarlington Structure Plan (2016) outlines the following relevant objectives:

 Encourage infill development opportunities on vacant land within the settlement boundary  Undertake further strategic assessment to assess the need for additional biodiversity planning controls  Encourage landscaping and planting at key gateways The Portarlington Town Centre UDF (2011) outlines the following relevant objectives:  Development to be generally two storey built form, with any higher development assessed against criteria relating to heritage significance, residential interfaces and visual amenity.

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9.6 Preserving and Enhancing Township Character The recommendations within this report seek to enhance and where relevant preserve the unique values of Portarlington through the application of appropriate zones, overlays and other provisions through the Greater Geelong Planning Scheme. As such, it is important to evaluate the effectiveness of existing relevant planning controls to ensure the future growth and development of the township is aligned to local policy and in keeping with the preferred future character.

This section consolidates the information and analysis contained in the preceding sections by:

 outlining a Preferred Township Character Statement to set a vision for the future;  documenting important township attributes that contribute to overall character;  identifying potential threats to those attributes, including gaps in the existing planning controls and strategies; and  making recommendations that both support the Preferred Township Character and address the threats and current planning gaps (noting in some cases the threats are adequately addressed by the current planning provisions).

9.6.1 Preferred Township Character Statement The Preferred Township Character Statement sets a vision for the future that will form a strategic basis for the planning provisions that apply and help guide decision making:

Set within grassy coastal plains, Portarlington sits atop a gentle hill, with its built form extending down to the foreshore and enjoying views to the bay and surrounding landscape. The informal qualities of the township will be retained, with new development occurring at a scale that maintains the prominence of the town’s landmark hotel tower, addresses the valued interface with the foreshore reserve and respects the surrounding low scale built form.

The township’s gentle, sloping terrain will continue to be a key feature, providing a spectacular sense of arrival by ferry and affording expansive views across Port Phillip Bay and the surrounding Bellarine Peninsula. Planned population change will be accommodated by appropriate infill development confined within the boundaries of the existing built up area.

The informal, coastal qualities of Portarlington’s residential areas including streets with wide nature strips, roadside swale drains and areas of unsealed roads will be retained. Development will ensure the retention of existing vegetation and provide opportunities to plant new vegetation in the public and private realm. Dwellings will continue to be set within larger lots with generous open spaces including appropriate boundary setbacks.

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Portarlington Framework Plan The Portarlington Township Character Framework Plan locates key physical attributes, land uses and views and recommends changes to zones and overlays within the township.

Figure 25 Portarlington Framework Plan

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9.6.2 Township Character Attributes and Threats The key character attributes and associated threats for Portarlington were identified through a review of existing planning scheme provisions, a field survey of the township and community consultation findings (undertaken previously by DELWP). This report provides recommendations for the Greater Geelong Planning Scheme that seek to address the threats outlined below, noting that while some threats may not be capable of being eliminated entirely, the planning system will serve to guide change appropriately, in order to achieve a preferred future character.

Important Township Attribute Threat to Attribute

Historic commercial centre including landmark buildings.  Larger scale built form that diminishes the prominence of the Grand The central tower of the three storey brick and render Hotel Central Tower Grand Hotel appears as a prominent feature on approach  Contemporary development not sympathetic to the surrounding heritage to the township from the west/Newcombe Street. character

Informal qualities of Portarlington esplanade, foreshore  Loss of open space and vegetation to increased building and hard reserve swimming beach and associated areas. surface  Construction of intrusive buildings

Low scale residential built form including older style  Increased height of dwellings (taller dwellings on areas of steeper terrain dwellings to the south of Fenwick Street. would impact the silhouette of the historic town centre as viewed from Newcombe Street)  Large scale, contemporary development, particularly on existing vacant sites, that is not in keeping with the low scale coastal character of the township

Unsealed roads and informal street character in  Sealing of roads and introduction of kerb and channel of residential residential areas to the south of the township streets

Higher levels of vegetation in the public and private  Subdivision of existing larger lots realms in residential areas across the township.  One for one replacement/larger scale development  Loss of vegetation  Increased building site coverage  Development built to boundaries

Intermittent long-range views from Geelong-Portarlington  Intrusive buildings and signage constructed on foreshore Road across Port Philip Bay through to the Melbourne CBD on clear days

Larger scale residential development of predominantly 2  In areas of higher elevation, development of 3 storeys or more storeys along The Esplanade and in areas of high  Loss of vegetation in order to increase access to views elevation built to harness views across the bay.

Wide nature strips in most older residential areas  Loss of vegetation to provide site access containing canopy trees and other vegetation

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9.6.3 Discussion This section analyses the key attributes and threats specific to individual areas of Portarlington, assessing the effectiveness of existing planning scheme provisions to provide the basis for further recommendations.

Residential Land

This area is defined as all residential land within the township zoned Residential Growth Zone Schedule 3 (RGZ3) and General Residential Zone Schedule 1 (GRZ1). A significant proportion of existing GRZ1 areas, particularly areas closer to the foreshore and areas at higher elevations, are covered by Design and Development Overlay Schedule 14 (DDO14) ‘Dwellings over 7.5 metres in areas with access to views’. This overlay, among other things, outlines requirements relating to building height and view sharing, a key issue outlined within the Portarlington Structure Plan (2017). The predominant characteristics of these residential areas include a mix of dwellings from post war to contemporary eras, built to a height of either 1 or 2 storeys. In areas of higher elevation and areas closer to the foreshore there is an increase in the prevalence of two storey dwellings built to maximise views across Port Philip. The Portarlington Structure Plan (2017) also outlines the need to contain residential growth within the existing township boundary, advocating for new residential development to occur as infill on existing or vacant lots.

The existing RGZ3 surrounding the Newcombe Street commercial strip currently specifies a mandatory building height of 10.5m which is less than the 13.5m limit outlined in the parent zone. This conflicts with the principles of zone application as outlined by Planning Practice Note 91, which does not allow the RGZ to specify a mandatory height limit that is less than 13.5m. On this basis it is recommended that the RGZ3 be rezoned to GRZ, which would still allow for increased residential infill as supported by the Portarlington Structure Plan (2017).

Recommendation 1: Rezone all RGZ3 areas in Portarlington to GRZ

In other residential areas, the existing GRZ1 does not contain any variations to building height limits and therefore allows development of up to 11m and 3 storeys. This could pose a threat to the existing character of these residential areas considering the prevalence of low scale, single and double storey residential development. This is particularly true of areas at higher elevations where dwellings are already being built to maximise access to bay views. As a result, it is recommended that all existing GRZ1 areas be rezoned to Neighbourhood Residential Zone (NRZ) in order to preserve the existing low scale character of the township’s residential areas.

Recommendation 2: Rezone all existing GRZ1 land to NRZ, ensuring that existing low scale character is preserved

As noted in the township attributes table above, the residential character of Portarlington is also defined by higher levels of established vegetation within both the private and public realms, as well as informal streetscapes featuring occasional unsealed roads and roadside swale drains. A review of the existing planning controls identified that there are no current vegetation controls (see figure 24) that apply to residential areas. It is recommended that consideration be given to conducting a vegetation study to identify the significance of this vegetation.

Recommendation 3: Consider conducting a vegetation study to identify the significance of vegetation within residential areas

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9.6.4 Recommendations The following recommendations outline proposed changes to planning controls and mechanisms for the enhancement and protection of the identified Portarlington character:

Location Existing Controls Recommendation

Residential land RGZ3, GRZ1 Rezone all RGZ3 areas to GRZ

DDO14 Rezone all existing GRZ1 land to NRZ, ensuring that existing low scale character is preserved

Consider conducting a vegetation study to identify the significance of vegetation within these areas.

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10.0 Indented Head Township Assessment

10.1 History Indented Head is a small coastal residential township located approximately 35km east of Geelong. It lies on the coast of Port Phillip Bay situated between Portarlington and St Leonards.

Indented Head was, famously, the landing place in 1835 of the first party of Europeans to pass through Port Phillip Heads. By the 1860’s the township and surrounding area was occupied by approximately 3,300 people. During this time the Indented Head Farmers’ Association was formed to maintain local wheat import prices. Later the Association influenced land legislation and lobbied for services for emerging towns on the Bellarine Peninsula.

10.2 Township Description The foreshore area of Indented Head is comprised of reserves and camping areas, with camping occurring on the foreshore from as early as the 1920’s. In 1925 The paddle steamer ‘Ozone’ was dismantled and her hull sunk offshore to form a breakwater. It now features as a historical landmark and can be viewed from the Batman Park camping area.

The long stretches of clear sandy beaches that line The Esplanade along with the relatively informal street settings, reinforce the coastal character of the township. Although the topography is largely flat, there are intermittent views through to the foreshore and across the Bay afforded down local streets.

Indented Head is predominantly residential in character with a mix of low scale older beach shacks and contemporary style developments. Along The Esplanade development is of a larger scale, built to harness views of Port Phillip Bay.

Vegetation character includes coastal plains and grasslands with pockets of remnant coastal bushland along the foreshore. A stand of trees along the southern edge of Hood Road forms a transitional township entrance from the west.

