Distribution of All Newly Planted Street and Park Trees

Distribution of all newly planted street and park trees.

Maribyrnong City Council Urban Forest Strategy 2018 25 26 Maribyrnong City Council Urban Forest Strategy 2018 Appendix B

process of evapotranspiration, urban vegetation and The Urban Heat Island effect, in particular trees, provide a natural cooling system for the urban environment. Therefore, ensuring a healthy, climate change and the West diverse and resilient urban forest that can not only Climate change modelling shows that Melbourne’s thrive during heatwaves but also provides benefits is urban environment will get hotter and drier, with more critical for Maribyrnong’s future. extreme weather events, like flooding and heatwaves. Satellite thermal imagery has been used to identify This will be particularly felt in the western region the urban areas of Maribyrnong that heat up and of urban Melbourne, where overall tree and green retain heat more quickly than other areas. Whilst there cover is lower than its Eastern counterparts but where are limitations in using satellite thermal imagery to do population and urban development is growing quickly. this, research has shown that it can at least provide The Urban Heat Island effect is when urban areas a basic understanding of which land use types and become hotter than surrounding peri-urban or rural surfaces store and retain heat more than others. areas as heat is absorbed, stored and re-released (Coutts et al, 2014). from hard surfaces, particularly at night. The UHI Hotspots, those that display higher Land Surface effect makes the extreme hot weather events worse Temperatures are highlighted above. Closer as urban areas fail to cool down after the sun has set. inspection shows that these hotspots lie over land Both heatwaves and the UHI effect are proven to have surface types such as large scale industrial roofing, significant health and wellbeing impacts on people, large areas of concrete, conglomerations of buildings but also on the health of urban ecosystems, including and unirrigated grass/dirt patches. urban vegetation. The inset aerial photograph of Maribyrnong College However, it is these very ecosystems, particularly demonstrates where conglomeration of buildings, an the combination of water and vegetation that have astro-turf playing field and unirrigated open space been found to be some of the most cost effective register as hotspots. and efficient mechanisms for mitigating urban heat. (Silva 2010) (Rozenzwieg 2009) (Gober 2010) (ACEEE 2014). Through the provision of natural shade and the

Maribyrnong City Council Urban Forest Strategy 2018 27 Satellite thermal imagery of Maribyrnong City Council showing cool spots in blue

Water can be retained in the landscape in a number Heat, water and vegetation of ways, not just the traditional method of irrigating The satellite mapping also pinpoints the cooler areas grass using potable water. Melbourne is now a world of the city. The majority of these cool spots, shown leader in exploring innovative design that allows in blue, are watercourses, parklands or irrigated passive or active filtration of stormwater into the urban reserves. The effect of irrigated open space on land landscape for both ground water storage or for re-use surface temperature is significant. Unirrigated open as irrigation. space can be up to 12 degrees hotter (land surface The CRC for Water Sensitive Cities, based at Monash temperature) than irrigated open space. At night University has been exploring the concept of Water time, the difference can be even greater with irrigated Sensitive Cities and now has a raft of research and vegetated spaces being up to 25 degrees cooler. practical city-based solutions ready for trialling and These cooler spaces play a key role during heatwaves adoption. Smarter use of stormwater run-off to irrigate in helping the landscape to cool down after sunset. open space and vegetation, especially street trees, Therefore the greater area of irrigated green space, is therefore a large opportunity for Maribyrnong to the cooler the environment. create cooler spaces.

28 Maribyrnong City Council Urban Forest Strategy 2018 Distribution of socially vulnerable people across Maribyrnong including location of services they may use

hand is directly correlated to surface types, presence Heat and health and or absence of vegetation and availability of water in the landscape. Heat is generally concentrated in wellbeing highly urbanised areas, industrial areas and those Urban heat, vegetation, open space and availability residential areas with little vegetation cover e.g. newly of water are all closely correlated to the health and developed residential estates. wellbeing of people. Research shows that green open Research highlights that there are certain members of space, shady streets and landscaped retail areas are the community who are more vulnerable to urban heat good for people. They improve mental wellbeing than others, particularly during heatwaves (Loughnan, but also encourage active transport like walking 2013). These include: and cycling which have positive health outcomes. However, like so many things, open space, shady • Young children (0-4 years old based on census data) streets and green shopping strips aren’t necessarily • Older people, especially those living alone distributed equitably across Cities. A growing • Socio-economically disadvantaged people correlation between socio-economic status and tree • Those who are not fluent in English canopy cover shows that those people most in need • Those in public housing from shade and quality green open space, don’t • Those with chronic illness necessarily have easy access to it. Heat on the other

Maribyrnong City Council Urban Forest Strategy 2018 29 SEIFA Disadvantage is most concentrated in It is worth noting that heat mitigation measures such Braybrook and Maidstone, those who aren’t fluent in as canopy trees are also valuable within residential English are concentrated in Braybrook, Maidstone and zones, even where excessive heat is not being Footscray, while young children are concentrated in recorded. The limitations of satellite thermal imagery West Footscray, Kingsville, Seddon and Yarraville. mean that areas likely to be hotspots later in the day, such as dense residential development as you find in State Government health data from 2011 shows that Braybrook are not being picked up. obesity rates and physical activity levels are poorest in those suburbs with higher social disadvantage, Council’s open space Strategy confirms that there Braybrook and Maidstone. are adequate levels of open space within the suburbs recording high social vulnerability such as Individual attributes themselves are not necessarily Braybrook or Maidstone. However the open space is an indicator of social vulnerability to heat e.g. generally noted as needing to be of greater quality to young children living in Yarraville are not necessarily encourage passive recreation and better connected socially vulnerable. However, areas that register high with the broader open space network. Shade and concentrations of more than one attribute can be. canopy cover, as well as passive irrigation and Areas where urban heat, social vulnerability and safety precautions are all priorities for open space pedestrian activity intersect, are where heat mitigation within these areas (Open Space Strategy, 2013). measures such as irrigated open space, canopy trees 66% of survey respondents in Braybrook and 73% in and water sensitive urban design are highly beneficial Maidstone valued trees as the most important aspect for human health and wellbeing. of open space. In Maribyrnong, these broad areas include Highpoint Shopping Centre and Maribyrnong College, Footscray CBD and train station, Barkly Street Village, Central West Shopping Centre, Braybrook shopping centre and the Yarraville Coles shopping centre.

State government data from 2011 showing concentrations of obesity rates (left) and those who undertake low to no exercise in a 2 week period.

30 Maribyrnong City Council Urban Forest Strategy 2018 Maribyrnong City Council Urban Forest Strategy 2018 31 Those who live along busy roads are likely to be Trees and air pollution exposed to greater levels of pollutions than those in Air pollution monitoring by the Environment less trafficked streets. Protection Authority show that air pollution in Research has demonstrated the benefits of canopy Melbourne has considerably improved since the trees in capturing certain air borne pollutants (Nowak, 1970’s due to greater regulation including emissions 1990 FIND REF). Tree canopies can even intersect controls on vehicles and the removal of lead. particulate matter, storing it on leaves when it is Melbourne generally has very good air quality washed off by rain. In certain configurations, tree lined when compared to other cities in the world and this boulevards can reduce certain pollutants by varying includes Maribyrnong. Monitoring of air pollution in amounts. There are exceptions to this e.g. multi-story Footscray shows that the inner west records similar vegetation is more effective at capturing air pollution air pollution levels as elsewhere in Melbourne, if not than simply stands of trees and the canopies need better. Of note, however is the air pollution from the to be of a density that allows wind to carry through neighbouring suburb of Brooklyn, which regularly (Abhijith et al, 2017). records above standard levels of pollution, particularly particulate matter such as Pm2.5 and Pm10. Whilst Whilst trees themselves will not have the same Brooklyn is not within Maribyrnong’s jurisdiction, there impact of reducing air pollution as reducing vehicular is a possibility that on certain wind days, pollutants traffic and its emissions, they are able to reduce the can carry into Maribyrnong. Similarly, a monitoring pollution load. project along Francis Street, Yarraville in 2013 showed An analysis of three large trees in Maribyrnong significant exceedances in pollution levels, primarily show that a Melaleuca linariifolia (Snow in Summer), due to heavy truck traffic. (EPA, 2016). Truck curfews River Red Gum and London Plane Tree can remove have since been implemented, however reports considerable amounts of pollution. The London suggest it has been negligible on the amounts of air Plane tree removes 3.6kg of pollutants each year pollution. It is likely that similar pollution levels would and the Melaleuca removed 2.7kg per year. When be registered along other streets with heavy truck multiplied across a 54,000 pubic tree population, traffic. the effectiveness of the urban forest to reduce air One of the greatest sources of air pollution in pollution loads is extremely high. Melbourne is from vehicle emissions. (EPA, 2017)

32 Maribyrnong City Council Urban Forest Strategy 2018 AIR POLLUTION REMOVED (G/YR) Species Name CO O3 NO2 SO2 PM2.5 Total Melaleuca linariifolia 56.60 1935.20 587.20 166.70 31.80 2777.50 Eucalyptus camaldulensis 18.80 641.30 194.60 55.20 10.50 920.40 Platanus x acerifolia 23.60 805.00 244.30 69.40 13.20 3697.90 I-Tree Eco modelling of 3 large individual street and park trees in Maribyrnong demonstrating the amount of air pollution removed each year.

Maribyrnong City Council Urban Forest Strategy 2018 33 Appendix C

Tools, guidelines and resources Greening The West: http://greeningthewest.org.au/ resources/ CRC for Water Sensitive Cities Resources by Topics: https://watersensitivecities.org.au/topics/ Growing Green Guide: http://www. growinggreenguide.org/ Planning a Green Blue City: https://www.water.vic.gov. au/__data/assets/pdf_file/0029/89606/Green-blue- Infrastructure-Guidelines-Feb17.pdf Best Practice Carpark Designs: http://www.loci. melbourne/data/documents/10BBPN-Carparks-and- Green-Infrastructure-4pp1Dec2017.pdf

34 Maribyrnong City Council Urban Forest Strategy 2018 DRAFT v3 June 2018 Disclaimer The information contained in this document has been carefully compiled by Urban Forest Consulting for primary use by Maribyrnong City Council. The author takes no responsibility for any loss or liability of any kind suffered by any party, not being the intended recipient of this document, in reliance upon its contents whether arising from any error or inaccuracy in the information or any default, negligence or lack of care in relation to the preparation of the information in this document.

Maribyrnong City Council Urban Forest Strategy 2018 35 36 Maribyrnong City Council Urban Forest Strategy 2018 VICTORIA PLANNING PROVISIONS

32.07 RESIDENTIAL GROWTH ZONE 31/07/2018 VC148 Shown on the planning scheme map as RGZ with a number (if shown).

Purpose To implement the Municipal Planning Strategy and the Planning Policy Framework. To provide housing at increased densities in buildings up to and including four storey buildings. To encourage a diversity of housing types in locations offering good access to services and transport including activity centres and town centres. To encourage a scale of development that provides a transition between areas of more intensive use and development and other residential areas. To ensure residential development achieves design objectives specified in a schedule to this zone. To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations.

32.07-1 Design objectives 27/03/2017 VC110 A schedule to this zone must contain the design objectives to be achieved for the area.

32.07-2 Table of uses 08/08/2019 VC159 Section 1 - Permit not required

Use Condition

Bed and breakfast No more than 10 persons may be accommodated away from their normal place of residence.

At least 1 car parking space must be provided for each 2 persons able to be accommodated away from their normal place of residence.

Community care accommodation Must meet the requirements of Clause 52.22-2.

Dependent person’s unit Must be the only dependent person’s unit on the lot.

Domestic animal husbandry (other than Must be no more than 2 animals. Domestic animal boarding)

Dwelling (other than Bed and breakfast)

Home based business

Informal outdoor recreation

Medical centre The gross floor area of all buildings must not exceed 250 square metres.

Place of worship The gross floor area of all buildings must not exceed 250 square metres.

The site must adjoin, or have access to, a road in a Road Zone.

Racing dog husbandry Must be no more than 2 animals.

Railway

Page 1 of 10 VICTORIA PLANNING PROVISIONS

Use Condition

Residential aged care facility

Rooming house Must meet the requirements of Clause 52.23-2.

Tramway

Any use listed in Clause 62.01 Must meet the requirements of Clause 62.01.

Section 2 – Permit required

Use Condition

Accommodation (other than Community care accommodation, Dependent person’s unit, Dwelling, Residential aged care facility and Rooming house)

Agriculture (other than Animal production, Animal training, Apiculture, Domestic animal husbandry, Horse husbandry and Racing dog husbandry)

Car park Must be used in conjunction with another use in Section 1 or 2.

Car wash The site must adjoin, or have access to, a road in a Road Zone.

Convenience restaurant The site must adjoin, or have access to, a road in a Road Zone.

Convenience shop

Domestic animal husbandry (other than Domestic Must be no more than 5 animals. animal boarding) – if the Section 1 condition is not met

Food and drink premises (other than Convenience restaurant and Take away food premises)

Grazing animal production

Leisure and recreation (other than Informal outdoor recreation and Motor racing track)

Market

Office (other than Medical centre) The land must be located within 100 metres of a commercial zone.

The land must have the same street frontage as the land in the commercial zone.

The leasable floor area must not exceed 250 square metres.

Place of assembly (other than Amusement parlour, Carnival, Cinema based entertainment facility, Circus, Nightclub and Place of worship)

Plant nursery

Page 2 of 10 VICTORIA PLANNING PROVISIONS

Use Condition

Service station The site must either:

Adjoin a commercial zone or industrial zone.

Adjoin, or have access to, a road in a Road Zone. The site must not exceed either:

3000 square metres.

3600 square metres if it adjoins on two boundaries a road in a Road Zone.

Shop (other than Adult sex product shop, Bottle The land must be located within 100 metres of a shop and Convenience shop) commercial zone or Mixed Use Zone.

The land must have the same street frontage as the land in the commercial zone or Mixed Use Zone.

Store Must be in a building, not a dwelling, and used to store equipment, goods, or motor vehicles used in conjunction with the occupation of a resident of a dwelling on the lot.

Take away food premises The site must adjoin, or have access to, a road in a Road Zone.

Utility installation (other than Minor utility installation and Telecommunications facility)

Any other use not in Section 1 or 3

Section 3 – Prohibited

Use

Adult sex product shop

Amusement parlour

Animal production (other than Grazing animal production)

Animal training

Bottle shop

Brothel

Cinema based entertainment facility

Domestic animal boarding

Horse husbandry

Industry (other than Car wash)

Motor racing track

Nightclub

Retail premises (other than Food and drink premises, Market, Plant nursery and Shop)

Saleyard

Stone extraction

Page 3 of 10 VICTORIA PLANNING PROVISIONS

Use

Transport terminal

Warehouse (other than Store)

32.07-3 Subdivision 31/07/2018 VC148 Permit requirement A permit is required to subdivide land. An application to subdivide land, other than an application to subdivide land into lots each containing an existing dwelling or car parking space, must meet the requirements of Clause 56 and: Must meet all of the objectives included in the clauses specified in the following table. Should meet all of the standards included in the clauses specified in the following table.

Class of subdivision Objectives and standards to be met

60 or more lots All except Clause 56.03-5.

16 – 59 lots All except Clauses 56.03-1 to 56.03-3, 56.03-5, 56.06-1 and 56.06-3.

3 – 15 lots All except Clauses 56.02-1, 56.03-1 to 56.03-4, 56.05-2, 56.06-1, 56.06-3 and 56.06-6.

2 lots Clauses 56.03-5, 56.04-2, 56.04-3, 56.04-5, 56.06-8 to 56.09-2.

VicSmart applications Subject to Clause 71.06, an application under this clause for a development specified in Column 1 is a class of VicSmart application and must be assessed against the provision specified in Column 2.

Class of application Information requirements and decision guidelines

Subdivide land to realign the common boundary between 2 lots where: Clause 59.01

The area of either lot is reduced by less than 15 percent.

The general direction of the common boundary does not change.

Subdivide land into lots each containing an existing building or car parking space Clause 59.02 where:

The buildings or car parking spaces have been constructed in accordance with the provisions of this scheme or a permit issued under this scheme.

An occupancy permit or a certificate of final inspection has been issued under the Building Regulations in relation to the buildings within 5 years prior to the application for a permit for subdivision.

Subdivide land into 2 lots if: Clause 59.02

The construction of a building or the construction or carrying out of works on the land:

Page 4 of 10 VICTORIA PLANNING PROVISIONS

Class of application Information requirements and decision guidelines

– Has been approved under this scheme or by a permit issued under this scheme and the permit has not expired.

– Has started lawfully.

The subdivision does not create a vacant lot.

32.07-4 Construction and extension of one dwelling on a lot 31/07/2018 VC148 Permit requirement A permit is required to construct or extend one dwelling on a lot less than 300 square metres. A development must meet the requirements of Clause 54.

