This submission has been prepared on behalf of Philip and Ian McNaughton, the applicant, in support of an application to amend the approved Comprehensive Development Plan; an incorporated document in the Greater Geelong Planning Scheme to extend development of the golf resort into Stage B; land adjacent to the existing Thirteenth Beach Golf Resort in Barwon Heads.

Stage B of the development, referred to as the “subject site” in this report is approximately 58 hectares in area and is bounded by:

¾ Barwon Heads Road to the north; ¾ The first stage of the existing Thirteenth Beach Golf Resort development to the east and south; and ¾ Farmland to the west.

The subject site is included in the Comprehensive Development Zone (CDZ1) as approved under the planning scheme in 1994. This zone has a specific Tomara Resort Comprehensive Development Plan in place. Land beyond the western boundary of the subject site is zoned for Rural (RUZ) purposes.

This submission requests the City of Greater Geelong as planning authority to prepare a planning scheme amendment to the Greater Geelong Planning Scheme to:

Incorporate Comprehensive Development Plan: Stage B that includes the proposed development of the subject site (Stage B);

Minor word changes to Schedule 1 to the Comprehensive Development Zone; and

Delete the following statement, “The provisions of this Schedule expire on 30 June 2005.” from Schedule 1 to the Comprehensive Development Zone.

The proposed amendment would not alter the existing application of the Comprehensive Development Zone and accompanying schedule to the site.

PAGE 2 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

This submission seeks approval for Comprehensive Development Plan Stage B. We are not seeking the approval of Development Plan 3 as part of this request. We will be submitting a more detailed Development Plan 3 once the amendment incorporating Stage B has been approved.

The proposed amendment aims to facilitate the development of the site in an integrated manner consistent with the Schedule to the Comprehensive Development Zone and the approved Thirteenth Beach Golf Resort development that has taken place.

Essentially the proposal forms a further part of the golf resort development in this area, implements the strategic planning framework set out within the planning scheme and will deliver a further component of the quality golf resort that compliments the existing Beach and Creek (under construction) golf courses that are located in the first stage of the site.

The submission details the site and environs, describes the development proposal, reviews the planning and development issues and outlines the planning merits of the proposal.

In preparing this submission, all relevant planning investigations have been carried out, site inspections have been undertaken and an assessment of the proposal against the provisions of the Greater Geelong Planning Scheme has been completed.

Pre-application meetings and discussions have been held with Council's Planning staff to ensure that all matters of Council interest were adequately addressed in the preparation of this submission. Consultation has also been undertaken with key agencies and community groups and detailed in this submission.

PAGE 3 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

2.0 TOMARA GOLF RESORT

2.1 Location

The subject site is located on Barwon Heads Road, south-east of Geelong, approximately 3 kilometres from Barwon Heads Township and 14 kilometres from Geelong. The subject site borders the existing part of Thirteenth Beach Golf Resort, that is currently under construction.

The subject site is specifically identified as 1750 Barwon Heads Road, Connewarre 3227.

See Appendix 1: Site Context Plan

As outlined previously the subject site is bounded by:

Barwon Heads Road to the north (667 metres in length);

The first stage Thirteenth Beach Golf Resort development to the east and south; and

Farmland to the west (approximately 913 metres in length).

2.2 Tomara Development to date

The development site of 340ha was rezoned in 1994 to allow for the building of an integrated tourist golf resort. The zone was altered in 1999 into a Comprehensive Development Zone to fit in with the new VPP’s. A Comprehensive Development Plan (CDP) was incorporated into the approved CDP covers 219ha of the development land and essentially comprises the land titles to the west of Lings Road and the Murtnarghurt Lagoon, extending west to the “old homestead site” on Barwon Heads Road to include the extent of the McNaughton family land ownership. The approved CDP incorporates two, 18 hole golf courses, a club house and restaurant, tennis courts, a maintenance compound as well as accommodation for up to 600 persons in the form of 151 two or three bedroom golf villa lots and approximately 150 one, two and three bedroom apartment sites.

PAGE 4 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

The approved resort facilities are outlined in greater detail as follows:

The Beach golf course (18 holes) is now open and fully functional. In constructing this facility, the developers have performed beyond Council expectations and have created a high quality golf resort in two and a half years. Furthermore, Thirteenth Beach is recognised Australia-wide as a leader in new golf facilities and has been ranked number 14 for all courses and number 4 for ‘pay and play’ courses. This course was designed by Anthony Cashmore and Associates.

The Creek golf course (18 holes) is now complete and will be open in December 2003. This course was designed by Nick Faldo and is expected to rate as well or better than the first. This should enable Thirteenth Beach to compete with, and be included in, the Mornington Peninsula golf course tourism circuit. In this, Packages will be available for visitors to travel and play both the Mornington and Bellarine peninsulas using the Queenscliff / Sorrento Ferry Service as a travel mode between courses.

A total of 150 golf villa lots and up to 150 apartments are provided as part of the surrounding development node. Approximately 30% of Stage 1 and Stage 2 has commenced/ or is about ti commence construction in accordance with the approved design guidelines. It is expected that the remaining lots including the apartments are to be constructed with a view to being completed within the next 24 months.

Ancillary facilities (mainly recreational) provided as part of the existing golf course development include a Golf Club House / Restaurant and tennis courts. There are all complete.

All infrastructure / services are provided as part of this development. Furthermore, easements are in place within the development to allow for services such as recycled water and sewerage to the new stage.

PAGE 5 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

One vehicular entry via Barwon Heads Road serves the entire site and enables access to the courses, club house car park and beach car park.