Indented Head Residential Dwelling Indented Head Residential Streetscape

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Figure 26 Indented Head Existing Township Character Map

10.3 Zones

The following zones comprise the study area for Indented Head:

 Mixed Use Zone (MUZ)  General Residential Zone (GRZ1)

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Figure 27 illustrates the distribution of zones across Indented Head.

Figure 27 Indented Head Zones

The following table summarises the key provisions of the residential zones and their schedules:

Zone Zone Schedule (date introduced) Schedule Relevant Provisions Height Height Limit Limit

GRZ 11m/ 2 (2014) Incremental Change Areas 9m Minimum subdivision, private open space, landscaping 3 storeys

10.4 Overlays The following Design and Development Overlay (DDO) Schedules apply to the township. The DDO includes controls relating to building height, open space and siting.

Overlay Key Purpose Building Height Relevant Provisions

DDO14 To ensure that the siting, height and visual bulk Above 7.5m (permit trigger) - Dwellings of dwellings achieves a reasonable sharing of over 7.5 views between properties to significant metres in landscape features such as the coast areas with access to views (2012)

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Overlay Key Purpose Building Height Relevant Provisions

DDO19 To ensure that new development, including Above 7.5m (permit trigger) Side setbacks Residential extensions to existing buildings, is compatible Coastal with the existing scale and bulk of buildings in Frontages the surrounding streetscape and coastal (2014) setting.

Overlay Reference Number / Notes

Heritage Places HO1963

Heritage Precincts HO1963 – Batman Park (Indented Heads Foreshore area)

DDOs and areas of heritage significance (HO) are outlined below:

Figure 28 Indented Head DDOs & HOs

There are no environmental overlays within the study area.

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Figure 29 Indented Head SLOs, VPOs and BMO

10.5 Relevant Strategies

Indented Head Structure Plan (2016) The Indented Head Structure Plan (2016) outlines the strategic framework for future planning and development of the township. Key principles for the township include the protection of the unique coastal village character, maintaining a compact urban form and directing future residential expansion away from sensitive environmental areas.

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10.6 Preserving and Enhancing Township Character The recommendations within this report seek to enhance and where relevant preserve the unique values of Indented Head, through the application of appropriate zones, overlays and other provisions through the Greater Geelong Planning Scheme. As such, it is important to evaluate the effectiveness of existing relevant planning controls to ensure the future growth and development of the township is aligned to local policy and in keeping with the preferred future character.

This section consolidates the information and analysis contained in the preceding sections by:

 outlining a Preferred Township Character Statement to set a vision for the future;  documenting important township attributes that contribute to overall character;  identifying potential threats to those attributes, including gaps in the existing planning controls and strategies; and  making recommendations that both support the Preferred Township Character and address the threats and current planning gaps (noting in some cases the threats are adequately addressed by the current planning provisions).

10.6.1 Preferred Township Character Statement The Preferred Township Character Statement sets a vision for the future that will form a strategic basis for the planning provisions that apply and help guide decision making:

Set along a stretch of clear sandy beach, Indented Head will remain a small coastal hamlet and will accommodate limited infill growth in keeping with the low scale and relaxed nature of the township. Development will be confined within the boundaries of the existing built up area.

New development will integrate with the coastal and historical character of the township through the retention of existing vegetation and new planting, as well as through the incorporation of design elements that reflect the coastal location and traditional seaside housing characteristics. Development will be set within well vegetated lots that include appropriate boundary setbacks.

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Indented Head Framework Plan The Indented Head Township Character Framework Plan locates key physical attributes, land uses and views and recommends changes to zones and overlays within the township of Indented Head.

Figure 30 Indented Head Township Framework Plan

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10.6.2 Township Character Attributes and Threats The key character attributes and associated threats for Indented Head were identified through a review of existing planning scheme provisions, a field survey of the township and community consultation findings (undertaken previously by DELWP). This report provides recommendations for the Greater Geelong Planning Scheme that seek to address the threats outlined below, noting that while some threats may not be capable of being eliminated entirely, the planning recommendations will serve to guide change appropriately, in order to achieve a preferred future character.

Important Township Attribute Threat to Attribute

Predominantly larger scale, 2 storey development harnessing  Loss of streetscape rhythm and gaps in built form through site views to the bay along The Esplanade. consolidation and reduced side setbacks

Low scale, predominantly single storey dwellings with a presence  Subdivision of existing larger lots of older beach shack style development in residential areas behind  One for one replacement/larger scale development The Esplanade.  Loss of vegetation

 Increased building site coverage

 Developments built to boundaries

Views through to the foreshore and Port Philip Bay from local  Higher scale developments on corners of local streets would streets, and across the grassed foreshore through to the bay from impact clear views to foreshore and bay. The Esplanade.

Stand of trees along southern edge of Hood Road form a  Loss of vegetation transitional township entrance from the west.

Views to the sunk Ozone Paddle Steamer.  Intrusive buildings (i.e. bathing boxes) and signage constructed on foreshore

Low lying development along esplanade  Sea Level Rise (Amendment C394 seeks to apply an LSIO for areas subject to sea level inundation)

10.6.3 Discussion This section analyses the key attributes and threats specific to individual areas of Indented Head, assessing the effectiveness of existing planning scheme provisions to provide the basis for further recommendations.

Indented Head Residential Areas

Indented Head is predominantly residential land currently zoned GRZ2. The residential character is an eclectic mix of low scale older beach shacks and contemporary style developments. Residential areas located behind The Esplanade are covered by DDO14 ‘Dwellings over 7.5 metres in areas with access to views. Properties fronting The Esplanade are affected by DDO19 ‘Residential Coastal Frontages’. DDO14 and DDO19 objectives are in line with the key characteristics of the township and should therefore be retained.

The existing GRZ2 height limit is Scheduled down to 9m, which is less than the 11m allowable in a GRZ. This conflicts with the principles of zone applications as outlined by Planning Practice Note 91 which does not allow the GRZ to specify a height limit less than 11m. On this basis, it is recommended that the GRZ2 be rezoned to NRZ which has a maximum allowable height of 9m and development of up to two storeys.

Recommendation 1: Rezone GRZ2 to NRZ

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10.6.4 Recommendations The following recommendations outline proposed changes to planning controls and mechanisms for the enhancement and protection of the identified Indented Head Character:

Location Existing Control Recommendation

Indented Head Residential GRZ2 Rezone to NRZ.

DDO14 Retain DDO14, 19 DDO19

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11.0 St Leonards Township Assessment

11.1 History The township of St Leonards was named after the St Leonard’s Station, a pastoral farm in the area, which in turn was named after a town in Sussex, England. The area saw some growth in the 1920’s with the introduction of paddle steamers to nearby towns and other forms of motorised transport. Soon after the area became popular as a destination for camping, which it has remained to this day, with large campgrounds located along the foreshore to the east of Bluff Road.

11.2 Township Description The coastal township of St Leonard’s is situated on the shore of Port Phillip Bay and surrounded by salt marsh wildlife reserves, 34km east of Geelong. Travelling south along The Esplanade, the St Leonard’s Hotel and the St Leonard’s pier offer a sense of arrival to the town centre. The hotel itself acts as a built form gateway into the commercial strip, which includes predominantly single storey buildings that feature awnings over footpaths and a subdued materials and colour palette, reflective of the coastal setting.

Housing throughout St Leonard’s is typically low scale with larger scale residential development located along the foreshore area, built to harness views across the bay. There are still examples of fibro/beach shack development in the older residential areas north of Murradoc Road, which also features higher levels of vegetation in the public and private realm.

The Salt Lagoon, St Leonard’s Lake Reserve, golf club and Edwards Point State Faunal Reserve feature pockets of remnant coastal bushland and form natural barriers within the town. Uninterrupted views to the foreshore and Bay are afforded closer to the coastline and at the terminus of local streets and the commercial strip, as the topography is largely flat.

St Leonards Hotel Murradoc Road, St Leonards

St Leonards Dwelling St Leonards Pier

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Figure 31 St Leonards Existing Township Character Map

11.3 Zones

The following zones comprise the study area for St Leonards:

 Residential Growth Zone (RGZ3)  General Residential Zone (GRZ1,2)  Commercial 1 Zone (C1Z)

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Figure 32 illustrates the distribution of zones across St Leonards.

Figure 32 St Leonards Zones

The following table summarises the key provisions of the residential zones and their schedules:

Zone Zone Schedule (dated introduced) Schedule Relevant Provisions Height Height Limit Limit

RGZ 13.5m 3 (2014) Coastal Increased Housing 10.5m Street setback, site coverage, private open space Diversity Areas

GRZ 11m/ 1 (2014) General Residential Area - - 3 storeys 2 (2014) Incremental Change Areas 9m/10m Minimum subdivision, private open space, landscaping (depending on slope of land)

11.4 Overlays The following Design and Development Overlay (DDO) Schedules apply to the township. The DDO includes controls relating to building height, open space and siting.