No permit required No permit is required to: Construct or carry out works normal to a dwelling. Construct or extend an out-building (other than a garage or carport) on a lot provided the gross floor area of the out-building does not exceed 10 square metres and the maximum building height is not more than 3 metres above ground level. Make structural changes to a dwelling provided the size of the dwelling is not increased or the number of dwellings is not increased.

Class of application Information requirements and decision guidelines

Construct an outbuilding or extend a dwelling if the development: Clause 59.14

Does not exceed a building height of 5 metres.

Is not visible from the street (other than a lane) or a public park.

Meets the requirements in the following standards of Clause 54:

A10 Side and rear setbacks.

A11 Walls on boundaries.

A12 Daylight to existing windows.

A13 North-facing windows.

A14 Overshadowing open space.

A15 Overlooking. For the purposes of this class of VicSmart application, the Clause 54 standards specified above are mandatory.

Page 5 of 10 VICTORIA PLANNING PROVISIONS

Class of application Information requirements and decision guidelines

If a schedule to the zone specifies a requirement of a standard different from a requirement set out in the Clause 54 standard, the requirement in the schedule to the zone applies and must be met.

32.07-5 Construction and extension of two or more dwellings on a lot, dwellings on common 31/07/2018 property and residential buildings VC148 Permit requirement A permit is required to: Construct a dwelling if there is at least one dwelling existing on the lot. Construct two or more dwellings on a lot. Extend a dwelling if there are two or more dwellings on the lot. Construct or extend a dwelling if it is on common property. Construct or extend a residential building. A permit is required to construct or extend a front fence within 3 metres of a street if: The fence is associated with 2 or more dwellings on a lot or a residential building, and The fence exceeds the maximum height specified in Clause 55.06-2. A development must meet the requirements of Clause 55. This does not apply to a development of five or more storeys, excluding a basement. An apartment development of five or more storeys, excluding a basesment, must meet the requirements of Clause 58. A permit is not required to construct one dependent person’s unit on a lot.

Class of application Information requirements and decision guidelines

Construct or extend a front fence within 3 metres of a street if Clause 59.03 the fence is associated with 2 or more dwellings on a lot or a residential building.

Transitional provisions Clause 55 of this scheme, as in force immediately before the approval date of Amendment VC136, continues to apply to: An application for a planning permit lodged before that date. An application for an amendment of a permit under section 72 of the Act, if the original permit application was lodged before that date. Clause 58 does not apply to: An application for a planning permit lodged before the approval date of Amendment VC136.

Page 6 of 10 VICTORIA PLANNING PROVISIONS

An application for an amendment of a permit under section 72 of the Act, if the original permit application was lodged before the approval date of Amendment VC136.

32.07-6 Requirements of Clause 54 and Clause 55 27/03/2017 VC110 A schedule to this zone may specify the requirements of: Standards A3, A5, A6, A10, A11, A17 and A20 of Clause 54 of this scheme. Standards B6, B8, B9, B13, B17, B18, B28 and B32 of Clause 55 of this scheme. If a requirement is not specified in a schedule to this zone, the requirement set out in the relevant standard of Clause 54 or Clause 55 applies.

32.07-7 Residential aged care facility 26/10/2018 VC152 Permit requirements A permit is required to construct a building or construct or carry out works for a residential aged care facility. A development must meet the requirements of Clause 53.17 - Residential aged care facility.

32.07-8 Buildings and works associated with a Section 2 use 26/10/2018 VC152 A permit is required to construct a building or construct or carry out works for a use in Section 2 of Clause 32.07-2.

Class of application Information requirements and decision guidelines

Construct a building or construct or carry out works with an estimated cost of up Clause 59.04 to $100,000 where:

The building or works is not associated with a dwelling.

The requirements in the following standards of Clause 54 are met, where the land adjoins land in a residential zone used for residential purposes:

A10 Side and rear setbacks.

A11 Walls on boundaries.

A12 Daylight to existing windows.

A13 North-facing windows.

A14 Overshadowing open space.

A15 Overlooking. For the purposes of this class of VicSmart application, the Clause 54 standards specified above are mandatory.

If a schedule to the zone specifies a requirement of a standard different from a requirement set out in the Clause 54 standard, the requirement in the schedule to the zone applies and must be met.

Page 7 of 10 VICTORIA PLANNING PROVISIONS

32.07-9 Maximum building height requirement for a dwelling or residential building 26/10/2018 VC152 A building must not be constructed for use as a dwelling or a residential building that exceeds the maximum building height specified in a schedule to this zone. If no maximum building height is specified in a schedule to this zone, the building height should not exceed 13.5 metres. This building height requirement replaces the maximum building height specified in Standard A4 in Clause 54 and Standard B7 in Clause 55. A building may exceed the maximum building height specified in a schedule to this zone if: It replaces an immediately pre-existing building and the new building does not exceed the building height of the pre-existing building. There are existing buildings on both abutting allotments that face the same street and the new building does not exceed the building height of the lower of the existing buildings on the abutting allotments. It is on a corner lot abutted by lots with existing buildings and the new building does not exceed the building height of the lower of the existing buildings on the abutting allotments. It is constructed pursuant to a valid building permit that was in effect prior to the introduction of this provision. An extension to an existing building may exceed the maximum building height specified in a schedule to this zone if it does not exceed the building height of the existing building. A building may exceed the maximum building height by up to 1 metre if the slope of the natural ground level, measured at any cross section of the site of the building wider than 8 metres, is greater than 2.5 degrees. The maximum building height requirement in this zone or a schedule to this zone applies whether or not a planning permit is required for the construction of a building.

Building height if land is subject to inundation If the land is in a Special Building Overlay, Land Subject to Inundation Overlay or is land liable to inundation the maximum building height specified in the zone or schedule to the zone is the vertical distance from the minimum floor level determined by the relevant drainage authority or floodplain management authority to the roof or parapet at any point.

32.07-10 Buildings on lots that abut another residential zone 26/10/2018 VC152 Any buildings or works constructed on a lot that abuts land which is in a General Residential Zone, Neighbourhood Residential Zone, or Township Zone must meet the requirements of Clauses 55.03-5, 55.04-1, 55.04-2, 55.04-3, 55.04-5 and 55.04-6 along that boundary.

32.07-11 Application requirements 26/10/2018 VC152 An application must be accompanied by the following information, as appropriate: For a residential development of four storeys or less, the neighbourhood and site description and design response as required in Clause 54 and Clause 55. For an apartment development of five or more storeys, an urban context report and design response as required in Clause 58.01. For an application for subdivision, a site and context description and design response as required in Clause 56. Plans drawn to scale and dimensioned which show:

– Site shape, size, dimensions and orientation.

Page 8 of 10 VICTORIA PLANNING PROVISIONS

– The siting and use of existing and proposed buildings.

– Adjacent buildings and uses.

– The building form and scale.

– Setbacks to property boundaries.

The likely effects, if any, on adjoining land, including noise levels, traffic, the hours of delivery and despatch of good and materials, hours of operation and light spill, solar access and glare. Any other application requirements specified in a schedule to this zone. If in the opinion of the responsible authority an application requirement is not relevant to the evaluation of an application, the responsible authority may waive or reduce the requirement.

32.07-12 Exemption from notice and review 26/10/2018 VC152 Subdivision An application to subdivide land is exempt from the notice requirements of section 52(1)(a), (b) and (d), the decision requirements of section 64(1), (2) and (3) and the review rights of section 82(1) of the Act.

32.07-13 Decision guidelines 26/10/2018 VC152 Before deciding on an application, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate:

General The Municipal Planning Strategy and the Planning Policy Framework. The purpose of this zone. The objectives set out in a schedule to this zone. Any other decision guidelines specified in a schedule to this zone. The impact of overshadowing on existing rooftop solar energy facilities on dwellings on adjoining lots in a Mixed Use Zone or Residential Growth Zone.

Subdivision The pattern of subdivision and its effect on the spacing of buildings. For subdivision of land for residential development, the objectives and standards of Clause 56.

Dwellings and residential buildings For the construction of one dwelling on a lot, whether the development is an under-utilisation of the lot. For the construction and extension of one dwelling on a lot, the objectives, standards and decision guidelines of Clause 54. For the construction and extension of two or more dwellings on a lot, dwellings on common property and residential buildings, the objectives, standards and decision guidelines of Clause 55. This does not apply to an apartment development of five or more storeys, excluding a basement. For the construction and extension of an apartment development of five or more storeys, excluding a basement, the objectives, standards and decisions guidelines of Clause 58.

Page 9 of 10 VICTORIA PLANNING PROVISIONS

Non-residential use and development Whether the use or development is compatible with residential use. Whether the use generally serves local community needs. The scale and intensity of the use and development. The design, height, setback and appearance of the proposed buildings and works. The proposed landscaping. The provision of car and bicycle parking and associated accessways. Any proposed loading and refuse collection facilities. The safety, efficiency and amenity effects of traffic to be generated by the proposal.

32.07-14 Signs 26/10/2018 VC152 Sign requirements are at Clause 52.05. This zone is in Category 3.

Page 10 of 10 GREATER GEELONG PLANNING SCHEME

13/11/2014 SCHEDULE 2 TO CLAUSE 32.07 RESIDENTIAL GROWTH ZONE C300 Shown on the planning scheme map as RGZ2

URBAN INCREASED HOUSING DIVERSITY AREAS

1.0 Requirements of Clause 54 and Clause 55 13/11/2014 C300 Standard Requirement

Minimum street A3 and B6 If the site is in a heritage overlay, the average distance of the setback setbacks of the front walls of the existing buildings on the abutting allotments facing the front street or 9 metres, whichever is the lesser. In all other areas, the average distance of the setbacks of the front walls of the existing buildings on the abutting allotments facing the front street or 4 metres, whichever is the lesser.

Site coverage A5 and B8 Maximum site coverage 70%

Permeability A6 and B9 None specified

Landscaping B13 None specified

Side and rear A10 and B17 None specified setbacks

Walls on boundaries A11 and B18 None specified

Private open space A17 At least one part of the private open space should consist of secluded private open space with a minimum area of 20 square metres and a minimum dimension of 3 metres at the side or rear of the dwelling with convenient access from a living room.

B28 A dwelling or residential building should have private open space consisting of: An area of 20 square metres of secluded private open space at the side or rear of the dwelling or residential building with a minimum dimension of 3 metres and convenient access from a living room; or A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from a living room; or A roof-top area of 10 square metres with a minimum width of 2 metres and convenient access from a living room.

Front fence height A20 and B32 None specified

2.0 Maximum building height requirement for a dwelling or residential building 13/11/2014 C300 A building used as a dwelling or a residential building must not exceed a height of 10.5 metres

3.0 Application requirements 13/11/2014 C300 None specified

4.0 Decision guidelines 13/11/2014 C300 The following decision guidelines apply to an application for a permit under clause 32.07, in addition to those specified in clause 32.07 and elsewhere in the scheme as appropriate:

Buildings and works & dwellings The requirements of Clause 22.63 in relation to the siting, height, scale, materials and form of proposed buildings.

Page 1 of 2 GREATER GEELONG PLANNING SCHEME

5.0 Transitional Provisions 13/11/2014 C300 Schedule 2 to clause 32.07 Residential Growth Zone does not apply to an application to construct a dwelling or residential building made before the approval date of the planning scheme amendment that introduced this schedule into the planning scheme. The requirements of clause 54 as they apply to clause 54.03-2 or of clause 55 as they apply to clause 55.03-2 as in force immediately before the said approved date continue to apply. Despite the provisions of Schedule 2 to clause 32.07, these do not apply to an application under section 69 of the Act to extend a permit to construct or extend a development.

Page 2 of 2

on 18 November 2019 04:39 PM PROPERTY DETAILS Address: 140-150 COLAC ROAD HIGHTON 3216 Lot and Plan Number: Lot 2 TP851204 Standard Parcel Identifier (SPI): 2\TP851204 Local Government Area (Council): GREATER GEELONG www.geelongaustralia.vic.gov.au Council Property Number: 224141 Planning Scheme: Greater Geelong planning-schemes.delwp.vic.gov.au/schemes/greatergeelong Directory Reference: Melway 465 B5

Rural Water Corporation: Southern Rural Water Legislative Council: WESTERN VICTORIA Urban Water Corporation: Barwon Water Legislative Assembly: SOUTH BARWON Melbourne Water: outside drainage boundary Power Distributor: POWERCOR

RESIDENTIAL GROWTH ZONE (RGZ) RESIDENTIAL GROWTH ZONE - SCHEDULE 2 (RGZ2)

C1Z - Commercial 1 FZ - Farming GRZ - General Residential

PCRZ - Public Conservation & Resource PPRZ - Public Park & Recreation RDZ1 - Road - Category 1

RGZ - Residential Growth Note: labels for zones may appear outside the actual zone - please compare the labels with the legend.

This content is provided for information purposes only. No claim is made as to the accuracy or authenticity of the content. The Victorian Government does not accept any liability to any person for the information provided. Read the full disclaimer at www.land.vic.gov.au/home/copyright-and-disclaimer Notwithstanding this disclaimer, a vendor may rely on the information in this report for the purpose of a statement that land is in a bushfire prone area as required by section 32C (b) of the Sale of Land 1962 (Vic). PLANNING PROPERTY REPORT: 140-150 COLAC ROAD HIGHTON 3216 Page 1 of3

Planning Overlay

None affecting this land - there are overlays in the vicinity DESIGN AND DEVELOPMENT OVERLAY (DDO)

DDO - Design and Development Note: due to overlaps, some overlays may not be visible, and some colours may not match those in the legend.

Further Planning Information

Planning scheme data last updated on 14 November 2019. A sets out policies and requirements for the use, development and protection of land. This report provides information about the zone and overlay provisions that apply to the selected land. Information about the State and local policy, particular, general and operational provisions of the local planning scheme that may affect the use of this land can be obtained by contacting the local council or by visiting https://www.planning.vic.gov.au This report is NOT a issued pursuant to Section 199 of the It does not include information about exhibited planning scheme amendments, or zonings that may abut the land. To obtain a Planning Certificate go to Titles and Property Certificates at Landata - https://www.landata.vic.gov.au For details of surrounding properties, use this service to get the Reports for properties of interest. To view planning zones, overlay and heritage information in an interactive format visit http://mapshare.maps.vic.gov.au/vicplan For other information about planning in Victoria visit https://www.planning.vic.gov.au

Designated Bushfire Prone Area

This property

Designated Bushfire Prone Area

Designated bushfire prone areas as determined by the Minister for Planning are in effect from 8 September 2011 and amended from time to time. The Building Regulations 2018 through application of the Building Code of Australia, apply bushfire protection standards for building works in designated bushfire prone areas. Designated bushfire prone areas maps can be viewed on VicPlan at http://mapshare.maps.vic.gov.au/vicplan or at the relevant local council. Note: prior to 8 September 2011, the whole of Victoria was designated as bushfire prone area for the purposes of the building control system. Further information about the building control system and building in bushfire prone areas can be found on the Victorian Building Authority website www.vba.vic.gov.au Copies of the Building Act and Building Regulations are available from www.legislation.vic.gov.au For Planning Scheme Provisions in bushfire areas visit https://www.planning.vic.gov.au

on 18 November 2019 04:39 PM PROPERTY DETAILS Address: 152-156 COLAC ROAD HIGHTON 3216 Lot and Plan Number: Lot 1 PS331074 Standard Parcel Identifier (SPI): 1\PS331074 Local Government Area (Council): GREATER GEELONG www.geelongaustralia.vic.gov.au Council Property Number: 298209 Planning Scheme: Greater Geelong planning-schemes.delwp.vic.gov.au/schemes/greatergeelong Directory Reference: Melway 465 B6 This property has 2 parcels. For full parcel details get the free Basic Property report at Property Reports

RESIDENTIAL GROWTH ZONE (RGZ) RESIDENTIAL GROWTH ZONE - SCHEDULE 2 (RGZ2)

C1Z - Commercial 1 FZ - Farming GRZ - General Residential

PCRZ - Public Conservation & Resource PPRZ - Public Park & Recreation RDZ1 - Road - Category 1

RGZ - Residential Growth Note: labels for zones may appear outside the actual zone - please compare the labels with the legend.

Planning Overlay

None affecting this land - there are overlays in the vicinity DESIGN AND DEVELOPMENT OVERLAY (DDO)

DDO - Design and Development Note: due to overlaps, some overlays may not be visible, and some colours may not match those in the legend.

