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275 Barham Valley Road, Apollo Bay Planning Permit Application No.169/2017-1

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275 Barham Valley Road, Apollo Bay Planning Permit Application No.169/2017-1 275 Barham Valley Road, Apollo Bay Planning Permit Application No.169/2017-1 Apollo Bay Tourism Resort - Call In Panel Hearing Colac Otway Planning Scheme Planning Statement David Barnes 10th September 2018 urban planning I urban design I landscape architecture I www.hansenpartnership.com.au 275 Barham Valley Road, Apollo Bay | David Barnes Contents 1 Introduction .................................................................................................................. 1 2 Summary of opinions.................................................................................................... 3 3 Site and surrounds ....................................................................................................... 4 4 Proposal ....................................................................................................................... 7 5 Planning controls .......................................................................................................... 8 5.1 Zoning ........................................................................................................................................ 8 5.2 Overlays ..................................................................................................................................... 9 5.3 Planning permit triggers ........................................................................................................... 11 6 Settlement planning for Apollo Bay ............................................................................ 12 7 Tourism planning for Apollo Bay ................................................................................. 17 7.1 Local planning policies .............................................................................................................. 17 7.2 Apollo Bay Structure Plan ......................................................................................................... 18 8 Visibility and landscape significance ........................................................................... 19 8.1 Visibility of the site ................................................................................................................... 19 8.2 SLO3 ........................................................................................................................................ 25 8.3 Clause 21.04-8 Landscape character........................................................................................ 26 8.4 Incorporated document ............................................................................................................ 27 9 Size and scale of the development ............................................................................. 30 10 Tourism development in the Rural Activity Zone ......................................................... 31 10.1 Schedule to the Rural Activity Zone ...................................................................................... 31 10.2 Local tourism policy .............................................................................................................. 33 10.3 What the Rural Land Use Strategy says ............................................................................... 34 11 The Barham River Valley ............................................................................................. 35 12 Location of the site .................................................................................................... 37 13 Suitability of the site .................................................................................................. 37 14 Site layout and design response ................................................................................. 38 15 Community benefits ................................................................................................... 40 16 State and regional planning policies ........................................................................... 41 16.1 Settlement ........................................................................................................................... 41 Hansen Partnership Pty Ltd 275 Barham Valley Road, Apollo Bay | David Barnes 16.2 Planning for Places ............................................................................................................... 41 16.3 Environmental and Landscape Values ................................................................................... 41 16.4 Built form ............................................................................................................................. 42 16.5 Economic ............................................................................................................................. 42 17 Other documents ....................................................................................................... 43 17.1 Great Ocean Road Region Strategy 2004 ............................................................................. 43 17.2 Victorian Coastal Strategy 2014 ........................................................................................... 44 17.3 Coastal Spaces 2006 ........................................................................................................... 44 18 Conclusion ................................................................................................................. 46 Appendices Appendix 1 – Location of photos Appendix 2 – CV Hansen Partnership Pty Ltd 275 Barham Valley Road, Apollo Bay | David Barnes 1 Introduction 1. My name is David Barnes. I am the Managing Director of Hansen Partnership Pty Ltd, which is located at Level 4, 136 Exhibition Street, Melbourne. 2. I hold the following qualifications: . Bachelor of Town and Regional Planning (Hons), University of Melbourne, 1980. Master of Business Administration, Royal Melbourne Institute of Technology, 1993. 3. I have practiced as a town planner for over 35 years, working in the public as well as the private sectors. I have also worked overseas in Vietnam on a variety of statutory planning, strategic planning, institutional strengthening and tourism projects. 4. I am both a statutory and a strategic planner. My planning experience covers many aspects of the planning approvals process on a range of projects including residential, industrial, retail, mixed use, tourism and rural developments. I regularly appear before VCAT and Planning Panels Victoria. I have been involved in a broad range of strategic planning projects including the preparation of industrial land use strategies, residential development strategies, integrated municipal strategies, township strategies, town centre strategies, structure plans and urban design frameworks for activity centres and transit cities, tourism master plans and rural land use strategies. 5. I have been instructed by Maddocks on behalf of the Colac Otway Shire, to consider the planning merits of a proposed tourist development at 175 Barham Valley Road, Apollo Bay. I understand that: . The application was lodged with Council but has since been called in by the Minister. Some 113 submission have been lodged to the amended application. A larger number of objections were lodged to the original application. Council officers supported the grant of a permit. Otway Shire Council does not support the grant of a permit. 6. Hansen Partnership was engaged by Council prepare photomontages of the proposed development. I was not involved in the preparation of those images. 7. Key documents I have reviewed in preparing this statement include: . All relevant information submitted in support of the planning permit application . The Colac Otway Planning Scheme . Coastal Spaces 2006 . Victorian Coastal Strategy, 2014 . The Great Ocean Road Region Landscape Assessment Study 2003 . The Great Ocean Road Region – A Land Use and Transport Study 2004 . Colac Otway Rural Land Use Strategy 2007 . Apollo Bay Structure Plan 2007 . Apollo Bay Coastal Valley Hills Incorporated Document . Strategic Master Plan for the Great Ocean Road Region Visitor Economy 2015 to 2025 . Apollo Bay Destination Action Plan . Apollo Bay Settlement Boundary Urban Design Review 2012 . Colac Otway Amendment C55 Panel Report Hansen Partnership Pty Ltd 1 275 Barham Valley Road, Apollo Bay | David Barnes 8. A summary of my findings in relation to the proposal are provided in the following section of this report. 9. This statement has been prepared in accordance with Planning Panels Victoria Guidelines to Expert Evidence. 10. I have made all the inquiries that I believe are desirable and appropriate and no matters of significance which I regard as relevant have to my knowledge been withheld from the Panel. 11. I have been assisted by Paul Summers from my office in the preparation of this report. Hansen Partnership Pty Ltd 2 275 Barham Valley Road, Apollo Bay | David Barnes 2 Summary of opinions 12. A summary of my opinions follows: . The Great Ocean Road is one of Australia’s main National and International tourist destinations. Tourism is a fundamental element of the economy and character of Apollo Bay. Planning policy for Apollo Bay seeks to concentrate urban and related development within a tightly defined coastal settlement boundary, and to protect and enhance the Nationally Significant Landscape that exists in the rural hinterland around the town. Tourism policy is strongly supportive of sustainable tourism development in Apollo Bay, whilst recognising the need to manage development largely within township boundaries, with
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