Overlay Key Purpose Building Height Relevant Provisions

DDO14 To ensure that the siting, Above 7.5m (permit trigger) - Dwellings over 7.5 metres in height and visual bulk of areas with access to views dwellings achieves a (2012) reasonable sharing of views between properties to

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Overlay Key Purpose Building Height Relevant Provisions

significant landscape features such as the coast

DDO19 To ensure that new Above 7.5m (permit trigger) Side setbacks Residential Coastal Frontages development, including (2014) extensions to existing buildings, is compatible with the existing scale and bulk of buildings in the surrounding streetscape and coastal setting.

DDO24 To protect the existing views Building heights to respect the Subdivision, bay setting, building St Leonards Town Centre and vistas from the Town scale of existing development in siting, building form, building (2010) Centre and reinforce the the town centre, generally two details and finishes, walkability, Town Centre’s proximity to storeys. vehicle access and car parking the bay. To retain the low scale character of the Town Centre’s buildings.

Overlay Reference Number / Notes

Heritage Places HO1542,1559,1573,1574,1595

Heritage Precincts n/a

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DDOs and areas of heritage significance (HO) are outlined below:

Figure 33 St Leonards DDOs & Hos

Overlay Key Purpose Permit Triggers

VPO1 Remnant grassland or other significant A permit is required to remove, destroy or Significant Roadside Reserves and Linear vegetation, which is classified as depleted, lop any vegetation (exemptions apply) Reserves rare or threatened (2010)

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Figure 34 St Leonards SLOs, VPOs & BMO

11.5 Relevant Strategies

St Leonards Urban Design Framework (2006) The Urban Design Framework (UDF) seeks to address key planning issues relating to the protection of coastal environments and cultural heritage, development pressure, improving services and infrastructure, movement, traffic and parking.

St Leonards Structure Plan (2015) The St Leonards Structure Plan outlines the strategic framework for future planning and development of the township. Key objectives of this plan are to identify: significant strategic planning issues; preferred future directions including a settlement boundary; and appropriate planning controls to protect the character of the township. Key directions relating to urban growth include ensuring that development does not occur outside of the defined settlement boundary, and to encourage appropriate infill residential development in residential zones. A key direction of the Structure Plan is to: ‘Encourage retention and enhancement of existing vegetation on private land, roadsides…’

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11.6 Preserving and Enhancing Township Character The recommendations within this report seek to enhance and where relevant preserve the unique values of St Leonards, through the application of appropriate zones, overlays and other provisions through the Greater Geelong Planning Scheme. As such, it is important to evaluate the effectiveness of existing relevant planning controls to ensure the future growth and development of the township is aligned to local policy and in keeping with the preferred future character.

This section consolidates the information and analysis contained in the preceding sections by:

 outlining a Preferred Township Character Statement to set a vision for the future;  documenting important township attributes that contribute to overall character;  identifying potential threats to those attributes, including gaps in the existing planning controls and strategies; and  making recommendations that both support the Preferred Township Character and address the threats and current planning gaps (noting in some cases the threats are adequately addressed by the current planning provisions).

11.6.1 Preferred Township Character Statement The Preferred Township Character Statement sets a vision for the future that will form a strategic basis for the planning provisions that apply and help guide decision making:

Surrounded by salt marsh and wildlife reserves, the seaside village character of St Leonards will be retained, with new development occurring at a scale that is sympathetic to existing single and double storey built form, vegetation and views to the foreshore and bay. Any new development will be accommodated by infill in appropriate locations, primarily around the town centre.

Within the St Leonards town centre new development will be designed to respect the predominantly single storey built form. It will feature awnings over footpaths, a subdued materials and colour palette, reflective of the coastal setting, and ensure views to the bay from local streets are retained. Development along The Esplanade will consider the relationship between built form and the foreshore interface and will continue to act as a gateway into the commercial strip.

Residential development will respond to the predominantly low-scale setting of the township, retain existing vegetation in the public and private realm, and feature appropriate boundary setbacks. Development within residential areas to the north and south of the township will integrate appropriately with sensitive natural interfaces including the St Leonards Salt Lagoon and Swan Bay Wildlife Reserve.

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St Leonards Framework Plan The St Leonards Township Character Framework Plan locates key physical attributes, land uses and views and recommends changes to zones and overlays within the township of St leonards.

Figure 35 St Leonards Township Framework Plan

11.6.2 Township Character Attributes and Threats The key character attributes and associated threats for St Leonards were identified through a review of existing planning scheme provisions, a field survey of the township and community consultation findings (undertaken previously by DELWP). This report provides recommendations for the Greater Geelong Planning Scheme that seek to address the threats outlined below, noting that while some threats may not be capable of being eliminated entirely, the planning recommendations will serve to guide change appropriately, in order to achieve a preferred future character.

Important Township Attribute Threat to Attribute Travelling south along The Esplanade, the St Leonards Hotel and  Contemporary development that is larger scale and not in St Leonards Pier offer a sense of arrival to the town centre keeping with the townships coastal character on prominent sites

Stand of Cyprus trees along the Esplanade contributing to the St  Loss of boulevard vegetation Leonards foreshore character

Larger scale residential development of predominantly 2 storeys  Loss of streetscape rhythm and gaps in built form through along The Esplanade built to harness views across the bay. site consolidation and reduced side setbacks

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Important Township Attribute Threat to Attribute Higher levels of vegetation in the public and private realms and  Subdivision of existing larger lots examples of fibro/beach shack development in older residential  One for one replacement/larger scale development areas north of Murradoc Rd  Loss of vegetation  Increased site coverage  Developments built to boundaries

Gravel/unsealed roads and informal streetscape character in  Sealing of roads and introduction of kerb and channel to residential areas south of Bluff Road residential streets

Clear views through to Port Phillip Bay from the commercial strip,  Larger scale development at ends of residential streets and residential streets adjacent to the foreshore and The Esplanade commercial strip could impact longer distance views to the bay

Soft interface with Salt Lagoon and Swan Bay  Construction of intrusive built form and development with high site coverage at environmentally sensitive interface

11.6.3 Discussion This section analyses the key attributes and threats specific to individual areas of St Leonards, assessing the effectiveness of existing planning scheme provisions to provide the basis for further recommendations.

St Leonards Residential Aside from the small commercial strip located on Murradoc Rd, St Leonards is predominantly residential land characterised by low scale built form, with larger scale residential development located along the foreshore area.

The residential area surrounding the commercial strip is currently zoned RGZ3 and is not covered by a DDO. The residential character of this area is low scale. The existing RGZ3 currently outlines a mandatory building height of 10.5m, which is less than the 13.5m height limit allowable for RGZ. This conflicts with the principles of zone application as outlined by Planning Practice Note 91, which does not allow the RGZ to specify a mandatory height limit that is less than 13.5m. On this basis it is recommended that the RGZ3 be rezoned to GRZ, which would allow for residential development up to 3 storeys and 11m. It is considered that the height requirements inherent to the proposed GRZ would ensure development outcomes consistent with the identified character of this area.

Recommendation 1: Rezone RGZ3 to GRZ.

The remaining residential land is currently zoned GRZ2. The residential character is predominantly low scale, with contemporary style larger developments located along the foreshore. Residential areas located behind The Esplanade are covered by DDO14 ‘Dwellings over 7.5 metres in areas with access to views. Properties fronting The Esplanade are affected by DDO19 ‘Residential Coastal Frontages’. DDO14 and DDO19 objectives are in line with the key characteristics of the township and should therefore be retained.

The existing GRZ2 height limit is Scheduled down to 9m, which is less than the 11m allowable in a GRZ. This conflicts with the principles of zone applications as outlined by Planning Practice Note 91 which does not allow the GRZ to specify a height limit less than 11m. On this basis, it is recommended that the GRZ2 be rezoned to NRZ which has a maximum allowable height of 9m and development of up to two storeys.

Recommendation 2: Rezone GRZ2 to NRZ

St Leonards Structure Plan (2015) outlines key directions for the enhancement of existing vegetation on private land, roadsides etc. There are higher levels of vegetation in the public and private realm in the older residential areas north of Murradoc Road. On this basis it is recommended to consider undertaking a vegetation study to identify the significance of vegetation within areas located north of Murradoc Road to protect the existing higher levels of vegetation.

Recommendation 3: Consider undertaking a vegetation study to identify the significance of vegetation within areas located north of Murradoc Road to protect the existing higher levels of vegetation.

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St Leonards Town Centre (Commercial)

St Leonards Town Centre is currently zoned CZ1 and is covered by DDO24 (St Leonards Town Centre). The key purpose of the overlay is to protect the existing views and vistas from the Town Centre and reinforce the Town Centre’s proximity to the bay. Building heights are to respect the scale of existing development in the town centre, generally two storeys. The key purpose and building height controls are in line with the existing low scale, coastal village setting and character of the town centre and should therefore be retained.

Recommendation 5: Retain DDO24 St Leonards Town Centre

11.6.4 Recommendations The following recommendations outline proposed changes to planning controls and mechanisms for the enhancement and protection of the identified St Leonards character:

Location Existing Control Recommendation

St Leonards Residential RGZ3 Rezone to GRZ.  Remove reduced height controls from Schedule in accordance with Planning Practice Note 91

GRZ1 Rezone to NRZ. GRZ2

DDO14 Retain DDO14, 19 DDO19

 Consider conducting a vegetation study to identify the significance of vegetation within areas located north of Murradoc Road to protect the existing higher levels of vegetation.