Areas of Aboriginal Cultural Heritage Sensitivity

All or part of this property is an 'area of cultural heritage sensitivity'. 'Areas of cultural heritage sensitivity' are defined under the Aboriginal Heritage Regulations 2018, and include registered Aboriginal cultural heritage places and land form types that are generally regarded as more likely to contain Aboriginal cultural heritage. Under the Aboriginal Heritage Regulations 2018, ‘areas of cultural heritage sensitivity' are one part of a two part trigger which require a 'cultural heritage management plan' be prepared where a listed 'high impact activity' is proposed. If a significant land use change is proposed (for example, a subdivision into 3 or more lots), a cultural heritage management plan may be triggered. One or two dwellings, works ancillary to a dwelling, services to a dwelling, alteration of buildings and minor works are examples of works exempt from this requirement. Under the Aboriginal Heritage Act 2006, where a cultural heritage management plan is required, planning permits, licences and work authorities cannot be issued unless the cultural heritage management plan has been approved for the activity. For further information about whether a Cultural Heritage Management Plan is required go to http://www.aav.nrms.net.au/aavQuestion1.aspx More information, including links to both the Aboriginal Heritage Act 2006 and the Aboriginal Heritage Regulations 2018, can also be found here - https://www.vic.gov.au/aboriginalvictoria/heritage/planning-and-heritage-management-processes.html

Aboriginal Heritage

Further Planning Information

Designated Bushfire Prone Area

This property

Designated Bushfire Prone Area

21.02 CITY OF GREATER GEELONG SUSTAINABLE GROWTH FRAMEWORK 17/10/2019 C388ggee The MSS is a key part of Council’s commitment to the City of Greater Geelong Sustainable Growth Framework. The Sustainable Growth Framework sets out key principles for ensuring that all actions and development undertaken in the City of Greater Geelong meets the needs of the present community, without compromising the ability of future generations to meet their own needs. There are four key elements to the City of Greater Geelong Sustainable Growth Framework:

1. Managing Urban Growth

Council will: Set clear settlement boundaries and consolidate development within those boundaries in a managed way. Encourage diversity in all communities. Design healthy, walkable neighbourhoods. Strive for engagement and inclusion in all communities. Protect, restore and enhance Geelong’s biodiversity and natural systems.

2. Building Sustainable Infrastructure

Council will: Strive to develop a comprehensive network of accessible public transport. Deliver safe, accessible linkages within and between towns that encourage walking, cycling and the use of alternative modes of transport. Work with others to generate sustainable solutions to freight and people movement. Look to the future when planning for and designing infrastructure.

3. Encouraging Diversity in Industry

Council will: Support existing businesses and employers in Greater Geelong to achieve sustainable outcomes. Encourage the growth of new and sustainable industry sectors. Look for innovative ways to engage with the private sector. Encourage the development of collaborative, interdependent industry clusters. Provide a diverse range of high quality industrial and commercial land.

4. Reducing Greenhouse Gas Emissions

Council will: Work with the community and other agencies to identify and promote ways to reduce greenhouse gas emissions in homes and industries. Take climate change into account when considering the location and design of urban areas. Use natural resources sustainably and dispose of wastes responsibly. Strive for environmentally sustainable design by ensuring development demonstrates design potential for efficient use of energy at the planning stage. These principles guide the objectives and strategies within the Municipal Strategic Statement.

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21.05 NATURAL ENVIRONMENT 03/03/2016 C333 21.05-1 Key issues and influences 28/01/2010 C129(Part 1) The municipality includes a rich diversity of flora and fauna, including rare and unique species and communities, major waterways, large coastal areas and complex freshwater and marine wetlands. Remnant vegetation across the municipality is conservatively estimated to be approximately 5% of that which existed pre European settlement. Many of the municipality’s significant natural environments are protected by international and national agreements and legislation. Urban and rural growth has had a direct impact on the municipality’s natural environments and the flora and fauna that they sustain. There is a need to protect and enhance the natural environment and provide for more sustainable development. The extensive coastline is an important natural feature of the municipality, which is vulnerable to the impacts of urban development, climate change and natural processes. A number of areas in the municipality are susceptible to flooding, via the flooding of waterways, stormwater runoff and coastal inundation, which have the potential to result in significant adverse economic, social and environmental impacts. A number of areas in the municipality are susceptible to wildfire hazard, including some grasslands around Lara, the foothills of the Brisbane Ranges, and parts of the Anakie township.

21.05-2 Waterways 28/01/2010 C129(Part 1) Objectives To protect, maintain and enhance waterways, rivers, wetlands and groundwater. To protect connectivity between waterways and wetlands. To reduce the amount of runoff from urban development and improve the quality of stormwater runoff entering waterways, estuarine and marine waters.

Strategies Ensure that land use and development avoids isolating wetlands and provides for connective water flows and vegetative links. Ensure waterways and wetlands are not drained or adversely affected as a result of development. Ensure development provides for appropriate buffer setbacks and fencing to waterways and wetlands. Ensure identified groundwater catchments are protected from surface contamination. Effectively manage stormwater runoff from development.

21.05-3 Biodiversity 28/01/2010 C129(Part 1) Objective To protect, maintain and enhance the biodiversity of the municipality.

Strategies Ensure that land use and development enhances areas of native vegetation and other habitats. Ensure that land use and development minimises the fragmentation of areas of native vegetation and other habitats.

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Ensure habitats of indigenous species are protected from the impacts of land use and development. Ensure that land use and development does not aggravate existing salinity impacts or lead to the generation of newly affected areas, particularly through rising groundwater levels.

21.05-4 Coastal environments 28/01/2010 C129(Part 1) Objectives To protect, maintain and enhance the coast, estuaries and marine environment. To respect and manage coastal processes.

Strategies Focus urban coastal development within existing urban settlements. Prevent lineal urban sprawl along the coast. Avoid the loss of, and wherever possible increase, public access to the foreshore environment. Restrict development on primary dunes. Ensure the potential for existence of acid sulphate soils adjacent to coastal and wetland locations is considered. Limit the number of stormwater outlets to the coast. Setback future land use and development from coastal areas, estuaries and coastal wetlands to provide a buffer which is adequate to accommodate coastal recession and the landward migration of coastal wetland vegetation communities such as mangroves and salt marshes.

21.05-5 Climate change 28/01/2010 C129(Part 1) Objective To plan for and adapt to the impacts of climate change.

Strategy Avoid land use and development within areas considered at risk of coastal erosion or inundation from flooding, storm surge or rising sea levels.

21.05-6 Natural resource management 17/10/2019 C388ggee Objectives To use non-renewable resources more efficiently. To increase the use of renewable resources.

Strategies Encourage all land use and development to incorporate best practice Water Sensitive Urban Design (WSUD) principles. Encourage planting of low water use vegetation, particularly indigenous vegetation. Encourage the installation of alternative, renewable energy supply systems. Encourage the installation of alternative water supply systems, including the use of recycled water where appropriate.

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Encourage development to incorporate best practice energy efficiency design principles and measures. Incorporate Environmentally Sustainable Design (ESD) principles in the design and development of built environments and strengthen requirements as appropriate, for certain residential, mixed use and commercial developments as part of the planning permit application process.

21.05-7 Flooding 28/01/2010 C129(Part 1) Objectives To protect floodplains. To minimise the potential for damage and risks to public safety and property from flooding.

Strategies Ensure that land use and development is compatible with flood prone land. Discourage land use and development in floodplains where flood function may be impaired. Recognise flood hazards associated with waterways and ensure the free passage of water whilst protecting development from flooding impacts.

21.05-8 Wildfire 28/01/2010 C129(Part 1) Objective To minimise the impacts of wildfire.

Strategies Identify areas at risk of wildfire. Ensure that development in identified areas considers the impacts of wildfire.

21.05-9 Implementation 03/03/2016 C333 These strategies will be implemented by:

Using policy and exercise of discretion Where appropriate, requiring the preparation of Stormwater Management Plans and/or Construction Management Plans which provide for the protection of receiving waterways. Where appropriate, require applications for marine based development, including aquaculture development, to provide an environmental assessment. Utilise indigenous species in revegetation programs on public land, including roadsides to improve the overall biodiversity of the municipality. Ensure urban development on the Bellarine Peninsula complies with structure plan maps as detailed in Clause 21.14.

Further Work Prepare and implement an updated flood study for Lara. Work with the Corangamite Catchment Management Authority and the Department of Primary Industries to implement the Salinity Management Overlay Project, which may also include the protection of primary salinity sites via the Environmental Significance Overlay. Work with the Corangamite Catchment Management Authority and the relevant state agency to implement the Erosion Management Overlay Project.

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Investigate the application of the Environmental Significance Overlay to contributory value wetlands. Investigate the application of the Environmental Significance Overlay or Vegetation Protection Overlay to areas identified as Biodiversity Sites and/or Primary Biodiversity Conservation Zones. Work with the Department of Environment, Land, Water and Planning to investigate the application of appropriate planning provision(s) to the coastal fringe. Work with the Department of Environment, Land, Water and Planning to investigate the application of appropriate planning provision(s) to areas identified as containing Bellarine Yellow Gum and Coastal Moonah Woodland.

References City of Greater Geelong Environment Management Strategy 2006 - 2011, City of Greater Geelong, 2006. Geelong Wetland Strategy, City of Greater Geelong, 2006. Geelong Biodiversity Strategy, City of Greater Geelong, 2003. Corio Bay Coastal Action Plan, Central Coastal Board and the City of Greater Geelong, 2005. Corangamite Regional Catchment Strategy2013-2019, Corangamite CMA, 2013. City of Greater Geelong Stormwater Management Plan, City of Greater Geelong, 2002. Central West Victoria Regional Coastal Action Plan, Western Coastal Board, 2003. Central West Victoria Estuaries Coastal Action Plan, Western Coastal Board, 2005. Geelong Flood Mitigation Strategy, Gutteridge Haskins & Davey Pty Ltd for City of Greater Geelong, May 1997. Geelong Regional Floodland Study, Geelong Regional Commission, June 1979. Hovells Creek, Lara: Flooding – December 10, 1988, prepared by Technical Services Department Shire of Corio, January 1990 .

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21.06 SETTLEMENT AND HOUSING 08/12/2016 C346 21.06-1 Key issues and influences 13/11/2014 C300 Demographics Between 2006 and 2031, it is estimated that the municipality will need to accommodate an additional 63,000 persons. This level of population growth will generate demand for approximately 41,000 new dwellings. The region’s population is ageing rapidly through the in-migration of retiring persons and the ageing-in-place of existing residents. The municipality is a popular retirement destination, particularly the coastal towns on the Bellarine Peninsula. Although the population is ageing, it is vitally important that the City continues to provide an environment that attracts and supports children, young people and families.

Housing The majority of new housing development in the municipality will continue to be in the form of detached dwellings on conventionally sized blocks; however the demand for smaller dwelling types is expected to escalate. This trend will be driven by significant growth in smaller households (primarily singles, childless couples and sole parents), as well as emerging preferences for lower maintenance dwellings that are close to urban services. The ageing of the population will contribute substantially to the increase in demand for low maintenance dwellings and retirement accommodation. This accommodation will need to be close to urban services. In order to meet these demands, there is a need to provide for a range of housing typologies including unit, townhouse, attached, multilevel and apartment dwellings. There is a need to maintain competition and diversity in the housing market.

Settlement There is an environmental, economic and social imperative to reduce urban sprawl and improve accessibility to urban services, principally by consolidating urban development around places of activity and public transport infrastructure. New infill development should be directed to well serviced areas and should be of ahighdesign quality and respond to the locality.Outward urban growth needs to be carefully managed and directed to designated locations that offer the greatest net benefit to the Geelong community, can be appropriately serviced and which have the capacity to accommodate sustainable development. All development should contribute positively to the quality of the urban environment so that it may be enjoyed and respected by the existing and future community. Whilst rural living areas provide for greater consumer choice in the housing market, they can be inefficient to service and generally contrary to the objective of maintaining a farmed rural landscape in the City’s rural areas. There is consequently a need to restrict rural living to specific locations and to ensure that consumers meet their equitable share of the cost of servicing such locations. The municipality’s rural living nodes will continue to rely on established townships and urban Geelong for commercial and community facilities.

Identity The City of Greater Geelong is within the traditional territory of the Wathaurong Aboriginal clan groups. Recognition, respect and protection of Greater Geelong’s Indigenous and European cultural heritage is of critical importance to the City’s identity moving forward.

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21.06-2 Urban growth 28/01/2010 C129(Part 1) Objectives To limit urban sprawl by directing urban growth to designated urban growth areas. To improve housing affordability through the maintenance of appropriate urban land supplies, the promotion of competition in the housing market and the development of a diverse range of well located housing stock.

Strategies Direct the majority of new greenfield residential development to the designated primary urban growth areas at Armstrong Creek, Ocean Grove, Drysdale/Clifton Springs, Lara and Leopold. Maintain the non-urban break between Geelong and Werribee and, in particular, prevent further expansion of the Little River township boundary. Maintain the Geelong Ring Road as the western boundary of urban Geelong. Ensure that land use and development does not compromise the capacity or potential future development of areas designated for future urban growth, as shown on the relevant Structure Plan or Urban Growth Plan. Require a minimum residential density of 15 dwellings per hectare in all new urban growth areas. Ensure development occurs within designated settlement boundaries. Where possible use natural boundaries to define the edges of urban areas. Provide for infill urban growth in the Fyansford area. Prevent further subdivision and medium density housing in Breamlea. Limit rural living development to existing zoned land in the existing nodes at Lara, Drysdale/Clifton Springs, Wallington, Lovely Banks and Batesford. Ensure new residential neighbourhoods provide a mix of housing suited to the needs of a diverse range of household types.

21.06-3 Urban consolidation 13/11/2014 C300 Objectives To provide for the consolidation of existing urban areas in a managed way. To encourage an appropriate range of development densities. To improve accessibility to urban services.

Strategies Manage urban consolidation and housing change across the municipality, by:

– Accommodating medium and high density housing in Key Development Areas (as defined by the maps included in this clause).

– Maximising opportunities for housing within Increased Housing Diversity Areas (as defined in Clause 22.63 Increased Housing Diversity Areas) by accommodating; high density housing in the activity centres consistent with their primary commercial and retail role; and medium density housing in residential areas with more intensive development being located closest to the core of activity centres.

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– Supporting appropriate medium density housing in the General Residential Zone (Schedule 1) areas.

– Providing for incremental change in the General Residential Zone (Schedule 2) areas.

– Limiting change in the Neighbourhood Residential Zone areas.

Encourage medium density housing in the Mixed Use Zone. Require retirement accommodation to be located within urban areas, preferably within close proximity to existing or proposed activity centres and public transport facilities.

21.06-4 Neighbourhood character 13/11/2014 C300 Objectives To manage the impact of urban change on existing neighbourhoods. To ensure that new development responds to the existing neighbourhood character. To protect areas with a significant garden character. To protect areas with views to significant landscape features.

Strategies Acknowledge that neighbourhood character in the Increased Housing Diversity Areas will adapt and evolve over time, particularly within and on the edges of activity centres, where land use and development will intensify. Ensure that development is responsive to the established character of the area. Support appropriate medium density housing that respects the existing neighbourhood character in the General Residential Zone areas. . Ensure that development in the transition areas of the Residential Growth Zones is responsive to and respectful of the neighbourhood character in any adjoining residential zones. Support the redevelopment of dwellings owned by the Office of Housing, as part of urban renewal initiatives. Retain existing vegetation wherever possible, particularly vegetation that contributes to the municipality’s tree canopy. Avoid gated communities. Maintain the character of the Rural Living and Low Density Residential Zoned areas. Ensure that dwellings and extensions to dwellings over 7.5 metres have regard to the design objectives and decision guidelines of Schedule 14 to the Design and Development Overlay.

21.06-5 Heritage and identity 28/01/2010 C129(Part 1) Objectives To ensure that urban development enhances Geelong’s sense of place and identity. To conserve and enhance individual places and areas of pre and post contact cultural heritage significance.

Strategies Protect places of Aboriginal cultural heritage significance. Retain culturally significant heritage places and areas recognised as being of State, regional, local and contributory significance.

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Ensure that the use and development of a heritage place contributes to its heritage significance and longevity. Encourage the design of new development in heritage areas to provide for a contemporary interpretation that relates to the location, bulk, form and materials of existing and/or neighbouring significant buildings

21.06-6 Implementation 08/12/2016 C346 These strategies will be implemented by:

Using policy and the exercise of discretion Ensure all advertising signage complies with the City of Greater Geelong Advertising Sign Guidelines. Use the Increased Housing Diversity Areas Policy at Clause 22.63. Use the Heritage Policies at Clause 22. Use the Discretionary Uses in Rural Living and Low Density Residential Areas at Clause 22.04. Use the Discretionary Uses in Residential Areas at Clause 22.01. Prevent residential development from occurring outside of the settlement boundaries set out in any Framework Plan, Structure Plan or Urban Growth Plan for an area. Ensure new development in heritage areas is in accordance with the Incorporated Document City of Greater Geelong Heritage Design Guidelines. Where appropriate, require the preparation of Conservation Management Plans for heritage places.

Applying zones and overlays Apply an appropriate zone to identified Key Development Areas.