The site is open grazing land at present and is not considered to impact on the habitat and ecology of Murtnaghurt Lagoon. Windrows have been planted along the western boundary of the property and extensive planting internal to the property over the last few years.

Significant employment has been created by the existing part of the resort with approximately 40 full time and part time jobs and a further 15 jobs when the second course opens.

The development has played host to just under 40,000 rounds of golf played to date on the Beach Course only. It is expected that with the further construction of dwellings and apartments on site, and the completion of the Nick Faldo designed Creek Course, the number of regional, interstate and overseas visitors to the resort will increase accordingly.

Additional information relevant to the progress of the development and the growing national and international recognition of the resort is provided in a Background Information Sheet

See Appendix 2: Background Information Sheet

2.3 Regional Context

To the north and west, the subject site is surrounded by open, mostly flat land that is used for agricultural purposes. Other important features within this area that assist in defining its character and to which the subject site is inherently related, include the following:

• Two dwellings and associated farming land, approximately 430 metres and 230 metres to the west of the subject boundary.

• Murtnaghurt Lagoon and Lake Connewarre State Game Reserve, approximately 1 kilometre to the southeast of the site.

PAGE 6 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

• Barwon Heads Golf Course and clubhouse, approximately 2 kilometres to the southeast .

• Barwon Heads / Thirteenth Beach Surf Life Saving Club, approximately 1.7 kilometres to the southeast of the site along 13th Beach Drive (There is no vehicular connection between the resort and the road).

• Bus services along Barwon Heads Road (i.e. the Geelong - Barwon Heads - Ocean Grove - Collendina service).

• Access to Thirteenth Beach proper and the Barwon Coast, approximately 1 kilometre to the south.

• Lake Connewarre and reserve, approximately 500 metres to the north.

• The Barwon River, approximately 3 kilometres to the northeast and east.

• Barwon Heads Primary School, approximately 2.7 kilometres to the southeast.

PAGE 7 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

3.0 STAGE B: THE SUBJECT SITE

3.1 The Site

The subject site is irregular in shape with a frontage to Barwon Heads Road of 667 metres (i.e. to the north), a combined frontage to the existing Thirteenth Beach Golf Resort of 1,682 metres (i.e. to the east and south), a combined frontage to adjacent rural properties of 1212 metres (i.e. to the west) and an overall site area of 58 hectares.

See Appendix 3: Site Analysis Plan

3.2 Land Use

The majority of the site is currently used for agricultural purposes. To its east, it includes an established dwelling set close to a formal lake.

3.3 Access

Access to the subject site is currently gained from an easement along the eastern boundary linking to the existing entry road that leads into the existing adjacent golf resort.

3.4 Vegetation

Vegetation across the subject land is generally confined to the site boundaries, along fence lines and surrounding the eastern dwelling. This enables the extension of the resort to look to the south to the existing resort development and a series of plantations screen Stage B from surrounding uses to the west. The main vegetative characteristics of the site can be summarised as follows:

Towards the east of the site and surrounding the existing dwelling, an area of approximately 7ha has been vegetated over the years using mostly exotic tree species.

PAGE 8 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

Large exotic hedgerows have been planted along the entire western, northern and eastern boundaries, along sections of the southern boundary and along the central north-south and east-west fence lines. The current height of these hedgerows ranges in size from 7-10 metres.

Vegetation along the eastern boundary has generally been planted along the edges of the existing driveway. This provides an attractive setting for the driveway. Trees along this edge are generally 10 metres in height.

Vegetation along the southern boundary is divided into small stands, enabling extensive views over the surrounding landscape and the resort. Trees in this area are generally 10 metres in height.

Vegetation along the western boundary is generally very dense, creating a prominent screen along this edge. Trees along this edge are generally 7 metres in height.

Although planted along its entire length, vegetation along the northern boundary is of mixed height and density (maximum 8 metre height), providing a varying degree of buffering from Barwon Heads Road.

Towards the northwest corner of the site, a row of Pine species have been planted in an east-west direction, between the western boundary and the central north-south fence line. These trees provide a valuable wind break. The trees are approximately 12 metres in height.

3.5 Slope and Topography

The subject land is generally flat to gently undulating.

A minor ridgeline traverses the northern portion of the site, from northeast to southwest. This enables a degree of visual separation from Barwon Heads Road to the southern portion of the site.

PAGE 9 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

3.6 Visual Characteristics

The aforementioned features assist in defining the visual characteristics of the site. These are summarised as follows:

The main visual orientation of the site is towards the south, over the surrounding golf holes and towards the dunal landscape of Thirteenth Beach.

The location of existing hedgerows assists in creating a series of visually enclosed, outdoor spaces.

Views to the west, north and east are generally contained by existing stands of tall dense vegetation.

3.7 Drainage Characteristics

There are two existing water bodies located towards the east of the site. The first of these, a man made lake, is located to the north of the existing residence and is an ornamental feature. The second is a dam located to the south of the existing residence. The opportunity exists to use these features as visual “anchors” as part of the future redevelopment of the site.

There are no major drainage lines that traverse the subject site.

3.8 Microclimatic Factors

The site’s general north-south orientation enables direct solar access that could easily be capitalised on if each of the proposed building envelopes were carefully sited and designed.

Prevailing winds across the site are from the south west.

PAGE 10 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

4.0 TOMARA GOLF RESORT STAGE B PROPOSAL

Stage B is the second stage of the existing resort development. The further development has been intended and has been designed for in the overall planning of the resort. The Tomara Golf Resort stage B is consistent with the purpose of the zone and enhances the first stage of the development. It responds to the relevant schedule and has regard to the site’s environmental features. Stage B provides for complimentary facilities and services to enrich the resort and its tourist qualities and offers a greater variety of services such as a golf academy.