St Leonards Town Centre DDO24 Retain DDO24 (Commercial) St Leonards Town Centre

(2010)

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12.0 Queenscliff Township Assessment

12.1 History Originally named Shortlands Bluff in 1836 after a member of a maritime survey party, Peter Shortland, Queenscliff was renamed in 1854 after the construction of a light station on its headland as a compliment to Queen Victoria. Three defensive guns were placed at Queenscliff and a railway constructed from Geelong for troop movements in 1862-63 as part of fortifications to protect the entrance to Port Phillip Bay. The town jetty was also lengthened in 1860 allowing the growth of a local fishing industry. Together with the railway and the increased access via boat, visitors were welcomed by grand and opulent three storey rococo inspired hotels and multiple smaller scale quaint guest houses.

A memorial avenue of Monterey Cypress Trees was planted to commemorate the First World War in the early 1920’s along ‘The Narrows’ and lining the Bellarine Highway. A skinny strip of land bound by Swan Bay and Port Phillip Bay, The Narrows also serves as a clear gateway to the Queenscliff Heritage precinct. To the south is an area of undulating dunes and dense bush that affords views to Fort Queenscliff located atop Shortland Bluff.

12.2 Township Description The intact heritage town centre precinct consists of a mix of historic building scales and types, varying from grand free-standing hotels and landmark buildings to intimate single storey residential cottages. Outside of the heritage precincts, residential development is predominantly low scale of one and two storeys. Fisherman’s Flat consists of intact and uniform, low-rise streetscapes that reflect the character of the precinct as an historical fishing village.

The foreshore areas feature significant remnant coastal bushland and canopy trees, while the undulating topography affords views to Swan Bay and the Queenscliff Station Reserve from Hesse Street and the residential areas to the north. Intermittent views to Swan Bay/Port Phillip Bay and Fort Queenscliff are also available from foreshore edges and local streets. Arriving by ferry the township appears to be heavily vegetated with ridgelines interrupted only by the Fort light tower and the historical hotels located along Gellibrand Street.

Queenscliff Residential Streetscape Vue Grand Hotel

View from Queenscliff Foreshore Reserve Contemporary residential development

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Figure 36 Queenscliff Existing Township Character Map

12.3 Zones The following zones comprise the study area for Queenscliff:

 Mixed Use Zone (MUZ)  General Residential Zone (GRZ1)  Neighbourhood Residential Zone (NRZ1, 2)  Commercial 1 Zone (C1Z)

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Figure 37 illustrates the distribution of zones across Queenscliff.

Figure 37 Queenscliff Zones

The following table summarises the key provisions of the residential zones and their schedules:

Zone Zone Schedule (date introduced) Schedule Relevant Provisions Height Height Limit Limit

GRZ 11m/ 1 (BoQ) Point Lonsdale General 8.5m - 3 storeys (2014) Residential Area

NRZ 9m/ 1 (2014) Queenscliff and Foreshore 8.5m - 2 storeys Neighbourhood Residential Area

2 (2014) Fisherman’s Flat 6m - Neighbourhood Residential Area

12.4 Overlays The following Design and Development Overlay (DDO) Schedules apply to the township. The DDO includes controls relating to building height, open space and siting.

Overlay Key Purpose Building Height Relevant Provisions

DDO1 To ensure new development 8.5m/2 storeys (mandatory) Building setbacks, landscaping Queenscliff maintains, protects and (50% ‘soft landscaping’), front (2017) enhances the substantial and fence, site coverage (max 40% of intact groupings of historic site)

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Overlay Key Purpose Building Height Relevant Provisions

one and two storey Victorian and Edwardian buildings

DDO3 Protect landscape qualities, 8.5m/2 storeys (mandatory) Building setbacks, site coverage Foreshore Areas view corridors, established (2017) vegetation and informal streetscape finishes

DDO5 Maintain and protect the 8.5m/2 storeys (mandatory) Site coverage Point Lonsdale Contributory Area distinguishing elements of (BoQ) the Point Lonsdale Natural (2017) Coastal Area: undulating dune topography and dense coastal tea tree moonah vegetation, significant viewlines towards Port Phillip Bay, prevailing low scale detached 20th Century residential buildings

DDO6 To ensure that development 6m/1 storey (mandatory) Landscaping (50% ‘soft Fishermans Flat and Environs is consistent with the uniform, landscaping’), front fence, site (2017) low-rise streetscape coverage (max 50% of site), character of the Fisherman’s subdivision Flat precinct and nearby Symonds Street.

Overlay Reference Number / Notes

Heritage Places HO1-150

Heritage Precincts Queenscliff has many heritage precincts – noted below are some of the larger heritage precinct areas:

HO1 – Fisherman’s Flat HO2 – Queenscliff Railway Station HO3 – Queenscliff Piers and Parks Urban Conservation Precinct HO7 – Hesse Street Commercial Urban Conservation Precinct HO9 – Botanic Gardens HO11 – Central Queenscliff Urban Conservation Precinct

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DDOs and areas of heritage significance (HO) are outlined below:

Figure 38 Queenscliff DDOs & HOs

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Figure 39 Queenscliff SLOs, VPOs and BMO

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12.5 Preserving and Enhancing Township Character The recommendations within this report seek to enhance and where relevant preserve the unique values of Queenscliff, through the application of appropriate zones, overlays and other provisions through the Borough of Queenscliffe Planning Scheme. As such, it is important to evaluate the effectiveness of existing relevant planning controls to ensure the future growth and development of the township is aligned to local policy and in keeping with the preferred future character.

This section consolidates the information and analysis contained in the preceding sections by:

 outlining a Preferred Township Character Statement to set a vision for the future;  documenting important township attributes that contribute to overall character;  identifying potential threats to those attributes, including gaps in the existing planning controls and strategies; and  making recommendations that both support the Preferred Township Character and address the threats and current planning gaps (noting in some cases the threats are adequately addressed by the current planning provisions).

12.5.1 Preferred Township Character Statement The Preferred Township Character Statement sets a vision for the future that will form a strategic basis for the planning provisions that apply and help guide decision making:

Queenscliff will maintain its intact heritage precincts consisting of a mix of historic building scales and types, varying from grand, free-standing hotels and landmark buildings to intimate single storey residential cottages and the low scale Fishermans Flat. ‘The Narrows’ memorial avenue of Monterey Cypress Trees will remain as a clear gateway to the Queenscliff Heritage precinct. Gently undulating terrain and a consistent tree canopy will continue to define the township, along with the expansive views afforded to Port Philip Bay and Swan Bay from the public realm and surrounding foreshore reserves.

The township will accommodate limited additional infill development. Where future development occurs within the Queenscliff town centre, it will integrate with existing heritage structures and will ensure that views to Swan Bay from Hesse Street are retained. Redevelopment within the town centre will avoid excessive site coverage and visually dominating built form responses, ensuring a seamless contribution to the existing rhythm of the heritage streetscape.

Residential development will reflect the modest scale and heritage qualities of existing dwellings, set within larger, well vegetated lots with appropriate boundary setbacks that provide space for canopy trees. Development on the edges of the township, within the settlement boundary, will integrate appropriately with sensitive natural interfaces including the Swan Bay Ramsar site and foreshore reserves.

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Queenscliff Framework Plan The Queenscliff Township Character Framework Plan locates key physical attributes, land uses and views and recommends changes to zones and overlays within the township.

Figure 40 Queenscliff Framework Plan

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12.5.2 Township Character Attributes & Threats The key character attributes and associated threats for Queenscliff were identified through a review of existing planning scheme provisions, a field survey of the township and community consultation findings (undertaken previously by DELWP). This report provides recommendations for the Queenscliffe Planning Scheme that seek to address the threats outlined below, noting that while some threats may not be capable of being eliminated entirely, the planning recommendations will serve to guide change appropriately, in order to achieve a preferred future character.

Important Township Attribute Threat to Attribute

Intact heritage town centre precinct consisting of a mix of historic  Development of existing vacant sites (particularly along Hesse Street) that is contemporary, large scale and ultimately building scales and types, varying from grand free-standing hotels unsympathetic to the heritage character of the precinct. and landmark buildings to intimate single storey cottages  Unsympathetic and visually intrusive additions and alterations to heritage places

Outside of the heritage precincts, residential development is  Larger scale, contemporary development predominantly low scale  Site coverage  Loss of vegetation

Fisherman’s Flat consisting of uniform, low-rise streetscapes that  Unsympathetic redevelopment of traditional single storey fisherman’s homes reflect the character of the precinct as a historical fishing village.

Fort Queenscliff, located atop Shortland Bluff, was the first and  Visually intrusive development of adjacent sites that diminish primary defence site for Port Phillip Bay and is now the home of the heritage context of the precinct the Fort Queenscliff Military Historical Society.