Further work Review the residential areas around Central Geelong to determine Residential Growth Zone opportunities. As a priority commence an investigation into the future residential and industrial land use needs for Geelong, as a basis for future growth area planning, that would include: the assessment of the environmental, resource, landscape, development pattern, access, servicing, land use, economic and social constraints and opportunities associated with possible growth areas around Geelong; the identification of a preferred growth area or areas; and the preparation of detailed growth area plans. Work with the Director of Housing to progress and implement the Norlane Housing Regeneration Development Areas within the Norlane-Corio Urban Renewal Feasibility Study. Prepare a settlement strategy for the muncipality.

References City of Greater Geelong Housing Strategy Background and Issues Report, Swinburne University, 2005. City of Greater Geelong Housing Diversity Strategy, alphaPlan, David Lock Associates and the City of Greater Geelong, 2007. City of Greater Geelong Rural Land Use Strategy, City of Greater Geelong, 2007. City Plan, 2007-2011.

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Aboriginal Cultural Heritage Management and Protection Development Planning Protocol – 2000. Geelong Verandah Study, Authentic Heritage Services P/L and Wendy Jacobs, 2006. The Australian ICOMOS Charter for the Conservation of Places of Cultural Significance (The Burra Charter), Australia ICOMOS, 1988 . City of Greater Geelong Urban Furniture Style Manual, Taylor and Cullity Pty Ltd for City of Greater Geelong, 1996.

Key Development Area Maps

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21.07 ECONOMIC DEVELOPMENT AND EMPLOYMENT 12/01/2017 C347 21.07-1 Key issues and influences 14/10/2010 C168 Economic Role and Function Geelong is the largest regional city in Victoria and the primary service and employment hub for the G21 Geelong Region Alliance. The City’s infrastructure base includes Avalon Airport, the Geelong Port and major road and rail connections to Metropolitan Melbourne and Victoria’s western regions. The provision of high quality living, working and recreational environments is critical to attracting and retaining highly skilled people and the businesses in which they work.

Industry There is a need to provide support for ongoing employment and economic development in the Geelong region. There is a need to provide a diverse range of appropriately located, well serviced industrial land which meets the needs of a range of industry types and minimises land use conflicts. Traditional manufacturing industries will continue to be key economic and employment drivers in the municipality, however at the same time the City’s economy will need to focus on emerging industry sectors that underpin economic development, prosperity and employment growth in the new economy. The changing nature of industrial development means that most industrial development now requires high amenity land that offers a high quality environment for workers and visitors. There is a need to support industry through the maintenance and improvement of infrastructure including the road, rail, Avalon Airport, deep water port and associated facilities. The extractive industry operations in the municipality make a vital contribution to the building and construction industries and are of major economic importance to the Geelong region.

Retail The City of Greater Geelong Retail Activity Centre Hierarchy has been established to articulate the role and function fulfilled by centres of different sizes. The retail hierarchy supports the primacy of Central Geelong as the focus of retail activity in the region. There is a need to ensure a mix of commercial uses in activity centres. The retail hierarchy will be enhanced through high quality urban design and improved pedestrian and public transport accessibility. There is increasing development pressure for sites located away from activity centres, particularly for bulky goods and other large format retail development types that seek large sites with the capacity for significant car parking. Greater Geelong exhibits a number of factors that contribute to an increased vulnerability to problem gambling which requires sensitive consideration of their location.

Rural Agricultural production is modest, but locally important and economically significant for landowners. There is potential for growth in agricultural production, particularly aquaculture. Farming activity and the rural landscape are very significant elements to the identity, image and liveability of the City of Greater Geelong.

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Farming and rural landscapes form non urban breaks and are a critical element to the settlement strategy, tourism function and lifestyle of the region. Farming and agriculture are important and valued activities in the northern area of the municipality, particularly in the Anakie area. Rural land in a number of urban fringe areas accommodates a range of uses and developments which require buffers from residential areas. The City’s rural areas contain important environmental assets.

Tourism Tourism is a key part of the economy of the Geelong region. The region includes major tourism destinations such as the Bellarine Peninsula and the coast. Tourism activities in rural and coastal areas must be carefully managed so as not to compromise the natural environment and/or agricultural activities.

21.07-2 Industry 19/07/2012 C187 Objectives To provide an adequate supply of appropriately located industrial land that meets the needs of different industries. To direct different types of industrial development to appropriate locations. To facilitate well designed and serviced industrial development that provides a high level of amenity for workers and visitors. To minimise land use conflicts.

Strategies Focus new industrial development around major transport routes and infrastructure assets. Protect existing and designated future industrial areas from encroachment by incompatible land uses. Support the development of a technology/business park in the South Western Armstrong Creek Employment Area. Encourage regional and national scale industrial businesses to locate in the southern part of the Geelong Ring Road Employment Precinct, and in appropriate locations in the future South Western Armstrong Creek Employment Area. Direct industries which require substantial buffer zones from sensitive land uses to the core of the Industrial 2 Zone in the Geelong Ring Road Employment Precinct. Ensure all industrial development incorporates best practice water sensitive urban design and waste management practices. Ensure all industrial development is appropriately serviced by road, drainage, water, sewerage and telecommunications infrastructure. Ensure all industrial development provides high quality urban design and landscaping. Ensure new development in the Geelong Ring Road Employment Precinct is configured to minimise the individual and societal risk levels attached to the Shell LPG Storage Facility. Protect identified stone resources for future extraction and potential extraction industry operations from the encroachment of incompatible land uses. Direct materials recycling industries to locations that minimise land use conflicts and impacts on the amenity of surrounding areas.

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Support the establishment of infrastructure that reduces costs for business and industry. Support an integrated Geelong Transport Strategy, ensuring that industrial areas are well connected to each other and the rail/freeway network. Provide sufficient industrial land to meet a range of industrial needs in Geelong, including small to medium sized industry. Develop the North East Industrial Precinct as a vibrant, new generation, master planned industry and business park that will attract a wide range of users and respond to the changing needs of industry sectors over time, as a key business address in the region and Victoria.

21.07-3 Retail 14/10/2010 C168 Objectives To facilitate the development of vibrant and viable retail activity centres in accordance with the Geelong Retail Activity Centre Hierarchy included at Clause 21.07-8. To ensure all major retail developments, and out of centre developments, provide a clear net community benefit. To avoid the risk of exacerbating problem gambling.

Strategies Ensure that new retail development is directed to activity centres and is consistent with the role and function described in the Retail Activity Centre Hierarchy included at Clause 21.07-8. Ensure Central Geelong remains the primary retail activity centre in the G21 Region and the focus of retail activity in the G21 region. Direct restricted retail (bulky goods) use and development to Central Geelong, the nominated homemaker precinct at Waurn Ponds, the Corio homemaker precinct subject to appropriate re-zoning and other homemaker precincts and activity centres as detailed in Clause 21.07-8. Discourage restricted retail (bulky goods) development in industrial areas. Encourage a mix of retail, office, cafes, entertainment, housing, education and community facilities to locate within activity centres. Support accommodation uses above ground level floor space in activity centres subject to appropriate provision of parking and access requirements. Require that applications for new centres establish the retail need for such use and development and demonstrate that there are no adverse impacts on the operation of the retail activity centres hierarchy. Direct the location of gaming machines to venues that makes gaming accessible but not convenient as detailed in Clause 22.57.

21.07-4 Economic growth sectors 28/01/2010 C129(Part1) Objective To facilitate development in the City’s strategic economic growth sectors.

Strategies Support industry development in the following strategic growth sectors:

– Knowledge, Innovation and Research.

– Advanced Manufacturing.

– Health.

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– Tourism.

– Small, Micro and Home Based Business.

– Food and Horticulture.

Support the development of the Geelong Technology Precinct located at the Deakin University Waurn Ponds campus, particularly biotechnology industry. Support the development of seafood and aquaculture industries in appropriate locations, particularly in North Geelong, Portarlington and Avalon. Support the development of health and medical industries, particularly in the Medical Health Cluster in central Geelong (as identified on the Central Geelong Structure Plan Map atClause 21.09), and around the Deakin University campus at Waurn Ponds. Support the development of food, horticulture and viticulture industries in appropriate locations, particularly on the Bellarine Peninsula. Support the development of aerospace industries within the confines of the Avalon Airport site.

21.07-5 Rural Areas 12/01/2017 C347 Objectives To support the use of the northern, western and southern rural areas for productive agriculture. To ensure that rural areas provide an attractive setting through the preservation of the rural landscape character. To protect and enhance the Bellarine Peninsula as a productive rural area with highly significant landscapes based on farming and environmental features.

Strategies Maintain rural land in large and productive parcels, in accordance with the schedules to the farming zones. Minimise non agricultural land uses in rural areas. Ensure that any non agricultural land uses will not compromise farming activity in the area. Ensure development in rural areas respects the rural landscape character, particularly significant landscapes identified through the Coastal Spaces Landscape Assessment Study. Ensure that new dwellings do not compromise the productive agricultural capacity of land and are associated with the productive agricultural use of the land. Encourage agricultural development with export potential and specifically encourage aquaculture and horticulture activities in the rural areas around Avalon Airport.

21.07-6 Tourism in rural areas 12/01/2017 C347 Objectives To support tourism development in rural areas that respects the open rural landscape character of the area, and contributes to the economy.

Strategies Within rural areas, support appropriately scaled, high quality, landscape responsive tourism uses that are complementary to their rural landscape character and environmental setting and are associated with agricultural activity on the land.

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Support a limited number of larger scale rural based tourism development within rural areas that require rezoning. Direct major accommodation facilities to urban areas.

21.07-7 Implementation 12/01/2017 C347 These strategies will be implemented by:

Using policy and the exercise of discretion Where appropriate, referring applications for the development of land in the Geelong Ring Road Employment Precinct to Worksafe. Using the Discretionary Uses in Residential Areas Policy at Clause 22.01. Using the Sexually Explicit Adult Entertainment Venues, Adult Sex Bookshops and Adult Cinemas Policy at Clause 22.02. Using the Assessment Criteria for Retail Planning Applications Policy at Clause 22.03. Using the Agriculture, Rural Dwellings and Subdivision Policy at Clause 22.05. Using the Tourism, Accommodation and Function Centre Development in Rural Areas Policy at Clause 22.06. Using the Racing Dog Keeping and Training Policy at Clause 22.07. Using the Materials Recycling Policy at Clause 22.08. Using the Gaming Policy at Clause 22.57.

Applying zones and overlays Applying the Rural Activity Zone to major tourism proposals in accordance with Clause 22.06 – Tourism Development in Rural Areas.

Further work Support the development of a masterplan for the Avalon Airport site. As a priority, commence an investigation into the future residential and industrial land use needs for Geelong, as a basis for future growth area planning that would include: assessment of the environmental, resource, landscape, development pattern, access, servicing, land use, economic and social constraints and opportunities associated with possible growth areas around Geelong, identification of a preferred growth area or areas, and preparation of detailed growth area plans.

References Heales Road Industrial Estate Framework Plan, MacroPlan Australia and the City of Greater Geelong, 2007. Armstrong Creek Urban Growth Plan, City of Greater Geelong, 2006. City of Greater Geelong Retail Strategy, Essential Economics and Hansen Partnership, 2006. City of Greater Geelong Economic Development Strategy, City of Greater Geelong, 2005. Geelong Seafood Industry Strategy, City of Greater Geelong, 2003 . City of Greater Geelong Rural Land Use Strategy, City of Greater Geelong, 2007. Coastal Spaces Landscape Assessment Study, Department of Sustainability and Environment, 2006.

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North East Industrial Precinct, Precinct Structure Plan, May 2010. North East Industrial Precinct, Development Contributions Plan, May 2010 Greater Geelong Gaming Policy Framework, City of Greater Geelong, 2007. Armstrong Creek Town Centre, Precinct Structure Plan, March 2014

21.07-8 City of Greater Geelong Retail Activity Centre Hierarchy 19/03/2015 C323

City of Greater Geelong Retail Activity Centre Hierarchy

Level in Hierarchy Identified Centres Indicative floorspace and example key tenants

Regional Centre Central Geelong (1) More than 100,000 sqm Department store, discount store(s), mini major(s), supermarkets(s) and extensive range of specialties

Sub-regional Belmont (2), Corio Village (3), Waurn Ponds 15,000 sqm to 35,000 sqm Centres (4) Leopold (16) Discount department store(s), mini major(s) supermarket(s) and specialties

Armstrong Creek Town Centre (25) 40,000 sqm Discount department store(s), mini major(s), supermarket(s) and specialities

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City of Greater Geelong Retail Activity Centre Hierarchy

Level in Hierarchy Identified Centres Indicative floorspace and example key tenants

Community Centre Pakington Street (Geelong West) (5) 10,000 sqm to 25,000sqm Supermarket(s), mini major(s) and specialties

Neighbourhood Highton (6), Shannon Avenue (Geelong 2,500 sqm to 25,000 sqm Centres West) (7), Shannon Avenue (Newtown) (8), Bellarine Village (9), Newcomb Central (10), Supermarket (small or full line), Bell Post (11), Ocean Grove marketplace primarily convenience oriented (12), Separation Street (13), Pakington specialties Street (Newtown) (14), Geelong East (15), Barrabool Hills Neighbourhood Shopping Centre (30), Rosewall (34), Armstrong Creek East (26), Armstrong Creek Horseshoe Bend Road (27), Jetty Road Growth Area (28)

Town Centres Ocean Grove (Town Centre) (17), Drysdale 1,500 sqm to 15,000 sqm (18), Lara (19), Barwon Heads (20), Portarlington (21) Supermarket, mini major(s), specialties

Homemaker Waurn Ponds (22), Moorabool/Fyans (23), 5,000 sqm to 50,000 sqm Precincts Geelong West (24), Princes Highway (Corio) (31), North Geelong (32), Bacchus Marsh Large restricted retail type tenants Road (Corio) (33)

Potential Ocean Grove north east growth corridor (29) Neighbourhood Centres

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21.07-9 Geelong Ring Road Employment Precinct Framework Plan map 19/07/2012 C187

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22.01 DISCRETIONARY USES IN RESIDENTIAL AREAS 13/11/2014 C300 This policy applies to the consideration of use and development applications within the Residential Growth, General Residential and Neighbourhood Residential Zones.

Policy Basis Protecting of the amenity of the City’s residential areas requires a balance between the need for goods and services that serve local residents and workers and the potential for negative impacts on residential amenity. Non-residential uses can reduce the amenity of residential areas through the generation of additional traffic, increased demand for car parking, the hours of operation of the use, appearance, noiseand other emissions. In order to maintain the residential character and amenity of an area it is important that non-residential uses are located and function having regard to these issues. To protect residential areas it is important to restrict the encroachment of incompatible non-residential uses. Purpose built non-residential buildings are important features of the City’s residential areas, particularly in the inner suburbs. Council encourages appropriate re-use of these buildings for either residential or non-residential uses where it results in an economically viable use of the building and provides a service to the local community.

Objectives To provide for non-residential and service uses which are compatible with the residential character, scale and amenity of neighbourhoods. To provide for non-residential uses which serve the needs of the local community. To encourage the re-use of purpose built non-residential buildings for a mix of appropriate local convenience/service and commercial uses. To ensure that car parking can be appropriately accommodated on site and that on street parking is relied upon only where it can be demonstrated that it will not be to the detriment of surrounding residential uses. To ensure that traffic generated by the use can be accommodated within the surrounding street network. To discourage new non-residential uses in residential zones that could reasonably be located in a nearby commercial or mixed use zones. To avoid the concentration of non-residential uses where it would create a de-facto commercial area, isolate residential properties or contribute to unplanned expansion of commercial or mixed use zones into surrounding residential land.

Policy It is policy that:

Preferred Location Non-residential uses are located so as to benefit and be convenient to local residents. Non-residential uses generally be encouraged to locate on sites which have access to a Road Zone and discouraged from locating within a local access street, access lane or access place. Other locations may be considered appropriate where it can be demonstrated that residential amenity can be protected. Residential properties are not isolated between non-residential uses. Non-residential uses are encouraged to locate on sites where it can be demonstrated that due to existing conditions or constraints the site has a low standard of residential amenity.

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Shops, offices, taverns and larger medical centres (5 or more practitioners) be located within commercial zones, unless it is adequately justified that this is not practical, in which casethe use should be located adjoining a Road Zone. Commercial uses in residential zones within a 400 metre radius of an existing commercial zone are provided only where it can be justified that the use cannot be reasonably located within the nearby commercial zone.

Amenity Residential amenity should be protected from:

– Noise, light and odours emitted from the site.

– Disturbance associated with the hours of operation.

Design and Siting The re-use of buildings originally built for non-residential uses be encouraged and facilitated. The design of purpose built premises should have regard to the existing neighbourhood character and reflect a residential scale and appearance, particularly with regard to the following elements:

– Building and roof form.

– Building height and setback.

– Design detail (including façade articulation, verandahs, window and door style and placement).

– Building materials.

– Colours and finishes.

The design and siting of new buildings should have regard to the location of adjacent buildings.

Landscaping The landscape character of an area is maintained by ensuring that there is adequate space available for planting of vegetation and that significant trees be retained where practicable. Adequate buffers in the form of landscape strips be provided between adjoining properties and areas used for access and parking within the subject site.