The Stage B development generally includes the following buildings, activities and features;

130 golf villa lots at an average of 700 to 900m2;

one practice fairway;

four practice holes (two par 3’s, a par 4 and par 5);

golf training facility to accommodate up to 40 persons and their trainers;

boutique accommodation up to 60 persons; and

extensive landscaping including the existing lake and dam water features.

A Comprehensive Development Plan for Stage B has been prepared to outline the above site features and facilities, as an extension to the approved Comprehensive Development Plan.

See Appendix 3: Comprehensive Development Plan Stage B

PAGE 11 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

Other aspects of the overall development of Stage B, to be provided in greater detail as part of the approval of Development Plan 3 at a later stage, include:

• Site Entry - It is proposed that the resort be accessed by one main entrance. Visitors to Stage B would enter from the existing Tomara Golf Resort entrance off Barwon Heads Road.

• Golf Villa Lots - The golf villa lots are designed to provide for further private and rental accommodation within the development. The lots are to be sited well within the boundaries of the site so as not to be viewed from Barwon Heads Road. Lots are designed to maximize views over golf holes 4, 5 and 6 of the Creek Course that is currently under construction, as well as the practice holes and practice fairway proposed as part of this Stage B development.

The accommodation will be principally one storey in height and will be restricted in terms of construction materials, colours and roof pitch. It is proposed that the golf villa design guidelines approved by the City of Greater Geelong within the existing development will be adopted for Stage B to ensure consistency in the design theme with a view to developing an integrated development. Housing types are to be oriented onto fairways, landscaped open spaces and recreation areas.

Development Plan 3, once submitted, will provide details of the design layout and lot layout for Council approval.

PAGE 12 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

• Golf Training Facility - The proposed golf training facility has been identified as a key facility for the resort and the region. Golf is a sport that is growing in popularity amongst the young, and wider community and as such group training is being sought. School groups can be trained on golf technique on the course as part of a camp like environment, the facility would also accommodate other visiting clubs in dormitory style accommodation; and can provide for professional weekend training workshops for individuals interested in obtaining professional training from a golf pro.

This facility is to provide for on site accommodation for groups to be used during the week and on weekends and provides an alternative to the leasable apartments and dwellings on site. This facility would provide more appropriate and affordable accommodation.

• Boutique Accommodation - The “old homestead” area located to the west of the main entry into the site presents a unique opportunity for expanding the variety of accommodation available at the resort. As a former quarry, the site incorporates an existing lake that is home to many water birds. The site is of approximately 5.3 ha and is identified as a distinct precinct in itself as it is fully enclosed by dense and mature vegetation.

Whilst forming part of the overall concept for the site, further assessment and approvals will be sought for this specific development given the unique qualities of the site.

• Practice Facilities - A practice driving range and 4 practice holes are proposed as part of this development. These include; a practice driving range of approximately 300-350 metres in length; two Par 3 holes approximately 150 metres in length a Par 4 approximately 250-300 metres in length; and a Par 5 approximately 450-500 metres in length. The practice facilities are principally located towards Barwon

PAGE 13 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

Heads Road providing a substantial buffer between the road and proposed development on site.

• Proposed Landscape Plantings - Significant amount of planting is to take place on site particularly along the Barwon Heads Road site frontage, and along the western boundary of the site. The potential species to be planted together with the relevant open space management plan are to be provided to Council as part of the approval for Development Plan 3.

• Traffic assessment - Whilst a traffic assessment is currently underway and will accompany Development Plan 3 for approval, it is considered that the proposal will have little impact on the current traffic flow into and out of the site and onto Barwon Heads Road. This assessment also looks at the demand and siting of parking on site.

• Servicing – Water supply, waste water management and recycling are also currently under investigation, however initial discussion with relevant authorities has indicated that current arrangements for Stage A can be extended to accommodate the Stage B development. This is to be detailed further once Development Plan 3 is lodged. This is also the case when considering power supply, telecommunications, gas supply and drainage.

PAGE 14 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

5.0 ECONOMIC ASSESSMENT

5.1 Background

As previously outlined, Thirteenth Beach Golf Resort has exceeded many of the community expectations for the development. The facility has achieved national and international recognition and is yet to be fully constructed.

The facility has contributed both to the local economy of Barwon Heads and the regional economy of Geelong and the Peninsula generally.

Management of the facility make it a policy to engage local consultants and workers on site to ensure that the benefits of the resort are realized by those that surround it.

At present the resort employees 40 people and is expected to double once Stage B is completed. This number does not include the number of contractors and casual operators that have been employed on site to assist in the construction of the resort.

5.2 Existing Demand – Tourism

Whilst only operational for 14 months, Thirteenth Beach has played host to just under 40,000 rounds of golf played on the Beach Course only. Whilst a high proportion of Thirteenth Beach golfers are Geelong based, a large proportion of golfers are from Melbourne (30%), and regional Victoria (20%). An increasing number of golfers are from interstate (8%) and overseas (2%).

It is estimated that the number of golfer visitations will increase considerably to 60,000 in any one year once the Creek Course is fully operational. The golfers have and will continue to; Increase demand on other courses ie. Barwon Heads; Increase regional and tourism accommodation; and Provide enhanced national recognition for the area.