Low scale (2 storey) existing ferry terminal building  Large scale built form with finishes unsympathetic to the surrounding coastal context

A stand of Monterey Cypress Trees ‘The Narrows’ planted in the  Disruption of Avenue of Honour through loss of vegetation early 1920’s line the Bellarine Highway, commemorating the First  Loss of scenic value of the Bellarine Highway through ‘The World War and serving as a clear gateway to the Queenscliff Narrows’ and the vistas to Swan Bay due to inappropriate development Heritage precinct.

The Bellarine Highway is flanked to the south by the steep primary  Visual impact of any building, structures, or works dune, which contrasts with the scenic views and landscapes visible to the north of Swan Bay and its islands.

Views to Swan Bay and the Queenscliff Station Reserve from  Higher scale developments on corner of Hesse Street and Hesse Street Symonds Street would impact clear views to Swan Bay

Views from foreshore edges and local streets to Swan Bay/Port  Taller residential development with reduced setbacks that Philip Bay and Fort Queenscliff impact on quality of views

Higher levels of vegetation in the public and private realms within  Subdivision of existing larger lots the Queenscliff heritage precinct.  One for one replacement/larger scale development  Loss of vegetation  Increased building site coverage  Development built to boundaries

Heavily vegetated and undulating township silhouette as viewed  Inappropriate development unsympathetic to the surrounding from the Sorento-Queenscliff ferry landscape and context

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12.5.3 Discussion This section analyses the key attributes and threats specific to individual areas of Queenscliff, assessing the effectiveness of existing planning scheme provisions to provide the basis for further recommendations.

Queenscliff Residential

Residential land currently zoned GRZ1, NRZ1 and NRZ2 is predominantly low scale and consists of historic buildings, intimate single storey cottages and sympathetic contemporary infill. These areas are predominantly covered by DDO1 Queenscliff, which has a mandatory building height of 8.5m/2storeys and a key purpose that ensures new development maintains, protects and enhances the substantial and intact groupings of historic one and two storey Victorian and Edwardian buildings.

Dwellings in areas close to the foreshore are typically larger in scale and are built to harness ocean views. These areas are generally covered by DDO3 Foreshore Areas, which has a mandatory building height of 8.5m/2 storeys and a key purpose that protects landscape qualities, view corridors, established vegetation and informal streetscape finishes. Residential areas to the west are covered by DDO5 Point Lonsdale Contributory Area which also has mandatory building height of 8.5m/2 storeys and a key purpose that maintains and protects the distinguishing elements of the Point Lonsdale Natural Coastal Area. The area to the east known as Fisherman’s Flat is an intact area of single storey fisherman cottages, that are covered by DDO6 Fishermans Flat and Environs which has a maximum mandatory height limit of 6m/1 storey and a key purpose that ensures that development is consistent with the uniform, low-rise streetscape character of the Fisherman’s Flat precinct and nearby Symonds Street.

The existing GRZ1, NRZ1 and NRZ2 height limits are Scheduled down to 8.5m, which is less than the 11m allowable in a GRZ and the 9m allowable in the NRZ. This conflicts with the principles of zone applications as outlined by Planning Practice Note 91 which does not allow the GRZ to specify a height limit less than 11m or the NRZ less then 9m. On this basis, it is recommended that the GRZ1 be rezoned to NRZ which has a maximum allowable height of 9m and development of up to two storeys. The removal of the reduced height controls from the Zone Schedules is also recommended as they are specified in the relevant DDO in accordance with Planning Practice Note 91 Using the Residential Zones.

Recommendation 1: Rezone GRZ1 to NRZ.

Recommendation 2: Remove 8.5m height control from Zone Schedules – retain in relevant DDO’s.

In accordance with Planning Practice Note 91 Using the Residential Zones all ResCode variations should be specified in a Zone Schedule and not solely in DDO Schedules. This may result in the addition of NRZ Schedules to align with current DDO boundaries.

Recommendation 3: Specify all ResCode Variations in Zone Schedules and remove from DDO’s.

Consideration should also be given to the inclusion of a minimum subdivision size in the NRZ Schedule for the residential area to the west, currently covered by DDO5 (see figure 38). This area has larger residential lots and has increased potential for subdivision.

Recommendation 4: Consider the inclusion of a minimum subdivision size in the NRZ Schedule for area to the west currently covered by DDO5.

Additional character controls, such as an NCO should be considered for all existing and proposed NRZ areas due to the low scale and in-tact historical nature.

Recommendation 5: Consider application of an NCO for all existing and proposed NRZ areas.

Queenscliff Town Centre

The intact heritage town centre precinct consists of a mix of historic building scales and types, varying from grand free-standing hotels and landmark buildings to intimate single storey residential cottages. The controls in this area are considered to be sufficient in preserving and enhancing the unique heritage township character of Queenscliff and as such should be retained.

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12.5.4 Recommendations The following recommendations outline proposed changes to planning controls and mechanisms for the enhancement and protection of the identified Queenscliff Character:

Location Existing Controls Recommendation

Residential areas GRZ1, NRZ1, NRZ2 Remove the reduced height controls from the existing NRZ Schedules and specify in relevant DDO in accordance with Planning Practice Note 91 Using the Residential Zones.

Rezone all residential areas affected by DDO5 and zoned GRZ to NRZ with a minimum subdivision area.

Where possible ResCode Variations should be specified in a Zone Schedule and not solely in DDO Schedules - this may result in additional NRZ Schedules to align with current DDO boundaries.

Consider application of NCO for all existing and proposed NRZ areas.

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13.0 Point Lonsdale Township Assessment

13.1 History Point Lonsdale is situated on a rocky outcrop at the south-eastern end of the Bellarine Peninsula and gained its name from a police officer named William Lonsdale who emigrated from England in 1831. The first signal station was erected in 1852 and the Point Lonsdale light house in 1863, following this fishing and shell processing became employment opportunities. The town of Point Lonsdale has a protected bay beach and more exposed ocean beaches. The main ocean beach is known as the Surf or Back Beach and is the site of Point Lonsdale Surf Life Saving Club, founded in 1947.

13.2 Township Description The township’s commercial centre is located along Point Lonsdale Road and is predominantly 2-3 storeys with a fine grain, coastal character consisting of pitched roofs, timber detailing and subdued natural material palettes. The centre overlooks a grassy foreshore extending down to the front beach. A major landmark in town is the Point Lonsdale Lighthouse which sits atop a rocky outcrop and affords long range views across the Bass Strait and back towards the township.

Undulating dune topography and dense coastal tea tree and Moonah vegetation within private gardens, road verges and foreshore areas, create a prevailing natural coastal and informal village atmosphere for residential areas south of Lawrence Road and east of Fellows Road. This is enhanced by predominantly grassed road shoulders and broad, densely vegetated road reserves with relatively indistinguishable front boundaries of private properties in residential areas to the north of Lawrence Road and South of the Bellarine Highway. Contemporary residential development is located on the western edges of the township within the City of Greater Geelong municipal area.

Commercial Strip, Point Lonsdale Road Port Philip Heads Marine National Park

Informal, Coastal Residential Streetscape Contemporary Residential Streetscape

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Figure 41 Point Lonsdale Existing Township Character Map

13.3 Zones

The following zones comprise the study area for Point Lonsdale:

 General Residential Zone (GRZ1)  Neighbourhood Residential Zone (NRZ1, 2)  Commercial 1 Zone (C1Z)  Commercial 2 Zone (C2Z)

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Figure 39 illustrates the distribution of zones across Point Lonsdale.

Figure 42 Point Lonsdale Zones

The following table summarises the key provisions of the residential zones and their schedules:

Zone Zone Schedule (date introduced) Schedule Relevant Provisions Height Height Limit Limit

GRZ 11m/ 1 (CoGG) - - - 3 storeys (2014)

2 (CoGG) Incremental Change Areas 9m/10m Varies ResCode standards for landscaping and private (2014) (depending open space on slope of land)

1 (BoQ) Point Lonsdale General 8.5m - (2014) Residential Area

NRZ 9m/ 1 (BoQ) Queenscliff and Foreshore 8.5m - 2 storeys (2014) Neighbourhood Residential Area

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13.4 Overlays The following Design and Development Overlay (DDO) Schedules apply to the township. The DDO includes controls relating to building height, open space and siting.

Overlay Key Purpose Building Height Relevant Provisions

DDO2 To ensure new development within the 9.5m/3 storeys - Point Lonsdale shopping centre is sympathetic to the Shopping Village distinguishing elements of the urban (BoQ) character of the Point Lonsdale Natural (2017) Coastal Area and to the Foreshore Area which abut the centre.