Car parking & Traffic Adequate area is set aside for on site car parking. Areas set aside for car parking be located to ensure that they do not dominate the streetscape. Residential amenity be protected from significant changes in traffic conditions and significant increases in on street parking demand. Loading and unloading of vehicles does not cause unreasonable detrimental impact to residential amenity.

Advertising Signage Advertising signage be designed and located so as to create a balance between providing appropriate identification for visitors to a site and ensuring signage has regard to its residential context.

Application Requirements An application should be accompanied by the following information to the satisfaction of the responsible authority, as appropriate:

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A description of the proposal, including hours and days of operation, number of staff, type and frequency of deliveries, number of patrons, length of appointments, number of children at childcare centre and any other relevant information. A landscape plan drawn to an appropriate scale and provided by a qualified Landscape Architect who is a member of the Australian Institute of Landscape Architects, or a person with a suitable background in horticultural science or an allied field. A traffic report may be required depending on the type and scale of the use proposed andthe context of the site.

Performance Measures Proposals will be measured against the following performance measures:

Amenity Hours of operation for all non-residential uses will be considered having regard to the nature and intensity of the use and the context of the site and surrounding areas. Loading and unloading of vehicles should only occur between the hours of 8am and 6pm. Noise attenuation measures should be provided where appropriate and all external noise sources (air-conditioning, heating, plant equipment etc) should be designed and located to restrict noise emission to adjoining properties.

Design Air-conditioning, heating and plant equipment should be located so as to avoid being visible from areas external to the subject site. Applications for new buildings should be consistent with the following ResCode objectives and/or standards:

Clause 54.03-1 Street setback. Clause 54.04-1 Side and rear setbacks. Clause 54.04-2 Walls on boundaries. Clause 54.04-3 Daylight to existing windows. Clause 54.04-4 North facing windows. Clause 54.04-5 Overshadowing open space.

Landscaping A minimum 1.5 metre landscaped buffer should be provided to separate accessways and car parking areas from adjoining residential properties. The front setback of sites should be set aside for landscaping.

Car parking Car parking should be provided at the side or rear of the site.

References Advertising Sign Guidelines, City of Greater Geelong November 1997.

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22.03 ASSESSMENT CRITERIA FOR RETAIL PLANNING APPLICATIONS 28/01/2010 C129(Part 1) This policy applies where a planning scheme amendment or planning permit application is required for new or expanded provision of retail floorspace.

Policy Basis This policy sets out retail assessment criteria which are to be used as a basis for considering applications for new or expanded retail floorspace. The criteria consists of the following: Information required to be submitted with an application. Issues to be considered in the preparation and consideration of an economic impact assessment and contribution to net community benefit. Issues to be considered in the preparation and consideration of an out-of-centre retail proposal.

Objectives To ensure that applications for new centres establish the retail need for such use and development and demonstrate that there are no adverse impacts on the operation of the retail activity centres hierarchy. To ensure that applications involving a planning scheme amendment in or adjoining existing activity centres clearly establish a retail need for such use and development and demonstrate that there are no adverse impacts on the operation of the retail activity centres hierarchy. To ensure all major retail use and development provide clear net community benefit. To allow/guide consideration of applications involving an increase in an identified floor space cap, in order to accommodate the changing retail trends and retail demands.

Policy

Exercising discretion Where a permit or planning scheme amendment is required to increase the leasable retail floor area, it is policy to require the following information and address the following issues as appropriate:

Economic Impact Assessment An economic impact assessment should be provided for: New major retail development involving 2,000m2 or more in gross leasable floor area. Proposals involving a key major tenant such as a supermarket. Out-of-centre proposals. Applications relating to an increase in an existing floor space cap. The responsible authority may waive a requirement to prepare an economic impact assessment. The following issues and information are required to be addressed as part of an economic impact assessment. The level of information required will depend on the size of the retail floorspace and will be at the discretion of the responsible authority: General

2 – Amount of retail floorspace (in m ).

– Number of retail tenancies and sizes.

– Type of retail floorspace (e.g., supermarket; discount department store, etc).

– Other non-retail components where applicable.

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– Assessment of the proposals compliance with the recommendations of the City of Greater Geelong Retail Strategy 2006, including any specific recommendations for the centre.

– Supporting evidence of retail demand.

– Assessment of any likely impact on existing or planned (i.e. approved) retail facilities.

– Description of anticipated benefits to community (measurable and non measurable).

– Estimated contribution to employment (in both construction and retail operation), and noting the flow-on effects (although these generally accrue to a wider area, including theStateand national economies).

– Overall contribution to net community benefit.

Retail Demand:

– The need or demand for new or expanded retail floorspace provision to serve the identified catchment.

– The current catchment population level, and the forecast population and retail spending growth rate for the next 5 and 10 years.

– The extent to which the proposal will draw trade from beyond the catchment, and from passing trade.

– Whether the proposed or expanded retail provision would mean an expansion in the size of the catchment of that centre.

Retail Supply:

– The existing supply of retail floorspace serving the catchment, by type.

– Details of any other proposals for new or expanded retail development in the catchment or beyond, which could have an effect on the viability of the proposal.

– The main features of the existing hierarchy of retail centres which serve the catchment, and show where the proposed retail floorspace would fit into the Greater Geelong retail activity centre hierarchy as detailed in Clause 21.07-8 of the Municipal Strategic Statement.

– Evidence as to the extent to which the existing supply of retail floorspace is adequate to meet existing and foreseeable demand levels over the next 5 and 10 years.

– Whether there are any existing retail gaps in merchandise/services which the proposal will fill.

– Details, where required by the responsible authority, on any relevant alternative sites to the proposed site, and demonstrate why the proposed site is the preferred site for the proposal.

Escape Spending:

– Estimates of existing levels of escape spending from the catchment and indicate how the proposal will address this issue.

– Estimates on the share of this escape spending that could reasonably be retained by the proposal.

Impact On Existing Retail Facilities

– Assessment of the expected trading effect on existing retail facilities if the proposal was approved.

– Demonstration of the extent to which the proposal is expected to lead to an overall improvement in the provision of retail facilities to the catchment population, and highlight the potential for retaining spending that would otherwise escape to other centres.

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– Assessment of the estimated employment impact of the proposal, including potential loss of employment at centres which may be negatively impacted by the proposal.

Net Community Benefit Assessment of the contribution of the proposed development to Net Community Benefit, including but not limited to the following considerations: Employment generation (or loss) during construction and operation. Impact on shopper’s retail choice and availability of goods and services. Impacts on overall levels of vibrancy and sustainability of existing centres servicing the catchment and in the proposed new centre. Contribution to increased levels of public transport use. Contribution to enhancing levels of liveability, social interaction and other community related goals.

Out-of-Centre Proposals If the application is for an out-of-centre development, in addition to providing an economic impact assessment, the application must demonstrate why the proposed out of centre development location is being considered for retail development. This is to be achieved through the following sequential approach which comprehensively demonstrates why the proposal: Cannot be accommodated in an existing activity centre, or failing that, Cannot be accommodated on an edge of centre location (which has a functional relationship with an activity centre) or, failing that, Cannot be accommodated in the nominated homemaker precincts. An out-of-centre proposal should then demonstrate that the location is consistent with urban context of the surrounding area, including potential impacts of the proposed development on local character and amenity.

References City of Greater Geelong Retail Strategy, June 2006.

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22.63 INCREASED HOUSING DIVERSITY AREAS 15/07/2019 C375ggee This policy applies to all residential land located in Increased Housing Diversity Areas as shown in the maps included in this clause.

Policy Basis

This policy provides guidance on development in Council’s Increased Housing Diversity Areas (IHDA). IHDAs have been identified around activity centres and have significant capacity to accommodate residential growth and increased housing diversity. These areas can provide residents local shopping needs and/or are serviced by public transport. New development in these areas should encourage walking by residents and discourage reliance on cars for all trips. Medium density housing can have a greater impact on neighbourhood character than traditional detached housing. As housing density intensifies, it is important that design quality improves to ensure a positive contribution to the neighbourhood. Redevelopment of existing housing stock should be well designed, site responsive, contemporary medium density housing. This will lead to an intensification of development patterns overtime. The intensity of redevelopment will be highest around the activity centre core and lower at the edge of the IHDA. Instead of applying a ‘one size fits all’ approach, medium density development should be achieved through a range of housing typologies that best reflect the local context. Increased residential densities will be achieved through a mix of different building forms and scales. New housing in the form of units, townhouses, terrace housing and apartments will depart from traditional detached housing. In doing so it will respond to unique characteristics of an area such as heritage, significant vegetation, topography and views, which may reduce the development potential. For areas of heritage significance, new development should balance the preservation and restoration of the identified heritage place and other opportunities for new housing. Housing should also meet the needs of a diverse range of future residents including the demand for smaller, low maintenance households and tourist accommodation.

Objectives To evolve the character of these areas through more intensive development. To ensure that the density, mass and scale of residential development is appropriate to the location, role and character of the specific IHDA. To ensure development makes a positive architectural and urban design contribution to the IHDA. To promote a diversity of housing types to cater to a variety of lifestyle needs. To promote walking trips and pedestrian safety within the IHDAs. To ensure that streetscape character in heritage areas is maintained. To encourage new development to provide a high level of on-site amenity for future residents.

Policy It is policy that development within each of the Increased Housing Diversity Areas responds positively to the relevant matters set out in this policy.

General This applies to all identified IHDAs.

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Design Objectives

Built Form Encourage innovative, high quality, site responsive medium density housing development. Encourage development that incorporates a combination of horizontal and vertical articulation, materials, textures and colours to create visual interest. Encourage a sympathetic design response when addressing any unique characteristics such as heritage places, significant vegetation, topography and public spaces. Discourage storage areas located within the minimum area of secluded open space.

Building Height Encourage two and three storey development. Three storey development should be encouraged on larger sites abutting the activity centre or where the amenity of adjoining properties will not be unreasonably impacted. Encourage the recessing of the third storey to reduce dominance of the building from adjoining properties and the streetscape. Ensure that the height and bulk of the new development on interface properties, between an IHDA and other residential areas, is responsive to the adjoining character and provides a transition in the built form between areas.

Landscaping and Vegetation Where appropriate, provide a street tree to enhance the contribution of the development to the streetscape.

Subdivision and Consolidation Encourage the consolidation of lots to increase development potential. Discourage the fragmentation of sites and underdevelopment of sites.

Car Parking Ensure that the visual prominence of car parking structures is minimised by locating them behind the line of the front façade and designing them to form a visually unobtrusive part of the building. Where more than one car space is provided, encourage the use of a single-width garage or carport and a tandem parking space on existing or proposed lots with a frontage of less than 10.5m. Minimise the number of vehicle crossings and where possible, access should be from lower order roads and rear laneways.

Heritage Ensure that development in or adjacent to heritage places is sympathetic and respects the significance of the place. Where new development is proposed in or adjacent to a heritage place, ensure building elements above one-storey in height are set back behind the roof ridge-line of the heritage buildings.

Coastal This applies to the Barwon Heads IHDA, Ocean Grove IHDA, Ocean Grove Market Place IHDA, Portarlington IHDA and St Leonards IHDA.

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Design Objectives Encourage innovative architecture that respects the coastal setting by incorporating a variety of lightweight materials, building elements and details that contribute to a lightness of structure (including balconies, verandahs, extensive glazing, light transparent balustrading), simple detailing, roof forms and higher building elements to capture views. Retain the openness of the streetscape by avoiding the use of front fences or by providing low permeable front fences. Encourage landscaping to be incorporated into the overall development including planting of a canopy tree and/or large shrubs within front setbacks.

Decision Guidelines Before deciding on an application in an Increased Housing Diversity Area, the responsible authority must consider: The extent to which the proposal meets the policy and design objectives of this clause. Whether the development provides a high level of amenity for future residents. Whether the development unreasonably reduces opportunities for neighbouring sites to reasonably develop.

Reference Documents City of Greater Geelong Housing Diversity Strategy, alphaPlan, David Lock Associates and the City of Greater Geelong, 2007.

Increased Housing Diversity Area Maps

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22.71 ENVIRONMENTALLY SUSTAINABLE DEVELOPMENT 17/10/2019 C388ggee This policy applies throughout the City of Greater Geelong to residential and non-residential development that requires a planning permit in accordance with the thresholds in Table 1 of this Policy.

22.71-1 Policy Basis 17/10/2019 C388ggee This policy builds on and implements the objective and principle of the Sustainable Growth Framework expressed in Clause 21.02 of the Municipal Strategic Statement relating to environmentally sustainable development (ESD). The City of Greater Geelong is committed to creating an environmentally sustainable city. Critical to achieving this commitment is for development to meet appropriate environmental design standards. This policy provides a framework for early consideration of environmental sustainability at the building design stage in order to achieve the following efficiencies and benefits: Easier compliance with building requirements through passive design; Reduction of costs over the life of the building; Improved affordability over the longer term through reduced running costs; Improved amenity and liveability; More environmentally sustainable urban form; and Integrated water management. If environmentally sustainable design is not considered at the time of planning approval, the ability to achieve ESD may be compromised by the time these matters are considered as part of a building approval. In addition, there may be difficulties or extra costs associated with retro-fitting the development to implement environmentally sustainable design principles. This policy does not prescribe performance outcomes. The policy enables the provision of information and provides decision guidelines which will assist in the assessment of whether development meets ESD objectives. This policy complements a range of non-statutory measures aimed at encouraging ESD. These measures include educating residents and applicants, assisting applicants to use ESD tools, leading by example with Council projects, promotion of exemplary private projects and promotion of the use of materials with favourable life cycle impacts.

22.71-2 Objectives 17/10/2019 C388ggee The overarching objective is that development should achieve best practice in ESD from the design stage through to construction and operation. In the context of this policy, best practice is defined as a combination of commercially proven techniques, methodologies and systems, appropriate to the scale of development and site-specific opportunities and constraints, which are demonstrated and locally available and have already led to optimum ESD outcomes. Best practice in the built environment encompasses the full life of the build. It is a policy objective to encourage innovative technology, design and processes in all development, which positively influence the sustainability of buildings. The following objectives should be satisfied where applicable: Energy performance To improve the efficient use of energy, by ensuring development demonstrates design potential for ESD initiatives at the planning stage.

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To reduce total operating greenhouse gas emissions. To reduce energy peak demand through particular design measures (eg. appropriate building orientation, shading to glazed surfaces, optimise glazing to exposed surfaces, space allocation for solar panels and external heating and cooling systems). Water resources To improve water efficiency. To reduce total operating potable water use. To encourage the collection and reuse of stormwater. To encourage the appropriate use of alternative water sources (eg. greywater). Indoor environment quality To achieve a healthy indoor environment quality for the well-being of building occupants, including the provision of fresh air intake, cross ventilation and natural daylight. To achieve thermal comfort levels with minimised need for mechanical heating, ventilation and cooling. To reduce indoor air pollutants by encouraging use of materials with low toxic chemicals. To reduce reliance on mechanical heating, ventilation, cooling and lighting systems. To minimise noise levels and noise transfer within and between buildings and associated external areas. Stormwater management To reduce the impact of stormwater run-off. To improve the water quality of stormwater run-off. To achieve best practice stormwater quality outcomes. To incorporate the use of water sensitive urban design, including stormwater re-use. Transport To ensure that the built environment is designed to promote the use of walking, cycling and public transport in that order. To minimise car dependency. To promote the use of low emissions vehicle technologies and supporting infrastructure. Waste management To ensure waste avoidance, reuse and recycling during the design, construction and operation stages of development. To ensure durability and long-term reusability of building materials. To ensure sufficient space is allocated for future change in waste management needs, including (where possible) composting and green waste facilities and provision for e-waste disposal. Urban ecology To protect and enhance biodiversity within the municipality. To provide environmentally sustainable landscapes and natural habitats, and minimise the urban heat island effect. To encourage the retention of significant trees.

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To encourage the planting of indigenous vegetation. To encourage the provision of space for productive gardens, particularly in larger residential developments.

22.71-3 Policy 17/10/2019 C388ggee It is policy that applications for the types of development listed in Table 1 be accompanied by information which demonstrates how relevant policy objectives will be achieved. It is policy that applications for larger developments (as specified in Table 1) be accompanied by a Green Travel Plan.

22.71-4 Application Requirements 17/10/2019 C388ggee An application must be accompanied by either a Sustainable Design Assessment or a Sustainability Management Plan as specified in Table 1. A Sustainable Design Assessment will usually not need to be prepared by a suitably qualified professional. It should: Provide a simple assessment of the development. It may use relevant tools from the examples listed in the table or an alternative approach to the satisfaction of the responsible authority. Identify environmentally sustainable development measures proposed in response to policy objectives, having regard to the site’s opportunities and constraints. A Sustainability Management Plan should: Provide a detailed assessment of the development. It may use relevant tools from the examples listed in the table or an alternative assessment approach to the satisfaction of the responsible authority. Identify achievable environmental performance outcomes having regard to the objectives of this policy (as appropriate). Demonstrate that the building has the design potential to achieve the relevant environmental performance outcomes, having regard to the site’s opportunities and constraints. Document the means by which the performance outcomes can be achieved. Various assessment tools have been listed in Table 1 which may be used to assess how the proposed development addresses the objectives of this policy, as appropriate.