PAGE 15 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

5.3 Stage B impact on Visitation

Stage B of the Thirteenth Beach Golf Resort will enhance the overall golfing experience of visitors to the area and the facility more specifically. The facilities proposed as part of Stage B aim to increase the target range of visitors to the area. The proposed boutique tourism accommodation is targeted to the up market short stay visitor, offering high quality accommodation within a unique setting and direct access to an internationally acclaimed golf course and pedestrian access to the beach. The golf training facility caters more specifically to the groups of golfers; learning to play, needing more advanced tutoring or just getting together for fun.

The driving range and practice holes contribute to the overall resort development and the quality of the facility for golfers at all skill levels.

PAGE 16 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

6.0 THE PLANNING SCHEME AMENDMENT

6.1 Existing Controls

As previously outlined the site is subject to Comprehensive Development Zone Schedule 1: Tomara Resort Comprehensive Development Plan pursuant to the Greater Geelong Planning Scheme. The purpose being to;

¾ Provide for the development and use an integrated golf and recreational tourist resort with conference and accommodation facilities.

¾ Ensure that use and development is in accordance with the Tomara Comprehensive Development Plan.

¾ Ensure that development of the land within the zone is undertaken and staged in an orderly manner

¾ Ensure that the development of land does not prejudice the amenity of the surrounding area.

¾ Ensure that the land is developed in an orderly manner.

Section 1 of CDZ Schedule 1 requires that the use of the land be generally in accordance with the Tomara Resort Comprehensive Development Plan (CDP). The CDP is an incorporated Plan as listed in Clause 81 of the Greater Geelong Planning Scheme. As previously outlined the scope of the existing adopted CDP is limited to the existing development and as such needs to be augmented to include Stage B.

A Public Acquisition Overlay applies to Barwon Heads Road to the north of the site.

See Appendix 4: Zone and Overlay Maps

PAGE 17 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

6.2 Proposed Amendment & Subsequent Approvals

We seek to amend Clause 81 of the Greater Geelong Planning Scheme so as to incorporate Tomara Resort Comprehensive Development Plan Stage B. This submission has been prepared as the incorporated document.

The amendment also seeks to remove the expiry date of Schedule 1 to Clause 37.02 amongst a number of minor word changes including.

• Change title of schedule from “Tomara Resort Comprehensive Development Plan” to “Tomara Resort”; and

• Change from “Tomara Resort Comprehensive Development Plan” to “Tomara Resort Comprehensive Development Plans”.

See Appendix 5: Amendment Documentation

6.3 Consultation

In preparing this amendment submission, The Planning Group has consulted with members of the Geelong Environment Council, Barwon Heads Association, Breamlea Progress Association, relevant service authorities and the Department of Sustainability and Environment.

The consultation sessions involved direct meetings with representatives from each group at which time draft development plans where presented and discussed.

Essentially all community groups raised no concerns with respect to the nature and scope of development. It was considered that the development is consistent with the expectation of the community for this part of Tomara and consequently would not result in any detrimental impacts to the area.

PAGE 18 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

The comments of the servicing authorities will be incorporated into the infrastructure section of the report to accompany the application for approval of Development Plan 3, which is to be submitted once Stage B is approved.

PAGE 19 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

7.0 CONCLUSION

This report establishes that the development of the site for the purpose of a golf training academy and golf-related recreational facilities, 130 golf villa lots and additional boutique accommodation (to be investigated) is possible without undue impact on the landscape character of the site and the surrounding region. More specifically:

Stage B accords with the statutory framework relating to the site and developments of this nature. More specifically it meets the purpose and objectives of the zone and schedule.

Stage B envisages a treed setting for all buildings, residential allotments and recreational facilities. This will not only improve the visual character of the area but its environmental qualities too.

The use of predominantly indigenous plant species for revegetation will ensure a relatively quick establishment period and a long term sustainable landscape.

Any visual impacts associated with the proposed built form and changes to the existing landscape character of the site will be minimised by:

− an extensive and site responsive planting program which, will visually unify the site with that context.

− enhancing landscape buffer zones between proposed built form elements and Barwon Heads Road.

− limiting built form development to areas of low visual sensitivity by allowing principally one storey residential development.

− the careful and controlled siting and design of all built elements (i.e. in accordance with the existing built form guidelines for Thirteenth Beach).

Principles for environmentally sustainable and water sensitive urban design have been adopted as part of the general siting and design process.

PAGE 20 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

In summary, given that Stage B is a logical extension of development at Tomara Resort, is site responsive and consistent with the overall resort development, we believe that Comprehensive Development Plan Stage B should be approved and incorporated into the Greater Geelong Planning Scheme.

PAGE 21 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT

APPENDIX 1: SITE CONTEXT PLAN

PAGE 22 OF 26

Locality Map – Tomara, Stage 2

SUBJECT SITE

N COPYRIGHT MELWAY PUBLISHING PTY LTD REPRODUCED FROM MELWAY STREET DIRECTORY EDITION 28

Comprehensive Development Plan: Stage B TOMARA RESORT

APPENDIX 2: BACKGROUND INFORMATION SHEET

PAGE 23 OF 26 February 7, 2003

B ACKGROUND INFORMATION SHEET FOR THE CITY OF GREATER GEELONG

W HAT’ S HAPPENING AT THIRTEENTH BEACH?

Thirteenth Beach Golf Resort, located on Barwon Heads Road, commenced operations in December 2001. Set on 219ha, at completion, the Resort will comprise of;

150 villa lots and up to 120 apartments all with golf course frontage; Golf clubhouse and restaurant; Private pedestrian access to a surf beach; The 18 hole Beach Course designed by Tony Cashmore; and The 18 hole Creek Course designed by Nick Faldo.