DDO3 Protect landscape qualities, view 8.5m/2 storeys Building setbacks, site Foreshore Areas corridors, established vegetation and coverage (BoQ) informal streetscape finishes (2017)

DDO4 Maintain and protect the distinguishing 8.5m/2 storeys Building setbacks, permeable Point Lonsdale elements of the Point Lonsdale Natural surface area, site coverage Natural Coastal Area Coastal Area: undulating dune topography (BoQ) and dense coastal tea tree moonah (2017) vegetation, significant viewlines towards Port Phillip Bay, prevailing low scale detached 20th Century residential buildings

DDO5 Maintain and protect the distinguishing 8.5m/2 storeys Site coverage Point Lonsdale elements of the Point Lonsdale Natural Contributory Area Coastal Area: undulating dune topography (BoQ) and dense coastal tea tree moonah (2017) vegetation, significant viewlines towards Port Phillip Bay, prevailing low scale detached 20th Century residential buildings

DDO14 To ensure that the siting, height and Above 7.5m (permit trigger) - Dwellings over 7.5 visual bulk of dwellings achieves a metres in areas with reasonable sharing of views between access to views properties to significant landscape (CoGG) features such as the coast (2012)

Overlay Reference Number / Notes

Heritage Places Queenscliffe – HO77-101,149 Geelong - HO301,1561

Heritage Precincts HO84 – Point Lonsdale Lighthouse, including Buckley’s Cave

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DDOs and areas of heritage significance (HO) are outlined below:

Overlay Key Purpose Permit Triggers

VPO1 The urban character of these areas is A permit is required to remove, destroy or Remnant and Vegetation Protection Area distinguished by existing native and lop any vegetation – including Moonah Tea (BoQ) indigenous vegetation, which assists to Tree and Coastal Heath (exemptions apply) (2010) reduce the prominence of buildings when viewed from streets and from surrounding properties

VPO1 Remnant grassland or other significant A permit is required to remove, destroy or Significant Roadside Reserves and Linear vegetation which is classified as depleted, lop any vegetation (exemptions apply) Reserves (CoGG) rare or threatened (2010)

Overlay Key Purpose Permit Triggers

SLO11 The landscape of Lake Victoria to Yarram A permit is required to remove, destroy or Lake Victoria and Yarram Creek (CoGG) Creek is regionally significant. It includes a lop any vegetation (exemptions apply) (2011) visually important escarpment and landscape edge that also forms a rural backdrop to surrounding settlements

SLO2 Protect important natural and built features A permit is required to remove, destroy or Point Lonsdale Lookout & Queenscliff of the landscape including the Limestone lop any vegetation (exemptions apply) Lighthouse / Ocean View Car Park (BoQ) Cliffs, the Point Lonsdale Lighthouse, (2017) Buckley’s Cave, the Rocket Shed, the Point Lonsdale Pier, and the historic gun emplacements.

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Figure 43 Point Lonsdale SLOs, VPOs & BMO

13.5 Relevant Strategies The Point Lonsdale Structure Plan (SP) 2009 guides the future growth and development of the township up to the year 2021 and was implemented into the Greater Geelong Planning Scheme via Amendment C165. It recommends:  Maintaining a three-storey maximum in the shopping village.  Introducing a VPO in residential areas north-east of Fellows Road in the older residential area.

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13.6 Preserving and Enhancing Township Character The Preferred Township Character Statement sets a vision for the future that will form a strategic basis for the planning provisions that apply and help guide decision making:

Situated on a rocky outcrop at the south eastern end of the Bellarine Peninsula, the informal coastal qualities of Point Lonsdale will be retained, with new development occurring at a scale that is sympathetic to existing built form, dominant coastal vegetation and informal streetscapes. New development will consist of infill in appropriate locations within areas surrounding the town centre, as well as additional development within the township boundary to the west of Fellows Road.

Development within the town centre will respond to the fine grain, coastal character consisting of pitched roofs, timber detailing and subdued natural material palettes of existing built form. Views to Victory Bight from Point Lonsdale Road and other local landmarks will be retained. Development will also consider the relationship between built form and the foreshore interface, providing appropriate design responses.

The informal village character of Point Lonsdale’s southern residential area, characterised by undulating dune topography and dense Moonah vegetation will be retained, with new development responding to the existing low scale built form. New dwellings will be nestled within larger, well vegetated lots with appropriate boundary setbacks and featuring subdued materials and muted colours. Development to the west of Fellows Road will integrate with the landscape qualities of the township including remnant vegetation and sensitive interfaces with Lake Victoria.

Point Lonsdale Framework Plan The Point Lonsdale Township Character Framework Plan locates key physical attributes, land uses and views and recommends changes to zones and overlays within the township.

Figure 44 Point Lonsdale Framework Plan

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13.6.1 Township Character Attributes & Threats The key character attributes and associated threats for Point Lonsdale were identified through a review of existing planning scheme provisions, a field survey of the township and community consultation findings (undertaken previously by DELWP). This report provides recommendations for the Borough of Queenscliffe and City of Greater Geelong Planning Schemes, that seek to address the threats outlined below, noting that while some threats may not be capable of being eliminated entirely, the planning recommendations will serve to guide change appropriately, in order to achieve a preferred future character.

Important Township Attribute Threat to Attribute

The townships commercial centre is predominantly 2-3 storeys with  Contemporary development that is larger scale and not in a fine grain, coastal character consisting of pitched roofs, timber keeping with the townships coastal character detailing and subdued natural material palettes. The centre  Use of materials and finishes that are unsympathetic to the overlooks a grassy foreshore extending down to the front beach. understated character of the area

Predominantly grassed road shoulders and broad, densely  Subdivision of existing larger lots vegetated road reserves with relatively indistinguishable front  One for one replacement/larger scale development boundaries of private properties in residential areas to the north of Lawrence Road and South of the Bellarine Highway.  Loss of vegetation (BMO contributes to this)

 Formalisation of road including kerb and channel

 Intrusive new entrances into road reserve

 Inconsistent controls across municipal boundary (Fellows Road)

 Developments built to boundaries

Undulating dune topography and dense coastal tea tree and  As above moonah vegetation within private gardens, road verges and foreshore areas creating a prevailing natural coastal and informal village atmosphere for residential areas south of Lawrence Road and east of Fellows Rd.

A major landmark in town is the Point Lonsdale Lighthouse which  Intrusive development within the foreground of the lighthouse sits atop a rocky outcrop and affords long range views across the that diminishes the landmark qualities Bass Strait and back towards the township.

Contemporary residential development occurring on western edges  Visually intrusive development adjacent to the Bellarine of township, within the City of Greater Geelong municipal area. Highway interface

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13.6.2 Discussion

Point Lonsdale Residential

Residential land in the Borough of Queenscliffe (BoQ) currently zoned GRZ1 and the older residential land south- west of Shell Road in the City of Greater Geelong (CoGG) currently zoned GRZ1 and GRZ2 is predominantly characterised by an informal village character featuring undulating dune topography and dense Moonah vegetation. These residential areas in BoQ are predominantly covered by DDO3 Foreshore Areas, which has a mandatory building height of 8.5m/2storeys and a key purpose that seeks to protect landscape qualities, view corridors, established vegetation and informal streetscape finishes. Areas in close proximity to the foreshore are typically larger in scale and are built to harness ocean views however, are still largely dominated by vegetation in both the public and private realm. These areas which are generally covered by DDO4 Point Lonsdale Natural Coastal Area, which has a mandatory building height of 8.5m/2 storeys and a key purpose that seeks to maintain and protect the distinguishing elements of the Point Lonsdale Natural Coastal Area, are densely vegetated, creating an informal coastal atmosphere.

Residential areas to the north in BoQ are covered by DDO5 Point Lonsdale Contributory Area which also has mandatory building height of 8.5m/2 storeys and a key purpose that maintains and protects the distinguishing elements of the Point Lonsdale Natural Coastal Area.

Areas to the west of Fellows Road in CoGG and zoned GRZ1 are covered by DDO14 Dwellings over 7.5 metres in areas with access to views (CoGG), which have a permit trigger for developments over 7.5m. Areas to the north- east zoned GRZ2 (CoGG) are not currently covered by a DDO, but have similar key attributes as residential areas covered by GRZ1 in both the CoGG and BoQ.

The existing GRZ1 (BoQ) height limit is Scheduled down to 8.5m, which is less than the 11m allowable in a GRZ and the 9m allowable in the NRZ. This conflicts with the principles of zone applications as outlined by Planning Practice Note 91 which does not allow the GRZ to specify a height limit less than 11m or the NRZ less then 9m. On this basis, it is recommended that the GRZ1 be rezoned to NRZ which has a maximum allowable height of 9m and development of up to two storeys. The removal of the reduced height controls from the Zone Schedules is also recommended as they are specified in the relevant DDO in accordance with Planning Practice Note 91 Using the Residential Zones.

Recommendation 1: Rezone GRZ1 to NRZ (BoQ).

Recommendation 2: Remove 8.5m height control from Zone Schedules (BoQ) – retain in relevant DDO’s (DDO3,4,5).

Recommendation 3: Rezone GRZ1 areas south-west of Shell Road to NRZ (CoGG).

Recommendation 4: Extend CoGG DDO14 boundary to include all residential areas in CoGG south-west of Shell Road and specify a mandatory maximum height of 8.5m (excluding Golf Estate)

Consideration should also be given to the inclusion of a minimum subdivision size in all existing and proposed NRZ Schedules for the CoGG and BoQ. These areas have larger residential lots and therefore have increased potential for subdivision.

Recommendation 4: Consider the inclusion of a minimum subdivision size in all existing and proposed NRZ Schedules for CoGG and BoQ.