Table 1 - ESD Application Requirements

Type of Development Application requirements Example tools

Accommodation / Mixed Use with residential component:

3-9 dwellings; or Sustainable Design Assessment BESS

Development of a building for STORM accommodation (other than dwelling) with a gross floor area between 100 m2 and 1500 m2

10 or more dwellings; or Sustainability Management Plan BESS

Development of a building for Green Travel Plan Green Star accommodation (other than MUSIC dwelling) with a gross floor area of more than 1500 m2 STORM

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Type of Development Application requirements Example tools

Non-residential

Development of a non-residential Sustainable Design Assessment BESS building with a gross floor area MUSIC between 300 m2 and 1500 m2; or STORM Alterations and additions of 300 m2 to 1500 m2.

Development of a non-residential Sustainability Management Plan BESS building with a gross floor area Green Star of 1500 m2 or more; or MUSIC Alterations and additions of 1500 m2 or more. STORM

Note 1: Development (in Table 1) has the same meaning as in Section 3 of the Planning and Environment Act 1987, but does not include subdivision. To remove any doubt, development also includes alterations and additions. In the case of alterations and additions, the requirements of the Policy apply only to the alterations and additions.

Note 2: Mixed Use developments are required to provide the information applicable to each use component of the development.

22.71-5 Decision Guidelines 17/10/2019 C388ggee In determining an application, the responsible authority will consider as appropriate: The extent to which the development meets the objectives and requirements of this policy from the design stage through to construction and operation. Whether the proposed ESD performance standards are functional and effective to minimise environmental impact. Whether the proposed ESD initiatives are reasonable having regard to the type and scale of the development and any site constraints. Whether an appropriate assessment method has been used. Whether an ESD plan or framework has previously been approved by the responsible authority (whether under a planning control or otherwise)

22.71-6 Reference Documents 17/10/2019 C388ggee BESS (Built Environment Sustainability Scorecard), Council Alliance for a Sustainable Built Environment (CASBE), 2015. https://bess.net.au/ Green Star, Green Building Council of Australia https://new.gbca.org.au/green-star/ Nationwide House Energy Rating Scheme (NatHERS), Department of Climate Change and Energy Efficiency, www.nathers.gov.au STORM, Melbourne Water, https://storm.melbournewater.com.au/ Urban Stormwater – Best Practice Environmental Management Guidelines (Victorian Stormwater Committee 1999). Note: The above reference documents and websites may be amended from time to time. It is intended that these documents and websites (or amended versions) are relevant reference documents to this policy.

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22.71-7 Commencement 17/10/2019 C388ggee The ESD Application Requirements in Table 1 do not apply to applications received by the responsible authority before the gazettal date of this clause.

22.71-8 Expiry 17/10/2019 C388ggee This policy will expire if it is superseded by a comparable provision of the Victoria Planning Provisions.

Page 5 of 5 THE CITY OF GREATER GEELONG RETAIL STRATEGY

2016–36 The Greater Geelong municipality is located on the traditional lands of the Wadawurrung people. The land was created by the great ancestor spirit, Bunjil, the wedge tailed eagle. Wadawurrung territory extends from the Great Dividing Range in the north, to the coast in the south, from the Werribee River in the east to Aireys Inlet in the west – and including the major regional cities of Ballarat and Geelong. The City acknowledges the Wadawurrung people as the Traditional Owners of this land who to this day practice their culture and uphold the dignity of their ancestors.

The final version of the Retail Strategy is a collaboration between the City of Greater Geelong and SGS Economics and Planning. CONTENTS

ACKNOWLEDGEMENTS 2 OPPORTUNITIES FOR RETAIL INVESTMENT 45 Supermarkets 45 EXECUTIVE SUMMARY Discount department stores 49 SUMMARY OF KEY FINDINGS 7 Restricted retail 53 Strategic findings 7 Statutory recommendations 7 SUPPORTABLE FLOOR SPACE 2018–2036 57 OPPORTUNITIES AND CHALLENGES 61 INTRODUCTION 8 Whole of network 61 How this strategy was developed 11 KEY STRATEGY OBJECTIVES 62 A GROWING GREATER GEELONG 12 Individual centres 62 Population growth 12 Retail Strategy objectives 62 Retailing trends 16 Incorporating objectives into local planning policy 63 Fast retail 16 Convenient access 63 Slow retail 16 Competitive supply of goods and services 63 Cultural retail 17 Walkable access to day-to-day essentials 63 Restricted, large format retailing or wholesale shopping 17 Vibrant and inviting retail centres 63 Recommended retail types for Greater Geelong 18 Restricted retail 64 Online retailing 18 Industrial areas 64

EXISTING PLANNING POLICY 19 ASSESSING RETAIL DEVELOPMENTS 65 State Planning Policy Framework 19 FLOOR SPACE CAPS AND GUIDELINES 68 G21 Regional Growth Plan (2013) 19 Benefits of floor space caps 68 Local Planning Policy Framework 21 Applying floor space caps in Greater Geelong 68 Current retail assessment 21 Regional centres 69 Specific local policies 21 Sub-regional centres 69 Greater Geelong: Clever and Creative Future 23 Specialised centre 71 RETAIL HIERARCHY 24 Town centres 71 Importance of a retail hierarchy 24 Neighbourhood centres 71 Definition of a retail centre 28 Areas experiencing growth 71 Future Retail Centres in the Northern and Western 28 Proposed floor space caps 75 Geelong Growth Areas Floor space guidelines 77 A GRAVITY MODEL FOR GREATER GEELONG 29 Summary of changes to the Greater Geelong planning scheme 80 Floor space audit 29 Retail centre turnover 34 CONCLUSION 81 Expenditure in Greater Geelong 35 APPENDIX 82 Centre catchments 36 A base-case scenario 44

3 LIST OF FIGURES LIST OF TABLES Figure 1: Study areas and location map 9 Table 1: Population growth City of Greater Geelong. 12 Figure 2: Population growth and locations – 13 Table 2: Retail hierarchy – role and function of centres 26 SGS Economics and Planning Table 3: Retail floor space audit 2018 30 Figure 3: Forecast age structure – 5 year age group 14 Table 4: Current and target retail density estimates 35 Figure 4: Forecast household type 15 Table 5: Supportable floorspace – all retail 57 Figure 5: G21 regional growth context plan 20 Table 6: Net community benefit analysis of 66 Figure 6: Location of retail centre 25 high impact non-compliant proposals Figure 7: Retail floor space supply, by centre 32 Table 7: Proposed floor space caps 76 and store type, 2018 Table 8: Supportable retail floor space guidelines 78 Figure 8: Retail turnover density for selection 34 to 2036* of centres Figure 9: Supermarket centre primary catchment 37 Figure 10: Discount department store 38 primary catchment Figure 11: Restricted retail centre primary catchment 39 Figure 12: Overall Supply demand floorspace alignment 40 Figure 13: Retail sub-regions across Greater Geelong 41 Figure 14: supply demand floor space alignment – 42 Geelong Sub-Regions Figure 15a: Supermarket supply-and-demand 46 equation 2016 Figure 15b: Supermarket supply-and-demand 47 equation 2026 Figure 15c: Supermarket supply-and-demand 48 equation 2036 Figure 16a: Discount department store 50 supply-and-demand equation 2016 Figure 16b: Discount department store 51 supply-and-demand equation 2026 Figure 16c: Discount department store 52 supply-and-demand equation 2036 Figure 17a: Restricted retail supply-and-demand 54 equation 2016 Figure 17b: Restricted retail supply-and-demand 55 equation 2026 Figure 17c: Restricted retail supply-and-demand 56 equation 2036 Figure 18: Kingston Downs – Approved 73 development plan

4 EXECUTIVE SUMMARY

The retail sector in Greater Geelong will need to grow to meet future demand for retail services by 2036. Support to grow the retail sector within planned and existing retail centres will continue. This report provides a technical analysis of Greater Geelong’s retail network, proposing changes to the Greater Geelong Planning Scheme to accommodate the findings. Greater Geelong has a well-established hierarchy of supermarket-based retail centres to support the community’s daily needs. Demand for additional floor space in these centres will increase over the next 20 years. To meet this need, it is better to expand existing centres than deliver new ones, as it helps achieve urban consolidation and reduce travel times for those visiting and working at them. Demand for new retail centres is strongest in locations experiencing population growth, including: • Armstrong Creek • Drysdale/Clifton Springs • Ocean Grove • Fyansford and • Lara. However, with plans already in place in these areas of high population growth, no new centres are required. There is demand for additional restricted retail services in Greater Geelong. Restricted retailing in Greater Geelong should continue to be directed to identified restricted retail centres and existing commercial-zoned land, as there is sufficient space to accommodate this. New department stores and discount department stores, such as Myers; Big W and Target, will continue to be supported in Central Geelong and in sub-regional centres throughout the municipality.

SUMMARY OF KEY FINDINGS

The following is a summary of the key findings and recommendations of the retail strategy.

STRATEGIC FINDINGS STATUTORY RECOMMENDATIONS The location of retail centres, particularly supermarket The following changes will be made to the Greater based centres, provide convenient access for residents, Geelong Planning Scheme: most centres can be reached in less than a 20 minute drive • A new policy context, including objectives to deliver from home. convenient access to services, improved competition, Greater Geelong has a large amount of commercial 2 walkability, continued support for existing centres and zoned land. Particularly on the Bellarine Peninsula where better urban design outcomes. previous planning strategies have recommended re-zoning • An updated retail hierarchy which reflects the role and land to enable the establishment of restricted retailing function of centres across the retail network. and service related businesses. There will continue to be a demand for more restricted retail floor space across • An updated policy which requires economic impact Greater Geelong. assessments to be undertaken for new development which challenge the retail hierarchy. The strategy continues to support a hierarchy of retail centres across Greater Geelong, which reflect shopping • An updated policy which requires a net community behaviour and reduced travel times for residents. benefit assessment for new development likely to have a high impact on the retail hierarchy, for example a new Central Geelong continues to sit at the top of the retail retail centre. hierarchy. Local place making initiatives and strategies continue to prioritise Central Geelong as the city’s premier • Use of floor space caps applied as part of a schedule cultural, social and shopping precinct. to the Commercial 1 Zone, to ensure that the timing and size of development will not impact on the retail Geelong is experiencing increasing levels of population hierarchy or other nearby centres. growth. Population growth will drive demand for expanded, and in some instances new retail centres within • Use of floor space guidelines, contained within policy, both existing and growing suburbs. to help direct development to locations where there is demand for more retail floor space. Planning policy will direct retail development to existing centres within the retail hierarchy in preference to establishing new ones. This will support our established centres, and support other outcomes such as higher density housing development around retail centres. Retailing that encourages people to spend time at a location or have an experience (slow or cultural retailing) should be the basis for a new approach to developing and enhancing retail centres across Greater Geelong. There are retail uses located in industrial areas which have few synergies to industrial activity. These uses should be encouraged to locate within existing retail centres.

7 INTRODUCTION

The City of Greater Geelong is located in south-western Victoria, about 75 kilometres south- west of the Melbourne CBD (see Figure 1).

VICTORIA

GREATER GEELONG

The retail trade is one of Greater Geelong’s largest employment Our existing retail centres have many uses, including: sectors, employing 10,836 people, • retail • education or 10.5 per cent of people in 2016.1 10,836 PEOPLE • commercial • social • accommodation • entertainment • community • leisure and • cultural • civic services. Continued support for our existing and planned centres is important to develop healthy, well- connected neighbourhoods that contribute to the vibrancy and attractiveness of the suburbs.

1. .id community (2017) City of Greater Geelong Estimated Resident Population. https://profile.id.com.au/geelong/population-estimate (accessed on 12 June 2018). 8 FIGURE 1: STUDY AREAS AND LOCATION MAP

LARA

NORTHERN GROWTH AREA

CORIO

WESTERN GROWTH AREA PORTARLINGTON

ST LEONARDS CENTRAL GEELONG CLIFTON SPRINGS /DRYSDALE

LEOPOLD

WAURN PONDS

ARMSTRONG CREEK QUEENSCLIFF OCEAN GROVE

BARWON HEADS POINT LONSDALE

PORTSEA TORQUAY

9 10 WHY UNDERTAKE THIS REVIEW HOW THIS STRATEGY WAS DEVELOPED Residents need access to essential retail services, We engaged SGS Economics and Planning to undertake a particularly at a neighbourhood level and within a technical analysis of Greater Geelong’s retail network, in 20-minute drive of their homes. Our last retail strategy was the context of: prepared in 2006 and the region has undergone a number • recent retailing trends of changes, which this strategy must reflect: • land use POPULATION GROWTH • population growth and The Greater Geelong region has experienced significant • planning policy. population growth – from 201,495 people in 2006 to 244,798 as of June 20172. The majority of this growth SGS Economics and Planning consulted with major has occurred in Armstrong Creek, Lara, Leopold, Ocean retailers, developers, centre managers and trader groups Grove and Drysdale. There has also been an increase in the to gain an understanding of the current retail situation in population of urban Geelong. Greater Geelong. By 2036, the population is predicted to grow to Their recommendations about future retailing needs approximately 351,4993. This increase will create across Greater Geelong will guide the development of the demand for new and expanded retail centres across the retailing sector through to 2036. municipality.

CHANGES IN OUR RETAIL SECTOR Since 2006, a number of retail centres have been built and expanded to meet residential growth in existing and new suburbs. Additionally, a number of new retail centres within new suburbs have been planned.

2. Australian Bureau of Statistics compiled by.id Forecast prepared for the City of Greater Geelong 3. SGS Economics and Planning 2018 – Forecast using 2.0% annual average population change (excluding Surf Coast Shire and Borough Queenscliff) 11 A GROWING GREATER GEELONG

POPULATION GROWTH Greater Geelong will continue to grow over the next 20 years. Much of this growth will be associated with new housing development in Armstrong Creek, the Northern and Western Geelong Growth Areas and, to a less extent, Lara, Leopold, Ocean Grove and Drysdale. This can be seen in Figure 2. Table 1 shows that Greater Geelong is forecast to grow by 114,370 people between 2016 and 2036.4

TABLE 1 – POPULATION GROWTH CITY OF GREATER GEELONG.

YEAR 2016–CURRENT 2021 2026 2031 2036

Population forecast 237,129 258,753 280,975 308,909 351,499 2.0% growth5

Source: SGS Economics and Planning

4. .id community (2017) City of Greater Geelong Estimated Resident Population. https://profile.id.com.au/geelong/population-estimate (accessed on June 2018) and SGS Economics and Planning 2018 – Forecast using 2.0% annual average population change (excluding Surf Coast Shire and Borough Queenscliff)

5 SGS Economics and Planning, Population Forecast 2.0% Growth Rate

12 FIGURE 2: POPULATION GROWTH AND LOCATIONS – SGS ECONOMICS AND PLANNING

2016 2016Pop F orecast 2036 2036Pop Forecast Less than 100 Less than 100 100-200 100-200 200-300 200-300 300-400 300-400 400-500 400-500 500-600 500-600 600-700 600-700 700-800 700-800 800-1000 800-1000 1000-2500 1000-2500 2500-4000 2500-4000 4000-5000 4000-5000 5000+ 5000+

13 AGE STRUCTURE

Growth is forecast to occur across all age structures. In 2016, the dominant age structure for persons in Greater Geelong was 20 to 24 years, accounting for 6.7 per cent of total persons. Between 2016 and 2036, the majority of growth will occur in the 35-39 age cohort. The age structure can be seen in Figure 3

FIGURE 3: FORECAST AGE STRUCTURE – 5 YEAR AGE GROUP

25,000

20,000

15,000

10,000

5,000

NUMBER OF PERSONS OF NUMBER 0 0–4 5–9 10–14 15–19 20–24 25–29 30–34 35–39 40–44 45–49 50–54 55–59 60–64 65–69 70–74 75–79 80–84 85+ AGE GROUP (YEARS)

2016 2026 2036 Source: .id Forecast prepared for the City of Greater Geelong.

14 HOUSEHOLD TYPES

In 2016, the dominant household type in Greater Geelong was couples without dependents, which accounted for 28.4 per cent of all households. By 2036, the most noticeable change to household types will be an increase in the number of lone person households 28.3% and couples without dependents 29.6% of households (see Figure 4)6. The growth in the number of lone person households and couples without dependents over the next 20 years is expected to increase the demand for smaller dwelling sizes close to existing services. Currently 66.1% of dwellings within Greater Geelong are classified as separate houses, 22.9% are medium density and 10.1% are high density.7

FIGURE 4: FORECAST HOUSEHOLD TYPE

40,000

30,000

20,000

10,000

NUMBER OF HOUSEHOLDS OF NUMBER 0 Couple families Couples without Group Lone person One parent Other with dependents dependents households households family families

HOUSEHOLD TYPE

2016 2026 2036 Source: .id Forecast prepared for the City of Greater Geelong.