Whilst only operational for 14 months, Thirteenth Beach has played host to just under 40,000 rounds of golf played on the Beach Course only. Whilst a high proportion of Thirteenth Beach golfers are Geelong based, a large portion of golfers are from Melbourne (30%), and regional Victoria (20%). An increasing number of golfers are interstate travelers (8%) and overseas visitors (2%).

It is expected that as the construction of dwellings and apartments is completed on site, the number of regional, interstate and overseas visitors to Thirteenth Beach will increase accordingly.

A feature becoming more evident is group bookings. At present hotels in Geelong are providing the accommodation for groups that are using the golf course. The construction of the apartments on site is expected to greatly increase overnight visitors into the area. Construction of 45 apartments will commence this year.

C REEK COURSE MAY OPEN IN DECEMBER 2003

The construction of the Faldo designed Creek Course is ahead of schedule and due to be opened in December 2003 followed by an official opening by Faldo himself in February 2004.

The Creek Course, the Beach Course and the adjacent Barwon Heads Golf Club forms a 54 hole golf precinct that has and will continue to attract golfers and golf clubs from across Melbourne, Victoria and interstate. Whilst existing usage is high with a good use average across the week it is projected that the patronage will increase to up to 70,000 visitors per year once the Creek Course is operational.

The Creek Course designed by Nick Faldo is expected to rate as well or better than the Beach Course. Page 2

P ROGRESS TO DATE

At the time of this publication Thirteenth Beach Golf Resort is 50% completed;

Golf Club House and restaurant – 100% complete and operational. Recycled water irrigation pipeline and installations - 100% complete - irrigating golf course and surrounds. The Beach Course - 100% complete and operational. The Creek Course - construction commenced - 70% complete, and is due to open in December 2003.

S UCCESS FACTORS!! O FF TO A SOLID START!! So why has this development become so successful? In 14 months, Thirteenth Beach is already recognized as one of Australia’s top 25 courses. More specifically, it is; The Best Facilities — the facilities provided on site are of Recognised Australia wide as a leader in new golf facilities; the highest quality, complimenting the high Ranked No. 21 for all courses in Australia, by Golf Australia standard of the resort. The facilities contribute magazine; significantly to the overall enjoyment value of the Resort. Ranked No. 4 of all golf courses in Australia for “pay and play” Establishing a “club” atmosphere — the golf course and courses; clubhouse were completed as a priority, developing a community prior to the release of any Featured regularly in a number of well regarded national golf accommodation lots; magazines; Teaming with the Local Community — working with the Membership is at 400 persons and growing; local life saving club, Barwon Heads Golf Club and other Employs 40 persons (full and part time) from the Barwon Heads groups has proved to be of key benefit for the local area as region, and a further 15 jobs will be created with the second well as for each facility. course being opened; Integrity of Site — single vehicle entry, defined Major contributor to the improvement and enhanced profile of development areas, golf course design that has regard to the Geelong region through such programs as the recycled the environment, waste water reuse and extensive water, revegetation using native plants and employment and planting and screening have all contributed to creating a economic generators; and unique place for recreation and leisure. Increasing land values — over the past 12 months land Design Guidelines — built form is managed through strict values increased between 20 to 40% on site and in controls. Barwon Heads generally.

T HIRTEENTH BEACH PUTTING BELLARINE PENINSULA IN THE SPOTLIGHT

Thirteenth Beach is the highest The completion of the second golf quality golf course development course should enable Thirteenth that has emerged on the Beach to compete with and be Bellarine Peninsula. part of the Mornington Peninsula In recent times, the Bellarine Golf Course Tourism Scene. Peninsula has been forgotten in Packages will be available for the Victorian Golf Scene as the visitors to travel and play in both Mornington Peninsula was areas using the Queenscliff Ferry always the destination of choice. Service. Thirteenth Beach is now As the gateway to the Great providing a serious alternative. Ocean Road and the unique coastal region, the Bellarine Peninsula will become a destination for golf . Comprehensive Development Plan: Stage B TOMARA RESORT

APPENDIX 3: COMPREHENSIVE DEVELOPMENT PLAN – STAGE B

PAGE 24 OF 26

Comprehensive Development Plan: Stage B TOMARA RESORT

APPENDIX 4: ZONE & OVERLAY CONTROLS

PAGE 25 OF 26

Zoning and Overlay Map – Tomara, Stage B

SUBJECT SITE

N COPYRIGHT DEPARTMENT OF INFRASTRUCTURE REPRODUCED FROM DOI PLANNING SCHEMES ONLINE WEBSITE

CDZ1 – Comprehensive Development Zone 1

PAO3 – Public Acquisition Overlay

Comprehensive Development Plan: Stage B TOMARA RESORT

APPENDIX 5: AMENDMENT DOCUMENTATION

PAGE 26 OF 26 Planning and Environment Act 1987

GREATER GEELONG PLANNING SCHEME

AMENDMENT C*

EXPLANATORY REPORT

Who is the Planning Authority?

This amendment has been prepared by the City of Greater Geelong, which is the planning authority for this amendment.

The amendment has been made at the request of The Planning Group Pty Ltd on behalf of Philip and Ian McNaughton.

Land affected by the Amendment.

The amendment applies land on Barwon Heads Road, south-east of Geelong, approximately 3 kilometres from Barwon Heads Township and 14 kilometres from Geelong. The subject site borders the existing part of Thirteenth Beach Golf Resort that is currently under construction.

What the Amendment does.