Additional character controls, such as an NCO should be considered for all existing and proposed NRZ areas in both the Borough of Queenscliffe and the City of Greater Geelong, due to the low scale, modest built form and in- tact historical nature of beach shack development, set within heavily vegetated settings.

Recommendation 5: Consider application of an NCO for all existing and proposed NRZ areas in City of Greater Geelong and Borough of Queenscliffe.

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The Point Lonsdale Structure Plan (2009) outlines key directions for the enhancement of existing vegetation on private land, roadsides etc. There are higher levels of vegetation in the private realm in the older residential areas north-east of Fellows Road. On this basis it is recommended to consider undertaking a vegetation study to identify the significance of vegetation within areas located north-east of Fellows Road to protect the existing higher levels of vegetation.

Recommendation 6: Implement vegetation controls (VPO) in residential areas north-east of Fellows Road, as outlined in the Point Lonsdale Structure Plan (2009).

Point Lonsdale Town Centre

Located in the BoQ, the townships commercial centre is predominantly 2-3 storeys with a fine grain, coastal character consisting of pitched roofs, timber detailing and subdued natural material palettes. The centre overlooks a grassy foreshore extending down to the front beach. The Point Lonsdale Structure Plan (SP) 2009 guides the future growth and development of the township up to the year 2021 and identifies that the town centre built form should be maintained as a three-storey maximum height. The town centre is currently covered by DDO2 Point Lonsdale Shopping Village which has a 9.5m/2 storey maximum height control and a key purpose that seeks to ensure new development within the shopping centre is sympathetic to the distinguishing elements of the urban character of the Point Lonsdale Natural Coastal Area and to the Foreshore Area which abut the centre. On this basis, it is recommended that DDO2 be retained.

Recommendation 7: Retain DDO2 Point Lonsdale Shopping Village

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13.6.3 Recommendations

The following recommendations outline proposed changes to planning controls and mechanisms for the enhancement and protection of the identified Point Lonsdale character:

Location Existing Controls Recommendation

Residential Areas GRZ1 (CoGG), GRZ2 (CoGG), NRZ1 Rezone all areas in BoQ currently (BoQ), GRZ1 (BoQ) zoned GRZ1 and older areas in CoGG currently zoned GRZ1 to NRZ with a minimum subdivision area specified in the Schedule

BoQ - Remove the 8.5m height control from the NRZ Schedule and specify in relevant DDO in accordance with Planning Practice Note 91 Using the Residential Zones

Rezone all areas in CoGG currently zoned GRZ2 to NRZ

Extend CoGG DDO14 boundary to include all residential areas in CoGG south-west of Shell Road and specify a mandatory maximum height of 8.5m (excluding Golf Estate)

Retain 8.5m/2 storey height limit in DDO4, DDO5 & DDO3 in BoQ and consider applying similar controls on the appropriate CoGG residential areas

Consider application of NCO for all proposed NRZ areas in CoGG and BoQ

Implement vegetation controls (VPO) in residential areas north- east of Fellows Road in CoGG as outlined in the Point Lonsdale Structure Plan (2009). To be based on existing BoQ VPO controls.

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14.0 Appendix A – Policy and Strategy Summaries

14.1 Metropolitan Policies and Strategies

14.1.1 Plan Melbourne (Refresh) 2017-2050 Plan Melbourne is the overarching State planning strategy for Victoria and is implemented throughout the State Planning Policy Framework. It defines the future shape of the city and state over the next 35 years. It aims to integrate long term land use, infrastructure and transport planning and sets out the strategy for supporting jobs and growth, while building on Melbourne’s legacy of distinctiveness, liveability and sustainability.

The plan identifies the need to support planning for growing towns in peri-urban areas (Policy 1.7.2), noting that many towns have capacity for additional housing and employment generating development without impacting on environmental or economic roles. Plan Melbourne also identifies the need to ensure that growth and development within peri-urban areas is in keeping with local character, attractiveness and amenity.

14.2 Local Strategy Documents

14.2.1 G21 Regional Growth Plan (2013) The G21 Regional Growth Plan seeks to manage growth and land use pressures up to the year 2050. The plan reviews previous land use and growth planning to identify where future residential and employment growth will occur, and the critical infrastructure required to support it.

The plan identifies Ocean Grove, Leopold and Drysdale/Clifton Springs as district towns with significant opportunities for additional growth. These settlements are expected to contain the majority of new residents and jobs within the Bellarine Peninsula, and play an important role in supporting surrounding communities.

14.2.2 Bellarine Peninsula Localised Planning Statement (2015) The Bellarine Peninsula Localised Planning Statement (LPS) recognises areas of high value, including significant geographic and physical features that contribute to quality of life for all members of the community. The LPS seeks to identify these features and recommend policy objectives and strategies aimed at preservation and enhancement. Relevant objectives include:

 Protecting and enhancing the rural and coastal environments of the Bellarine Peninsula  Supporting the ongoing use of rural land  Preserving and maintaining the ecology of significant coastal, wetland and vegetated areas  Protecting and preserving built heritage and cultural and urban character values  Facilitating the planned residential growth of Drysdale/Clifton Springs, Leopold and Ocean Grove

14.2.3 City of Greater Geelong Draft Settlement Strategy (2018) The City of Greater Geelong Draft Settlement Strategy seeks to plan for growth and encourage urban consolidation in a number of key locations across the municipality. Key recommendations of the strategy relate to management of future growth, housing diversity and spatial distribution of growth and land supply. Relevant principles outlined within the strategy include:

 Maintaining an adequate supply of residential land  Minimising the impact of residential development in rural areas  Ensuring housing diversity is achieved in existing growth area communities  Increasing the level of affordable and social housing

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14.2.4 Barwon Heads Residential and Landscape Character Assessment (2017) This project assessed the residential and landscape character of Barwon Heads in order to determine if there was a need for new planning controls or guidelines for development within the township. This project was undertaken in response to growing demand for redevelopment sites within the township. The project makes key recommendations to support the existing character of the Barwon Heads township including:

 Rezoning of existing Residential Growth Zone to General Residential Zone  Application of additional Design and Development Overlays to incremental and increased housing diversity residential areas.

14.2.5 Barwon Heads Structure Plan (2017) The Barwon Heads Structure Plan outlines the strategic framework for future planning and development of the township. Key objectives of this plan are to identify significant strategic planning issues, identify preferred future directions including a settlement boundary and to identify appropriate planning controls to protect the character of the township. The structure plan identifies high level principles and objectives that relate to the following planning themes:  Urban Growth  Infrastructure  Settlement and Housing  Natural Environment  Town Centre and Economy  Rural Areas The structure plan was adopted by Council with an amendment to the planning scheme (C375) gazetted in 2019. This amendment updates local policy as well as implements the rezoning of residential areas from RGZ to GRZ, and GRZ to NRZ.

14.2.6 Drysdale – Clifton Springs Structure Plan (2010) The structure plan outlines the strategic framework for future planning and development of the township. Key objectives of this plan are to identify significant strategic planning issues, identify preferred future directions including a settlement boundary and to identify appropriate planning controls to protect the character of the township. The structure plan was implemented into the Geelong Planning Scheme via amendment C194 in 2011 and replaced existing MSS schedules as well as introduced new zones and overlays to the township.

14.2.7 Drysdale Urban Design Framework (2012) In response to projected growth within the town centre, the Urban Design Framework sought to investigate how additional development could be successfully accommodated within the town centre. The overarching vision for the Urban Design Framework was to create a vibrants shopping precinct, retaining distinct village character with high levels of user amenity for members of the community. The UDF outlines possible design outcomes for precincts and individual sites within the town centre. The UDF recommends development up to 3 storeys for key development sites within the Drysdale town centre, on sites along Murradoc and High Streets.

14.2.8 Indented Head Structure Plan (2016) The structure plan outlines the strategic framework for future planning and development of the township. Key objectives of this plan are to identify significant strategic planning issues, identify preferred future directions including a settlement boundary and to identify appropriate planning controls to protect the character of the township. Key principles for the township include the protection of the unique coastal village character, maintaining a compact urban form and directing future residential expansion away from sensitive environmental areas. The structure plan was implemented into the Geelong Planning Scheme via Amendment C352 in 2017, replacing existing MSS schedules.

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14.2.9 Leopold Structure Plan (2011) The structure plan outlines the strategic framework for future planning and development of the township. Key objectives of this plan are to identify significant strategic planning issues, identify preferred future directions including a settlement boundary and to identify appropriate planning controls to protect the character of the township. Key directions outlined within the structure plan include identification of a settlement boundary, rezoning of low-density residential land to Residential 1 Zone and exploration of consolidation opportunities to support further growth. The structure plan was implemented into the Greater Geelong Planning Scheme in May 2013.