6 https://forecast.id.com.au/geelong/household-types (accessed July 2018) 7 Australian Bureau of Statistics, Census of Population and Housing 2016. Compiled and presented by .id forecast (accessed July 2018) 15 RETAILING TRENDS SLOW RETAIL Key features: Strong growth has been identified in four broad approaches to retail in Greater Geelong: • Engages consumers at a more comfortable pace. • Typically owner-operated shops, with individuality and FAST RETAIL personality. Key features: • Particularly well suited to smaller, rural townships. • Capitalises on efficiency, time savings and cost savings. • The retailer must build relationships and generate repeat • Is a high-turnover model. sales with local customers, given the limited population catchment available to support trade. • Relies on large population catchments to capitalise on technological innovations, such as automated checkouts. • Quality of customer interaction, store design and finding a ‘niche’ in the market are key competitive advantages. • Recent growth in retail activities across Greater Geelong has predominantly been in this domain. Examples include: Examples include: • Local cafes and delis. • Supermarkets and bottleshops. Things to consider: Things to consider: • Typically owned and operated by local residents. • While fast retail proposals will highlight positive local • More likely to hire skilled, full-time employees on more employment benefits, most jobs associated with this reasonable wages. form of retailing are low income and/or casual. • More likely to stock locally-produced goods. • Employment opportunities are further impacted by new • Justify their higher price points, by providing customer technologies, such as electronic check-out machines. solutions and service. • Fast retail stores are often stocked with the inexpensive goods available in the global market, driving a preference for imported products over locally-produced or manufactured products. This further erodes the market share of local manufacturers and primary producers. • Ownership structures are also typically highly detached from the local community.

16 CULTURAL RETAIL RESTRICTED, LARGE FORMAT RETAILING OR Key features: WHOLESALE SHOPPING Key features: • Positions the arts as the centrepiece of a unique offer. • A well-established element in retailing. • Cultural facilities usually the major anchor of a commercial district/precinct. • Has limited synergies with centre-based shopping. • Any combination of museums, galleries, studios, arts • Can reasonably be managed independently, with due retailers, offices and dwellings can typically be found regard to variables such as car access, availability of within a mixed-use precinct. large footprint sites and highway exposure. • Can attract visitors, but ideally concentrated in areas • ‘Bulky retailing’ often involves smaller goods, such as where sufficient critical mass and exposure can be tableware, linen and other small furnishings. achieved – for example, Central Geelong. • Can often be encouraged to co-locate with activity • Requires strong collaboration between local government, centres as larger-format specialty stores, perhaps on the the local arts community and retailers, due to the edge of centres. inherent link between private shops and public space. Examples include: • Cultural retail is an important aspect of tourism development. • Restricted retail centres and hardware. Examples include: • Furniture and white good stores. • Surf shops in coastal towns. • Art and crafts stalls in cultural precincts. Things to consider: • Cultural retailers tend to differentiate their products and services, which is essential for attracting tourism and contributing to the overall ‘Geelong’ brand. • They often generate positive amenities in vibrant and attractive public spaces. This helps attract businesses engaged in higher-order professional services – an industry sector likely to be important to the economic future of Geelong. This is starting to become evident in the Geelong Cultural Precinct which includes the library, Johnston Park, Performing Arts Centre, Work Cover and NDIA offices.

17 RECOMMENDED RETAIL TYPES FOR GREATER GEELONG

Slow and cultural retail have the greatest potential to progress retail in Geelong’s largest centres, and should be the basis for new approaches to developing activity centres. Typically, they have the strongest links to the local economy, supporting further output growth and improving local employment outcomes.

ONLINE RETAILING Since 2006, online retailing has increased significantly. Once considered direct competition to store-based retail, maintaining a physical and online presence is now regarded as the best way to maximise potential revenue sources.

18 EXISTING PLANNING POLICY

A primary focus of this strategy is to guide decision making about planning permit applications and requests to zone land for retail purposes. The current planning policies and factors that have shaped the recommendations include: STATE PLANNING POLICY FRAMEWORK G21 REGIONAL GROWTH PLAN (2013) • Sets the overall planning framework policy direction for • Covers the City of Greater Geelong and surrounding the state. municipalities. • Encourages concentrating major retail, residential, • Identifies the retail sector as one of the key drivers of commercial and cultural developments into activity economic growth in Geelong over the last 10 years. centres. • Cites a need to review the City of Greater Geelong Retail • Supports the role of Geelong as both ‘the regional city’ Strategy 2006 as a strategic planning priority. and Victoria’s second city. • Suggests infrastructure and services within the overall G21 • Supports development of district towns within their region should be optimised and consolidated, particularly established boundaries, such as, Drysdale/Clifton if near central retail and transport nodes. Springs, Lara, Leopold, and Ocean Grove, by improving • Figure 5 shows the G21 regional growth context plan. and expanding existing infrastructure, and developing new infrastructure. • Prioritises directing growth towards key road and rail networks. • Supports growth in areas north and west of Geelong.

19 2.0 CONTEXT

FIGURE 5: G21 REGIONAL GROWTH CONTEXT PLAN MAP 3 - GEELONG River CONTEXT

To Melbourne

M oorabool

B acchus Lara West To Melbourne River Growth Area

Marsh-G

eelong-B Princes Fwy eelong Rd

allan Rd

Avalon Airport

GREP

Corio

To Bannockburn Midland Hwy and Ballarat

Geelong Port

LEGEND Corio Bay Point Henry

To Hamilton EXISTING URBAN AREA Hamilton Hwy

EXISTING INDUSTRIAL AREA iver Barwon R E Central Geelong URBAN GROWTH AREAS H H INFILL GROWTH AREAS EARTH RESOURCES

Portarlington Rd RURAL LIVING Barrabool Rd

Bellarine Hwy H HOSPITALS Belmont Leopold To Bellarine E HIGHER EDUCATION FACILITIES Peninsula

Barwon H SUBREGIONAL CENTRES H

Waurn eads Rd ACTIVITY CENTRES E Ponds

KEY ROAD CONNECTIONS Surf Coast Hwy Princes Hwy To Winchelsea TRAIN LINE and Colac Armstrong Creek TRAIN STATIONS Urban Growth Area To Warrnambool Cement Lake RIVERS works Conneware

MAJOR PARKS AND RESERVES

20 Existing urban area Rural living Key road connections

Existing industrial area H Hospitals Train line Urban growth areas E Higher education facilities Train stations Inﬁll growth areas Subregional centres Rivers

Earth resources Activity centres Major parks and reserves

G21 REGIONAL GROWTH PLAN 11 LOCAL PLANNING POLICY FRAMEWORK SPECIFIC LOCAL POLICIES • Works with zones and overlays to guide development There are several features in the policy framework that that is responsive to local conditions and opportunities. are specific to particular centres, townships and growth areas, as summarised below: • Highlights a need for a mix of retail, office, cafes, entertainment, housing, education and community Central Geelong facilities in activity centres. • Has been the subject of a number of strategic planning • Provides a retail centre hierarchy for Greater Geelong, initiatives and public realm improvements in recent years, establishing the role of each centre by size and function. as part of the revitalisation of Central Geelong. • The hierarchy supports the role of Central Geelong as • Changes to the urban environment have been the focus for retail activity in the region. complemented by a comprehensive calendar of • There is increased development pressure from certain events and a range of place-making initiatives that are retail types for sites located away from activity centres, monitored and reviewed regularly. including restricted retail and developments needing • Central Geelong is to be the focus for investment, retail, large sites and/or significant car parking. education, culture, leisure, commerce, services and higher-density residential living. CURRENT RETAIL ASSESSMENT • Currently all major retail developments and out-of-centre Centre Management Issues developments are to provide a net community benefit to be approved. Central Geelong continues to be the focus of strategic planning initiatives to encourage more people to live, • Applications for new centres must prove the need, work, learn and play in Central Geelong. The revitalisation according to the retail hierarchy, and establish that it will projects for the CBD, including significant public realm not negatively impact on the hierarchy. improvements, is outlined in Council’s Central Geelong • Assessment criteria for retail planning applications, Action Plan and the State Government’s Revitalising planning scheme amendments and floor space Central Geelong Action Plan. restrictions have been established. The Central Geelong and Waterfront department act as the place managers for the public spaces in central Geelong and along the waterfront and undertake a diverse range of activities including attracting new businesses and improving the environment for existing businesses; facilitating upgrades to infrastructure; management of public space assets; oversee the night time economy; promote central Geelong’s business and cultural assets and deliver events and activities to encourage community interaction, well-being and pride.

21 Place Making in central Geelong is further supported by Leopold, Drysdale/Clifton Springs, Ocean Grove, Council’s ongoing commitment to the Central Geelong Portarlington, Indented Head and St Leonards. Marketing Committee. Council in 2001, using its powers • Each structure plan considers the future retail needs of under section 86 of the Local Government Act 1989, the respective township and identifies if additional retail established a special committee – The Central Geelong floor space is needed, where it’s needed and when. Marketing Committee. A special committee is any committee to which the Council delegates a duty, function • Leopold has been identified as the preferred location for or power. In this instance the committee is the peak body a sub-regional centre to service the Bellarine Peninsula. representing the traders and property owners in Central Geelong. The committee is primarily responsible for Housing Diversity Strategy 2007 promoting central Geelong as the City’s premier retail Identifies our preferred locations for increasing housing and cultural hub. This committee is funded by a Special densities. Rates Scheme under section 163 the Local Government Act 1989, whereby all landowners within Central Geelong Higher-density housing is particularly being encouraged contribute funds to support the operations of the around retail centres. committee. By increasing residential densities around retail centres, it should strengthen the role and number of services Under the Local Government Act 1989 there is an ability provided. for Council to create similar special committee’s to promote other activity centres. This would need to be Northern and Western Geelong Growth Areas considered on a case by case basis. The land within the Northern Growth Area (16,000 Armstrong Creek Growth Area dwellings) and the Western Growth Area (18,000 dwellings) has the combined capacity to accommodate 110,000 • Identified in the Local Policy Planning Framework as the residents. The project is the largest urban growth project primary growth area for the G21 Region (as shown in in regional Victoria, comprising 5,367 hectares. Figure 6). A portion of the Northern Growth Area was rezoned by • The framework identifies a need to establish a network the Minister for Planning in 2014, to Urban Growth Zone. of mixed-use activity centres to provide for the needs of Before development can begin, a framework plan for both the incoming community. areas, together with precinct structure plans for the initial • Planning for this growth area is well progressed, neighbourhoods, must be completed. including an understanding of future retail demand. The planning for both the Northern and Western Geelong Townships Growth Areas should encourage a mix of housing types and densities, including a number of retail and employment • Structure plans have been prepared for all townships centres. within the City of Greater Geelong including Lara,

22 GREATER GEELONG: CLEVER AND CREATIVE FUTURE

This work represents the voices of more than 16,000 The community values we seek to support include: members of the Geelong community. • business diversity, education and employment Greater Geelong: A Clever and Creative Future is a 30-year opportunities vision that guides all levels of government, community • people who are willing to create new business organisations, businesses and anyone wanting to make a opportunities genuine contribution to the Geelong city-region. • sustainable development that responds to climate The community’s vision is: change “By 2047, Greater Geelong will be internationally • design that makes best use of technology for better and recognised as a clever and creative city- region that is more sustainable living forward looking, enterprising and adaptive, and cares • development that enhances the identity of diverse for its people and environment.” neighbourhoods

At the heart of the 30-year vision are nine community • design excellence and innovation in new buildings and aspirations. The aspiration most relevant to the Retail public spaces Strategy are: • creating high amenity neighbourhoods that are well “A prosperous economy that supports jobs and connected and sustainable education opportunities,” and “Sustainable development that supports population growth and protects the natural environment”

23 RETAIL HIERARCHY

This strategy continues to support a hierarchy of retail centres. The hierarchy defines the roles of centres in the retail network across Greater Geelong.

The location of centres in the retail hierarchy is illustrated in Figure 6. Table 2 describes the different levels in the hierarchy, their principal role and function.

IMPORTANCE OF A RETAIL HIERARCHY There is often a strong link between centre policy and urban consolidation. Vibrant nodes of commercial, retail, The centre hierarchy typically reflects the following entertainment, health and civic services provide a centre shopping behaviours: around which housing density can increase, helping to • More frequent, short distance and low spend visits are support the retail network. made to a local or neighbourhood centre. A review of each retail centre has been undertaken. Each • Occasional high spend visits to sub-regional centres, centre has been assessed against the hierarchy definitions offering higher order goods and services. in Table 2, current planning policy direction, forecast If shopping opportunities are spatially arranged in this way, floor space projections and in some instances identifies the cost of travel to consumers and the environment will further strategic work that could be done to support the be minimised. growth of centres. The retail centre review can be found in Appendix 1.

24 LOCATION OF RETAIL CENTRES

Existing Homemaker Future Homemaker Existing Neighbourhood Future Neighbourhood Existing Regional Future Sub-Regional Existing Sub-Regional Existing Town Centre

FIGURE 6: LOCATION OF RETAIL CENTRE 0 2 4 8 12 KM

LARA NORTHERN GROWTH AREA

CORIO

WESTERN GROWTH AREA PORTARLINGTON

CENTRAL GEELONG

ST LEONARDS CLIFTON SPRINGS /DRYSDALE LEOPOLD

WAURN PONDS

ARMSTRONG CREEK OCEAN GROVE QUEENSCLIFF

BARWON HEADS POINT LONSDALE

PORTSEA TORQUAY

LOCATION OF RETAIL CENTRES

Existing Restricted Retail Future Restricted Retail Existing Neighbourhood Future Local Existing Regional Future Neighbourhood Existing Sub-Regional Future Sub-Regional Existing Town Centre Existing Specialised 0 2 4 8 12 KM There are also a number of local centres throughout Greater Geelong. 25 TABLE 2: RETAIL HIERARCHY – ROLE AND FUNCTION OF CENTRES

INDICATIVE RETAIL NO. OF CENTRES CENTRE TYPE ROLE/FUNCTION FLOOR SPACE CENTRE (CURRENT/FUTURE) RANGE

Regional A major retail centre that 1 More than Central Geelong serves a wide catchment 100,000 square and is anchored by one or metres more department stores, discount department stores, supermarkets, mini major or speciality stores. Often associated with restricted retail adjacent to, or near the core, retail centre. Provides a full range of retail needs. Is more successful when associated with entertainment and leisure activities, such as cinemas and restaurants, or niche retail precincts.

Sub-regional A major retail centre serving 4/5 15,000 to 60,000 Belmont, Waurn Ponds, a wide catchment, although square metres Corio, Leopold, Armstrong it is smaller than a regional Creek centre. Is anchored by one or more discount department stores, supermarkets, mini major and speciality stores. Because of their smaller size, they have fewer higher-order activities, including full-line department stores, and the range of specialty shopping is less extensive.

Specialised Traditional major centres 1 15,000 to 60,000 Pakington Street (Geelong that have grown from strip square metres West) shopping centres. They are typically located along main arterial routes and/or public transport nodes. Tend to capture niche trade from wider catchments and play an important community role, as the focus for retail, civic and community uses.

Town centre Major community shopping 6 2,000 to 20,000 Ocean Grove, Drysdale, locations. Provide weekly square metres Lara, Barwon Heads, grocery shopping for Portarlington, St Leonards the local township, in combination with specialty store shopping that also services visitors.

26 INDICATIVE RETAIL NO. OF CENTRES CENTRE TYPE ROLE/FUNCTION FLOOR SPACE CENTRE (CURRENT/FUTURE) RANGE

Neighbourhood A retail centre that serves a 21/24 2,000 to 15,000 Shannon Avenue (Geelong neighbourhood catchment square metres West), Separation and is anchored by one or Street, Pakington Street more supermarkets, plus (Newtown), Highton, speciality stores. Newcomb Central, Geelong East, Bellarine Village, Bell Post Shopping Centre, Barrabool Hills Shopping Centre, Shannon Ave (Newtown), Ocean Grove (Marketplace), Vines Road, Fyansford, Grovedale Central, Dorothy Street, Ash Road, Rosewall, Jetty Road, Warralily, Lara West, Armstrong Creek West, Horseshoe Bend North East, Kingston Downs, Surf Coast Highway

Local Small groups of shops, 69/75 Up to 5,000 square Dispersed throughout serving a limited catchment metres Greater Geelong and typically providing for the daily convenience needs of residents in the surrounding area.

Restricted retail* A collection of restricted 7/8 50,000+ Drysdale, Geelong retail stores, generally Gateway, Waurn Ponds, comprising furniture, white Melbourne Road goods, electrical, floor and (Norlane), Melbourne window coverings, lighting, Road (North Geelong), hardware and related retail Sinclair Street, Leopold operations can be adjacent Central, Armstrong Creek to core retail centres, or in stand-alone precincts.