The amendment;

• incorporates the Tomara Resort Barwon Heads Comprehensive Development Plan: Stage B into Clause 81 of the Greater Geelong Planning Scheme

• changes the reference from “Tomara Resort Comprehensive Development Plan” to “Tomara Resort Comprehensive Development Plans” in Schedule 1 to Clause 37.02 of the Greater Geelong Planning Scheme.

• deletes the following statement “The provisions of this Schedule expire on 30 June, 2005” in Schedule 1 to Clause 37.02 of the Greater Geelong Planning Scheme.

Why the Amendment is required.

The amendment is required because the subject land is zoned Comprehensive Development Zone – Tomara Resort Comprehensive Development Plan (CDZ1), however, the Tomara Resort Comprehensive Development Plan which is incorporated in the Greater Geelong Planning Scheme does not include the subject land. The wording of the schedule has been changed to allow additional Comprehensive Development Plans for subsequent stages to be considered without further change to the Schedule.

The expiry date is no longer valid given that the development has commenced and will continue to progress in staged manner.

Impact of the Amendment.

Minister's Directions

The amendment is not affected by any of the Minister's Directions under section 12 of the Planning and Environment Act 1987.

The amendment is consistent with the Ministerial Direction on the Form and Content of Planning Schemes under section 7(5) of the Act.

Environmental Effects

The amendment recognises the site’s environmental values, having regard to the site’s existing ridgeline and environmental qualities of the “homestead precinct” that is on site. The Tomara Resort Comprehensive Development Plan: Stage B has been prepared having regard to these environmental values and ensuring that these are protected and enhanced.

Social and Economic Effects

The amendment will contribute to the local employment opportunities within the local area; increasing recreational opportunities on site for a range of user groups including sporting clubs, school groups and community groups. The development of Stage B will increase visitation to the site and surrounds generating further economic initiatives within the area. Existing demand for resort style accommodation, demonstrated through the existing development will be further enhanced through Stage B. This will contribute to housing choice within the area.

Strategic and Policy Justification of the Amendment

The amendment is consistent with and furthers the vision and objectives for Barwon Heads as outlined in Clause 21.35: Barwon Heads of the Greater Geelong Municipal Strategic Statement. The amendment “Supports the continued development of the Tomara Golfing Resort to the west of the township as a tourist destination”. The amendment supports objective 2 of Clause 21.23: Tourism of the Greater Geelong Municipal Strategic Statement as it enhances the City’s existing tourist assets, protects areas of sensitive environmental interest and provides for new opportunities. The amendment is consistent with the purposes and intent of the Comprehensive Development Zone and Schedule that applies to the site.

Where you may inspect this Amendment.

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

Department of Sustainability and Department of Sustainability and Environment Environment Planning Information Centre South Western Regional Office Upper Plaza 180 Fyans Street, Nauru House South Geelong 3220 80 Collins Street Melbourne 3000

City of Greater Geelong 131 Myers Street Geelong 3220

LOCAL PROVISION GREATER GEELONG PLANNING SCHEME

SCHEDULE TO CLAUSE 81

NAME OF DOCUMENT

Code of Forest Practices for Timber Production - Revision No. 2, November 1996

Victorian Code for Cattle Feedlots - August 1995

Code of Practice-Septic Tanks, Environment Protection Authority, March 1996

Private Tennis Court Development Code of Practice – Revision 1, March 1999

Code of Practice for Fire Management on Public Land (Department of Conservation and Natural Resources 1995)

Code of Practice, Piggeries, Department of Planning and Housing and Department of Food and Agriculture, 1992

Building in bushfire-prone areas - CSIRO & Standards Australia (SAA HB36- 1993), May 1993

Local Government Planning Guide for Dry Land Salinity - Department Conservation and Natural Resources, 1995

Construction Techniques for Sediment Pollution Control, Environment Protection Authority May 1991

Apiary Code of Practice, May 1997

A ‘Good Neighbour’ Code of Practice for a Circus or Carnival, October 1997

A Code of Practice for Telecommunications Facilities in Victoria, March 1999

Australian Standard AS2890.1-1993 Parking Facilities Part 1: Off-street car parking. Standards Australia 1993

Australian Standard AS2890.2-1989, Off-street parking Part 2: Commercial vehicle facilities. Standards Australia 1989

Australian Standard AS2890.5-1993, Parking Facilities Part 5: On-street parking. Standards Australia 1993

Pavement Design - A Guide to the Structural Design of Road Pavements, Austroads, (AP-17/92)

Guide to Traffic Engineering Practice, Part 6 - Roundabouts, Austroads, 1993 (AP-11.6/93)

Guide to Traffic Engineering Practice, Part 13 - Pedestrians, Austroads, 1995 (AP-11.13/95)

Guide to Traffic Engineering Practice, Part 14 - Bicycles, Austroads 1999 (AP- 11.14/99)

Design Vehicles and Turning Path Templates, Austroads, 1995 (AP-34/95)

Australian Rainfall and Run-off - A guide to flood estimation, Volume 1, The Institution of Engineers, Australia, Reprinted edition 2001

Australian/New Zealand Standard AS/NZS1158.1.1:1997, Road lighting, Part 1.1: Vehicular traffic (Category V) lighting – Performance and installation design requirements. Standards Australia/Standards New Zealand 1997

INCORPORATED DOCUMENTS - CLAUSE 81 - SCHEDULE PAGE 1 OF 2 15 APRIL 2003 LOCAL PROVISION GREATER GEELONG PLANNING SCHEME

NAME OF DOCUMENT

Australian/New Zealand Standard AS/NZS1158.3.1:1999, Road lighting, Part 3.1: Pedestrian Area (Category P) lighting – Performance and installation design requirements. Standards Australia/Standards New Zealand 1999

Concrete Pavement Design for Residential Streets, Cement and Concrete Association of Australia 1997 (CCA T51-1997)

Victorian Code for Broiler Farms, September 2001

Australian Standard AS 2021-1994, Acoustics - Aircraft Noise Intrusion - Building Siting and Construction. Standards Association of Australia 1994.