14.2.10 Leopold Sub Regional Activity Centre Urban Design Framework (2011) The Urban Design Framework (UDF) seeks to guide future development of the Leopold Sub Regional Activity Centre (LSRAC). The UDF aims to provide a design vision and framework that facilitates an attractive, human scale environment. Key strategies for the LSRAC include establishing a pedestrian friendly environment with strong connections to the Leopold township, activating frontages along the Bellarine Highway and Melaluka Road, and to provide a safe and legible urban structure. The UDF was implemented into the Geelong Planning Scheme via amendment C277, which included the rezoning of the LSRAC to Commercial 1 Zone. General strategies relating to height include:

 Distribute lower scale buildings (maximum 8-10m) along the rural boundaries to the north and west.  Locate higher buildings (maximum 12m) further towards the centre of the Gateway Plaza, rising towards the intersection between Melaluka Road and the Bellarine Highway.  The maximum allowable for the LSRAC is between 12 and 14 metres depending on the final design of the built form. A ‘gateway’ building within the plaza is considered appropriate and should, through appropriate design, establish a relationship with the Gateway Plaza, Gateway Sanctuary and Leopold Memorial Recreation Reserve.  Enable greater height at the northwest junction of the Bellarine Highway and Melaluka Road (12 -14 metres) to provide a corner landmark structure  Height to the southeast of the Bellarine Highway and Melaluka Road junction should be sympathetic to existing development, no greater than 8m. This applies irrespective of the option for the northwest area.

14.2.11 Ocean Grove Structure Plan (2016) The structure plan outlines the strategic framework for future planning and development of the township. Key objectives of this plan are to identify significant strategic planning issues, identify preferred future directions including a settlement boundary and to identify appropriate planning controls to protect the character of the township. Key principles for urban growth outlined within the structure plan include:

 Protecting the unique character of Ocean Grove as a coastal town within a sensitive environmental setting  Directing urban growth away from areas of environmental sensitivity  Maintaining a compact urban form Additionally, the structure plan outlines the need to support a mix of housing types around the town centre, including higher density housing and tourist accommodation up to 3 and 4 storeys. Incremental infill medium density housing is encouraged throughout the remainder of GRZ land, subject to neighbourhood character considerations. The structure plan was implemented into the Greater Geelong Planning Scheme via amendment C346, replacing existing MSS schedules and Design and Development Overlay schedules.

14.2.12 Ocean Grove Town Centre Urban Design Framework (2014) The Urban Design Framework (UDF) addresses movement within and around the town centre, along with provision of space for businesses, services and community facilities, and strategies to reserve and enhance the character and identity of the township. The UDF outlines several preferred height limits for the town centre including up to 13.5m/4 storeys on sites fronting The Terrace. Sites along The Parade are largely limited to 10.5m/3 storeys. Lower height limits of 9-10.5m and 3 storeys are applied to prominent corner sites within the town centre. Surrounding residential

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sites are 10.5m/3 storeys. The UDF was implemented into the Greater Geelong Planning Scheme via amendment C346.

14.2.13 Ocean Grove Significant Tree Project (2016) The project seeks to address issues relating to vegetation loss and the impact on Ocean Grove’s landscape character. In particular, the project assesses the effectiveness of existing vegetation panning controls, or in some cases, the lack of any controls. The project makes a number of recommendations including the implementation of the Neighbourhood Residential Zone and additional Significant Landscape Overlays across two precincts within old Ocean Grove. The project was implemented into the Greater Geelong Planning Scheme via Amendment C349, replacing existing MSS schedules and implementing new zones.

14.2.14 Point Lonsdale Structure Plan (2009) The Point Lonsdale Structure Plan (SP) guides the future growth and development of the township up to the year 2021. The SP responds to key planning issues including township growth, buildings, spaces, access and activities. Overarching principles regarding township growth include:  Retaining the coastal village character of the township  Encourage appropriate levels of infill development that respects the existing coastal character of the township The SP was implemented into the Greater Geelong Planning Scheme via Amendment C165.

14.2.15 Portarlington Structure Plan (2017) The Portarlington Structure Plan (SP) outlines the strategic framework for future planning and development of the township. Key objectives of this plan are to identify significant strategic planning issues, identify preferred future directions including a settlement boundary and to identify appropriate planning controls to protect the character of the township. Key directions relating to urban growth include ensuring that development does not occur outside the defined settlement boundary, and to encourage residential infill development through the take up of vacant land in residential zones. Additionally, the SP identifies the need to ensure that development provides reasonable sharing of views to the coast and foreshore, and that development promotes contemporary design reflecting the existing scale and materiality of buildings within the township. The SP was implemented into the Greater Geelong Planning Scheme via amendment C352, replacing existing MSS schedules.

14.2.16 Portarlington Town Centre Urban Design Framework (2011) The Urban Design Framework (UDF) provides direction for the efficient utilisation of land within the Portarlington town centre and responds to built form and streetscape, movement, access and parking. Key urban growth principles within the UDF include the protection of the small coastal village character, as well as the need to maintain a compact urban form. Principles relating to settlement and housing include ensuring that future development provides a variety of housing typologies that respect the existing township character. Building heights are outlined to be generally limited to two storey built form, with higher development needing to respond to heritage significance and character concerns. The UDF was implemented into the Greater Geelong Planning Scheme via amendment C222.

14.2.17 St Leonards Structure Plan (2015) The St Leonards Structure Plan (SP) outlines the strategic framework for future planning and development of the township. Key objectives of this plan are to identify significant strategic planning issues, identify preferred future directions including a settlement boundary and to identify appropriate planning controls to protect the character of the township. Key directions relating to urban growth include ensuring that development does not occur outside of the defined settlement boundary, and to encourage appropriate infill residential development in residential zones. Additionally, the SP outlines directions relating to settlement and housing including supporting a mix of housing typologies around the town centre, and to encourage development that is consistent with the objectives of existing DDOs. The SP was implemented into the Greater Geelong Planning Scheme via amendment C312, replacing existing MSS schedules.

14.2.18 St Leonards Urban Design Framework (2006)

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The Urban Design Framework (UDF) seeks to address key planning issues relating to the protection of coastal environments and cultural heritage, development pressure, improving services and infrastructure, movement, traffic and parking.

14.3 Zones

14.3.1 Mixed Use Zone The Mixed Use Zone (MUZ) allows for a range of residential, commercial, industrial and other uses. The MUZ also encourages housing to be developed at higher densities, while still responding to the existing or preferred neighbourhood character of an area.

Maximum building heights within this zone are specified within the schedules to the MUZ.

14.3.2 Residential Growth Zone The Residential Growth Zone (RGZ) allows for the provision of housing at increased densities, up to and including four storey buildings. The RGZ also seeks to encourage a diversity of housing typologies, particularly within locations that offer good access to transport and services.

If no maximum building height requirement is specified in a schedule to the RGZ, building heights must not exceed 13.5m.

14.3.3 General Residential Zone The General Residential Zone (GRZ) encourages a diversity of housing types, and seeks to facilitate growth in locations offering good access to services and transport. The GRZ also encourages development that respects the neighbourhood character of an area. ‘

If no maximum building height requirement is specified in a schedule to the GRZ, building heights must not exceed 11 metres or 3 storeys.

14.3.4 Neighbourhood Residential Zone The Neighbourhood Residential Zone (NRZ) seeks to recognise areas of predominantly single and double storey residential development, and to ensure that development respects the identified neighbourhood character, heritage and environmental characteristics of an area.

If no maximum building height requirement is specified in a schedule to the NRZ, building heights must not exceed 9 metres or 2 storeys.

14.3.5 Industrial 1 Zone The Industrial 1 Zone (IN1Z) provides for the manufacturing, storage and distribution of goods, so long as there is no negative impact on the safety and amenity of local communities.

14.3.6 Industrial 2 Zone The Industrial 2 Zone (IN2Z) provides for manufacturing industries and storage facilities that require a substantial threshold distance within the core of the zone. The IN2Z also ensures that the core of the zone is kept free of uses that would likely be suitable elsewhere, in order to maintain maximum area for manufacturing and storage facilities.

14.3.7 Industrial 3 Zone The Industrial 3 Zone (IN3Z) is utilised to provide a buffer between IN1Z and IN2Z land between local communities and residential areas. The IN3Z allows for some industrial uses, as well as limited retail opportunities including convenience shops and small-scale supermarkets.

14.3.8 Commercial 1 Zone

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The Commercial 1 Zone (C1Z) seeks to create vibrant mixed-use commercial centres for retail, office, business, entertainment and other community uses. The C1Z also allows for residential uses at densities that are complementary to the role and scale of an area.

14.3.9 Commercial 2 Zone The Commercial 2 Zone (C2Z) encourages commercial areas for offices, manufacturing and industries, as well as bulky good retailing provided that these uses do not affect the safety and amenity of any adjacent sensitive uses.

14.4 Overlays This section provides an overview of the purpose of each planning overlay included within the bounds of the study area. For height limits, open space, siting provisions and individual schedule details, refer to the township specific overlay maps and tables.

14.4.1 Heritage Overlay The Heritage Overlay (HO) seeks to conserve and enhance heritage places of natural or cultural significance by ensuring that development does have a detrimental impact. Additionally, a heritage place specified in the schedule to this overlay as an Aboriginal heritage place is also subject to the requirements of the Aboriginal Heritage Act 2006.

14.4.2 Design and Development Overlay The Design and Development Overlay (DDO) identifies areas affected by specific requirements relating to the design and built form of new development. DDO schedules can contain requirements relating to height, siting, setbacks and other built form considerations.

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