Advertising Sign Guidelines, City of Greater Geelong, November 1997

Heritage and Design Guidelines, City of Greater Geelong, 1997

Geelong City Urban Conservation Study Volume One - Restoration and Infill Guidelines: Commercial and Civic Buildings, Graeme Butler for the City of Geelong, 1993

Waterfront Geelong Design and Development Code, Keys Young, July 1996

Tomara Resort Barwon Heads Comprehensive Development Plan, Chris Dance Land Design Pty Ltd and others, February 2000

Tomara Resort Barwon Heads Comprehensive Development Plan: Stage B, Chris Dance Land Design Pty Ltd and others, June 2003

Rippleside Comprehensive Development Plan, February 2000

Rippleside Urban Design Guidelines, June 2000

Construction or Extension of a Dwelling(s) higher than 7.5 metres, April 2003

INCORPORATED DOCUMENTS - CLAUSE 81 - SCHEDULE PAGE 2 OF 2 15 APRIL 2003 Amendment C* List of changes to the Greater Geelong Planning Scheme

Clause / Map Change Comment Numbers

PLANNING SCHEME MAP CHANGES Nil

TABLE OF CONTENTS (Information to accompany amendment) Nil

LOCAL PLANNING POLICY FRAMEWORK Nil

ZONES Clause 37.02 Undertake wording changes to Schedule 1 of Clause 37.02 schedule 1

OVERLAYS Nil

PARTICULAR PROVISIONS Nil

GENERAL PROVISIONS Nil

INCORPORATED DOCUMENTS 81 schedule Insert: “Tomara Resort Barwon Heads Comprehensive Development Plan: Stage B, Chris Dance Land Design Pty Ltd and others, June 2003”

LIST OF AMENDMENTS (Information to accompany amendment) Insert: Amendment number “Cxx”, in operation from DATE. Incorporates Tomara Resort Barwon Heads Comprehensive Development Plan: Stage B into the Greater Geelong Planning Scheme. Includes minor wording changes to Schedule 1 of Clause 37.02 of the Greater Geelong Planning Scheme

LOCAL PROVISION GREATER GEELONG PLANNING SCHEME

SCHEDULE 1 TO THE COMPREHENSIVE DEVELOPMENT ZONE

Shown on the planning scheme map as CDZ1.

TOMARA RESORT

Land

1662-1770 Barwon Heads Road, Barwon Heads.

Purpose

To provide for the development and use of an integrated golf and recreational tourist resort with conference and accommodation facilities. To ensure that use and development is in accordance with the Tomara Resort Comprehensive Development Plans. To ensure that the development of the land within the zone is undertaken and staged in an orderly manner. To ensure that the development of land does not prejudice the amenity of the surrounding area. To ensure that the land is developed in an orderly manner.

1.0 Table of uses

Section 1 - Permit not required USE CONDITION

Agriculture (other than animal keeping, Must be generally in accordance with the greyhound training and intensive animal Tomara Resort Comprehensive Development husbandry) Plans.

Apiculture Must meet the requirements of the Apiary Code of Practice, May 1997.

Car park Must be generally in accordance with the Tomara Resort Comprehensive Development Plans.

Must be in association with a use in the zone.

COMPREHENSIVE DEVELOPMENT ZONE - SCHEDULE 1 PAGE 1 OF 6 7 JUNE 2001 LOCAL PROVISION GREATER GEELONG PLANNING SCHEME

Section 1 - Permit not required (continued)

USE CONDITION

Dwelling Must be generally in accordance with the Tomara Resort Comprehensive Development Plans.

Must not exceed two storeys

Any attic to have a maximum height of 10 metres above ground level

May only be developed in conjunction with a golf course.

Exhibition centre Must be generally in accordance with the Tomara Resort Comprehensive Development Plans.

Food and drink premises (other than convenience restaurant)

Function centre

Golf course

Golf driving range

Hall

Home occupation Must be generally in accordance with the Tomara Resort Comprehensive Development Plans.

Must meet the conditions of Clause 52.11.

Hotel Must be generally in accordance with the Tomara Resort Comprehensive Development Plans.

Mineral exploration

Mining Must meet the requirements of Clause 52.08- 2.

Minor sports and recreation facility (other Must be generally in accordance with the than paintball games, pleasure park and Tomara Resort Comprehensive Development zoo) Plans.

Minor utility installation

Office Must be in accordance with the Tomara Resort Comprehensive Development Plans.

Must be associated with the management of the land and uses conducted within the Zone.

COMPREHENSIVE DEVELOPMENT ZONE - SCHEDULE 1 PAGE 2 OF 6 7 JUNE 2001 LOCAL PROVISION GREATER GEELONG PLANNING SCHEME

Section 1 - Permit not required (continued)

USE CONDITION

Residential building Must not exceed two storeys.

Attics to have a maximum height of 10 metres above ground level.

May only be developed in conjunction with a golf course.

Restaurant Must be in accordance with the Tomara Resort Comprehensive Development Plans.

Restricted place of assembly

Search for stone Must not be costeaning or bulk sampling.

Shop (other than adult sex bookshop and Must be generally in accordance with the restricted retail premises) Tomara Resort Comprehensive Development Plans.

Leasable floor area for all shops must not exceed 1000 square metres.

May only be provided for resort retailing.

Section 2 - Permit required USE CONDITION

Utility installation (other than minor utility installation)

Section 3 - Prohibited USE

Adult sex book shop

Convenience restaurant

Paintball games

Pleasure park

Restricted retail premises

Zoo

Any use not in Sections 1 or 2.

COMPREHENSIVE DEVELOPMENT ZONE - SCHEDULE 1 PAGE 3 OF 6 7 JUNE 2001 LOCAL PROVISION GREATER GEELONG PLANNING SCHEME

2.0 Use of land

Use of land must be generally in accordance with the Tomara Resort Comprehensive Development Plans. The use of land must not adversely affect the amenity of the neighbourhood, through: any events or functions held on the site; traffic and car parking generated by the use; the transport of materials or goods to or from the land; the appearance of any building, works or materials; noise generated by the use.

3.0 Buildings and works

Application requirements

An application to construct a building or construct or carry out works must be accompanied by the following information:

a plan(s) drawn to scale which shows: the boundaries and dimensions of the site; adjoining roads; relevant ground levels; the layout of existing and proposed buildings and works (including dimensions and floor areas); driveways and vehicle parking and loading areas; landscape areas and their proposed treatment; external storage and waste treatment areas; the purpose or purposes for which buildings are intended to be used. elevation drawings to scale which show the finishes, materials and colour of all buildings and works; construction details of all drainage works, driveways and vehicle parking and loading areas; the location and staging of road works to be undertaken either by dates or stages; the stages by which development of the land is proposed to proceed; the date by which it is proposed that the development of each stage will commence and the date by which the development of each stage will be completed; an assessment of the visual impact of the proposed development when viewed from Barwon Heads Road and Thirteenth Beach Road; the proposed internal road layout pattern and traffic management measures; the location and nature of all riding trails within the Resort; the provision of all necessary infrastructure; provision for controlled and limited integration with the coastal foreshore reserve to the south of the Comprehensive Development Zone 1 - Tomara Resort at the location shown on the Tomara Comprehensive Development Plans; the means by which pedestrian access to Murtnaghurt Lagoon to the east of the Resort will be controlled; the means by which emergency vehicular access through the foreshore to the surf lifesaving club and Thirteenth Beach to the south of the Resort will be provided and controlled; access to surrounding roads; the separation of pedestrian and vehicular traffic movements; an Open Space Management Plan for the control and maintenance of all open space; a Servicing Management Plan for the provision of a reticulated water supply and the treatment and disposal of all wastewater and drainage water.

COMPREHENSIVE DEVELOPMENT ZONE - SCHEDULE 1 PAGE 4 OF 6 7 JUNE 2001 LOCAL PROVISION GREATER GEELONG PLANNING SCHEME

Open space management plan

The Open Space Management Plan must: show areas of open space that will be available to the public; show areas of open space that will not be available to the public; show by plan/s and elevation/s any open space that will be part of any buildings; specify times when public areas will be available to the public and how it is intended to ensure these areas will be available at those times; set out the methods by which public areas will be permanently managed and maintained; include a landscape management plan for all public and non-public areas incorporating provision for irrigation works and indicating proposed plant species; if land is to be developed in stages, show the area that will be available as open space at the completion of each stage; show provision for controlled and limited integration with the coastal foreshore reserve to the south of the Zone at the location shown on the Tomara Comprehensive Development Plans; show the means by which pedestrian access to Murtnaghurt Lagoon to the east of the Zone will be controlled; and show the means by which emergency vehicular access through the foreshore to the surf lifesaving club and Thirteenth Beach to the south of the Zone will be provided and controlled.

Servicing management plan

The Servicing Management Plan must: include all works proposed and measures by which wastewater will be collected, treated and re-used on site or discharged to a reticulated system; incorporate any requirements of the Environment Protection Authority and Barwon Water.

Exemptions

An application is exempt from the notice requirements of Section 52(1)(a), (b) and (d), the decision requirements of Section 64(1)(2) and (3) the appeal rights of Section 82(1) of the Act.

Decision guidelines

Before deciding on an application to construct a building or construct or carry out works the responsible authority must consider, as appropriate: whether the proposed buildings and works meet the objectives of this zone and are consistent with orderly and proper planning; whether the proposed buildings and works are in accordance with the Tomara Resort Comprehensive Development Plans; whether the proposed design of buildings and works is appropriate in the context of surrounding development and local environment; whether the proposal provides for a pedestrian link to adjoining public open space and the foreshore for resort patrons, residents and guests; whether an acceptable open space design is provided including furniture, lighting and landscaping; whether a satisfactory solution is provided for the disposal and treatment of waste water; whether appropriate bus and taxi parking is provided; whether adequate and efficient access/egress points are provided to the site;

COMPREHENSIVE DEVELOPMENT ZONE - SCHEDULE 1 PAGE 5 OF 6 7 JUNE 2001 LOCAL PROVISION GREATER GEELONG PLANNING SCHEME

whether acceptable arrangements have been provided for the maintenance, upkeep and cleanliness of public open space areas; the views of the Geelong Environment Council; the views of the Barwon Heads and District Progress Association; the views of the Breamlea Progress Association; the views of the Department of Natural Resources and Environment and the Barwon Coast Committee of Management on the Open Space Management Plan; the views of Barwon Water, the Environment Protection Authority and the Department of Natural Resources and Environment on the servicing arrangements.

COMPREHENSIVE DEVELOPMENT ZONE - SCHEDULE 1 PAGE 6 OF 6 7 JUNE 2001

Table of Contents