Excludes Northern and Western Growth Areas

*The City of Greater Geelong is also home to a number of dispersed ‘restricted retail areas’ opportunistically distributed throughout industrial and similar areas, with no linkages or synergies with established centres.

27 FUTURE RETAIL CENTRES IN THE NORTHERN Overall, these processes will provide the City with the AND WESTERN GEELONG GROWTH AREAS opportunity to assess the economic impacts of a new retail centre on the network at the time the development of The Northern and Western Geelong Growth Areas each centre is proposed. will require a number of retail centres to ensure future communities have access to retail services within a DEFINITION OF A RETAIL CENTRE reasonable and walkable distance from home. Like Armstrong Creek, it is intended that the Northern and Greater Geelong has a number of retail centres, but not Western Growth Areas will contain diverse localised and all of these centres will form part of the identified retail sustainable neighbourhoods that prioritise self-sufficiency hierarchy. A retail centre is; whilst maximising connections to the broader Geelong Any place where retail transactions take place for community and economy household goods and services, and where one or more of Work undertaken to date on the Northern and Western the following conditions apply: Geelong Growth Areas project includes assessment of the The retail activity is lawful under all relevant statutes, retail needs of these future communities. The project has including the Planning and Environment Act 1987. considered the ultimate population of each growth area and proposes that additional retail centres are required: The location accommodates at least one shop, and the four in the north and six in the west. total floor space of the shop(s) exceeds 500 square metres (this is a nominal limit to signify a significant concentration In determining the location and provision of centres of shops or sales activity). within the growth areas, the City has considered how the proposed retail network will interact with the existing and The boundary of any such ‘retail centre’ will be given by future network. those contiguous land parcels into which the existing or planned shops might lawfully expand without the need for The timing and scale of new retail centres, particularly a planning scheme amendment. sub-regional centres, will proceed in a planned way that assesses the retail impact of the proposed centre and will ‘Out-of-centre retailing’ is defined as proposals which are allow any potentially affected existing centre time to adjust not consistent with the planned hierarchy of retail centres to new circumstances. This could involve amongst other and which are not permissible ‘as of right’. things, reviewing their retail offer, investing in online sales Based on the above definition, planning policy will or renewal of infrastructure. primarily direct retail development to existing centres Each growth area will be planned sequentially via multiple identified in the retail hierarchy in Table 2 Precinct Structure Plans (PSPs). The PSPs will consider the timing, location and scale of the proposed retail centres, particularly the sub regional centres, and any potential impacts on the existing centre network and will apply floor space caps.

28 A GRAVITY MODEL FOR GREATER GEELONG

The SGS Economics and Planning gravity model has been used to estimate the future retail needs of Greater Geelong by 2036. The gravity model simulates the flow of shoppers to different activity centres, taking into account the ease of access and ‘weight’ or attractiveness (retail turnover) of the various centres. The model takes a whole-of-network approach and uses calculations to model human behaviour.

A number of inputs must be considered to make these calculations, including: • population growth and retail trends (refer to section on ‘Growing Geelong’) • a floor space audit • retail centre turnover (where available) • resident and escape expenditure – that is, retail that occurs outside the municipality (online or in Melbourne) • centre catchments. The gravity model will estimate the future retail floor space demand across Greater Geelong by 2036.

FLOOR SPACE AUDIT Table 3 shows the results of a supply audit of all retail uses within Greater Geelong to determine the current retail floor space provided by individual centres (see Table 3). The audit reviewed all retail land uses across industrial, commercial and mixed-use zoned land within Greater Geelong. The audit assessed: • the predominant floor space type • the gross floor space for each lot • the amount of vacant land or vacant units in each precinct • future centres (currently with no floor space) and allowing for early retail development in the Northern and Western Geelong Growth Areas. Local retailers and centre managers were also consulted, to develop an in-depth local understanding of the supply of retail floor space across the municipality. According to the audit, Greater Geelong has approximately 1,030,013 square metres of retail floor space spread across 109 retail centres, and other dispersed locations. Of the total floor space, Central Geelong makes up approximately 18 per cent and restricted retail centres make up 34 per cent.

29 TABLE 3: RETAIL FLOOR SPACE AUDIT 2018

DEPARTMENT RESTRICTED SPECIALTY SPECIALTY TOTAL CENTRE NAME SUPERMARKET HOSPITALITY STORES RETAIL FOOD OTHER RETAIL

Regional 3,242 32,959 29,133 4,670 64,536 52,764 187,304

Central Geelong 3,242 32,959 29,133 4,670 64,536 52,764 187,304

Subregional 36,138 28,823 4,882 9,906 38,905 13,762 132,417

Belmont 9,597 6,108 4,244 5,267 10,098 7,275 42,590

Leopold Gateway 4,959 5,293 638 957 6,805 1,952 20,604 Plaza

Corio SC 8,695 5,772 0 1,245 10,708 1,043 27,463

Waurn Ponds 12,887 11,650 0 2,437 11,294 3,492 41,760

Specialised 3,692 0 1,916 4,431 16,099 12,007 38,145

Pakington Street 3,692 0 1,916 4,431 16,099 12,007 38,145 (Geelong West)

Town Centre 21,904 1,842 701 4,219 18,536 17,259 64,459

Barwon Heads 430 0 0 273 3,045 4,988 8,735

Drysdale 8,013 0 0 675 3,293 2,905 14,886

Lara 8,323 0 0 1,215 3,569 1,845 14,952

Ocean Grove 2,713 1,842 701 1,013 6,445 3,579 16,293

Portarlington 1,425 0 0 1,043 1,145 2,796 6,408

St Leonards 1,000 0 0 0 1,039 1,146 3,185 (Murradoc Road)

Neighbourhood 41,414 0 286 10,954 28,894 19,956 101,504

Ash Road 0 0 0 376 715 488 1,578

Barrabool Hills Neighbourhood 3,318 0 0 111 543 255 4,227 Shopping Centre

Bell Post SC 3,352 0 0 675 1,169 366 5,562

Bellarine Village 3,868 0 0 1,438 827 796 6,929

Dorothy Street 636 0 0 0 860 306 1,803

Grovedale 866 0 0 382 1,055 176 2,479 Central

Highton 2,150 0 0 1,717 2,139 966 6,972

Fyansford 0 0 286 0 0 2,060 2,346

Jetty Road 3,264 0 0 202 581 100 4,147

Kingston Downs 0 0 0 0 0 0 0

30 DEPARTMENT RESTRICTED SPECIALTY SPECIALTY TOTAL CENTRE NAME SUPERMARKET HOSPITALITY STORES RETAIL FOOD OTHER RETAIL

Lara West NAC 0 0 0 0 0 0 0

Newcomb 5,251 0 0 630 1,194 315 7,390 Central Ocean Grove 3,566 0 0 287 910 985 5,748 (Marketplace)

East Geelong 627 0 0 516 4,256 519 5,917

Pakington Street 0 0 0 446 4,759 3,946 9,151 (Newtown)

Rosewall 1,740 0 0 0 0 0 1,740

Separation St 0 0 0 908 1,898 2,766 5,572

Shannon Avenue 4,340 0 0 1,727 4,903 1,978 12,948 (Geelong West) Shannon Avenue 1,967 0 0 151 740 1,637 4,495 (Newtown) Surf Coast 1,781 648 204 757 3,390 Highway NAC The Village 3,826 0 0 341 773 1,060 6,000 Warralily

Vines Road 862 0 0 399 1,368 480 3,110

Local (68) 0 0 1,852 21,571 28,185 17,850 69,459

Restricted Retail 2,156 0 107,109 4,456 31,833 35,994 149,153

Drysdale 0 0 1,655 328 755 436 3,174 Homemaker Geelong 0 0 26,022 1,540 2,775 1,125 31,463 Gateway Leopold 0 12,343 0 0 0 12,343 Homemaker Melbourne Road 0 0 18,968 1,400 2,286 998 23,652 (Norlane) Melbourne Road 0 0 9,084 0 4,802 436 14,322 (North Geelong)

Sinclair Street 0 0 724 0 2,836 535 4,095

Waurn Ponds 0 0 31,398 473 14,821 280 46,972

Dispersed 3,775 0 187,825 7,425 31,106 12,886 233,584 Restricted Retail

Dispersed Retail 5,400 0 84,500 4,200 10,600 10,700 115,300

Total Audit 115,565 63,624 353,676 71,117 265,136 160,994 1,030,013 Floorspace

31 Figure 7 shows the breakdown of uses across all centre types. The graphs shows that there is a high level of hospitality within Central Geelong and generally across all centre types. There is also a large amount of floor space across Greater Geelong occupied by restricted retail, the majority within restricted retail centres.

FIGURE 7: RETAIL FLOOR SPACE SUPPLY, BY CENTRE AND STORE TYPE, 2018

250,000

200,000

150,000

100,000

50,000

RETAIL FLOORSPACE RETAIL 0 Regional Sub-regional Specialised Town centre Neighbourhood Local Restricted Dispersed Dispersed retail restricted retail

RETAIL CENTRE HIERARCHY

Supermarket Department Stores Restricted Retail Source: SGS Economics and Planning Specialty Food Specialty other Hospitality

32 33 RETAIL CENTRE TURNOVER To compare shop/centre performance and help estimate Other factors they took into account when estimating retail retail supply and turnover for Greater Geelong, SGS supply and turnover included rental return, floor space data Economics and Planning used a measure called ‘retail and expenditure information. Figure 8 shows retail turnover turnover density’. It is calculated as follows: density for a selection of centres across Victoria, including Geelong. Retail turnover density = total shop turnover ($) divided by shop floor space area

FIGURE 8: RETAIL TURNOVER DENSITY FOR SELECTION OF CENTRES

$10,000

$8,000

$6,000

$4,000

$2,000

0 RETAIL TURNOVER DENSITY TURNOVER ($/SQM) RETAIL Knox SC Chadstone Bayside SC Bellmont SC Epping Plaza Westfiled Fountain Gate Westfiled Barkly Square Rosebud Plaza Centro Mildura Centro Greensborough Corio Village SC Centro The Glen Centro Forest Hill Chase Forest Dandenong Plaza Centro Newcomb Centro Market Square SC Market Square Westfield Geelong Westfield Broadmeadows SC Broadmeadows Centro Mornington Centro Pakenham Place SC Westfield Southland Westfield Centro Warrnambool Centro

LEGEND Other Centres Geelong Centres Source: Australian Shopping Centre Database - Property Council Australia

34 An ‘optimal retail turnover density’ has been set to help develop a retail model for Greater Geelong. This sits between where Geelong is now and Victorian averages (see Table 4). While results would vary, depending on the store/centre, it is designed to provide a robust benchmark for strategic level planning across the network.

TABLE 4: CURRENT AND TARGET RETAIL DENSITY ESTIMATES

SUPERMARKET SPECIALTY – RTD DEPARTMENT BULKY SPECIALTY – AND GROCERY FOOD AND HOSPITALITY COMPARISON STORES GOODS NON FOOD STORES DRINK

Geelong $7,700 $3,500 $2,500 $7,800 $4,300 $4,200 Current (2016)

Victoria $10,800 $4,500 $2,900 $7,200 $6,600 $5,800 Average

Optimal $10,000 $3,500 $3,000 $9,000 $4,000 $4,000

EXPENDITURE IN GREATER GEELONG Expenditure on key commodity types has been included The following commodity types have been modelled: in the gravity model. Expenditure estimates have then • fresh food and groceries been considered, based on the following categories of expenditure habits: • pharmaceutical, toiletry and cosmetics • resident • tobacco and bottleshop spending • escape/capture (online, shopping trips to Melbourne) • restaurants, cafes and take-away spending • work • clothing and shoes • education and • newsagent and lotto • tourism-based. • personal items and services • furniture, whitegoods, manchester and home decoration • electronic home entertainment • hardware and gardening.

35 CENTRE CATCHMENTS

DEFINITION OF PRIMARY CATCHMENTS The primary catchment of a centre is all zones which contribute at least 50% of their expenditure to the centre. Figures 9 to 11 map trade areas for all significant centres across Greater Geelong. The lines map the primary trade area for each centre. Areas that do not fall under any centre’s primary catchment trade area are ‘contested’, which means home-based expenditure is fairly evenly distributed among multiple centres. It does not necessarily mean there is an undersupply of retail floor space in that area – indeed in some cases, it is due to significant competition between multiple centres. Due to the car-oriented nature of shopping trips in Greater Geelong, catchment areas are largely defined with the use of road-based travel time calculations, along with the relative attractiveness of each centre. The maps indicate that the most dominant centres across the retail network are Belmont, Waurn Ponds, Leopold and Corio. These centres each contain discount department stores, multiple supermarkets and a large number of specialty shops. The catchment areas of neighbourhood centres are more localised. Central Geelong typically captures no more than 10–20 per cent of people residing in the catchment of another centre, which could be improved if the retail offer was stronger. Competition from other centres also plays a role in this.

36 FIGURE 9: SUPERMARKET CENTRE PRIMARY CATCHMENT

TRADE AREAS

Warralily LeopoldLeopold GatewayGateway Plaza Plaza Rosewall DrysdaleDrysdale Barrabool Hills OceanOcean GroveGrove Murradoc Road BellBell PostPost Portarlington BellarineBellarine VillageVillage Jetty Road ShannonShannon AveAve Dorothy Street BelmontBelmont Vines Road BarwonBarwon HeadsHeads Anakie Road LaraLara Ormond Road CorioCorio Surf Coast Hwy NewcombNewcomb CentralCentral Pakington Street HightonHighton Central Geelong WaurnWaurn PondsPonds Shannon Ave Location of Centres Urban Boundaries

Figure 9 – Supermarket centre primary catchment

0 22 44 88 1122 KKMM

Not all centres have a trade area, as a result of expenditure being evenly distributed among multiple centres, due to competition. 37 FIGURE 10: DISCOUNT DEPARTMENT STORE PRIMARY CATCHMENT

DEPARTMENT STORES

Corio Location of Centres Belmont Urban Boundaries Waurn Ponds Ocean Grove Central Geelong

0 2 4 8 12 KM

Figure 10 – Discount department store primary catchment

Not all centres have a trade area, as a result of expenditure being evenly distributed among multiple centres, due to competition. 38 FIGURE 11: RESTRICTED RETAIL CENTRE PRIMARY CATCHMENT

LEGEND

Mackaey Street, North Geelong Belmont Central Geelong Leopold Homemaker Hicks Street, Lara Geelong Gateway Homemaker Bellarine Hwy, Newcomb

Waurn Ponds Homemaker Ocean Grove Settlement, Breakwater Road Moorabool, Fyans Homemaker Centre Melbourne Road, Norlane Gordon Ave, Geelong West

Figure 11 – Restricted retail centre primary catchment

0 2 4 8 12 KM

Not all centres have a trade area, as a result of expenditure being evenly distributed among multiple centres, due to competition. 39 Figure 12 presents the current and prospective To be meaningful and avoid either oversupply or supply-demand balance for retail floor space across undersupply in a given area, an assessment of how this all commodity/store types in Greater Geelong. Due alignment looks at a local level and by sub-regions (see to the significant population growth projected for the Figure 13) is needed. municipality, the following undersupply of retail floor space is predicted: • 2016 (current) – 0 square metre undersupply • 2026 – 134,000 square metre undersupply • 2036 – 465,000 square metre undersupply.

FIGURE 12: OVERALL SUPPLY DEMAND FLOORSPACE ALIGNMENT

1,400,000

1,200,000

1,000,000

800,000

600,000

400,000

200,000 FLOORSPACE (SQM) FLOORSPACE

0 2016 2026 2036

Supply Demand (2016) Demand (2026) Demand (2036)

Source: SGS Economics and Planning

40 FIGURE 13: RETAIL SUB-REGIONS ACROSS GREATER GEELONG

LARA NORTHERN GROWTH AREA

CORIO

WESTERN GROWTH AREA PORTARLINGTON

CENTRAL GEELONG

ST LEONARDS CLIFTON SPRINGS /DRYSDALE LEOPOLD

WAURN PONDS

ARMSTRONG CREEK OCEAN GROVE QUEENSCLIFF

BARWON HEADS POINT LONSDALE

PORTSEA TORQUAY

Source: SGS Economics and Planning

41 The below figures show that expenditure demand currently exceeds supply in the townships but not in the Geelong- Central and Geelong-Corio Norlane. With the exception of Geelong–Central, by 2036, all other sub region expenditure demand is forecast to exceed supply. This indicates that additional floor space is needed in all locations except Geelong- Central by 2036.

FIGURE 14: SUPPLY DEMAND FLOOR SPACE ALIGNMENT – GEELONG SUB-REGIONS

LARA CORIO / NORLANE

100,000 200,000

80,000 150,000 60,000 100,000 40,000

50,000 FLOORSPACE (SQM) FLOORSPACE 20,000 FLOORSPACE (SQM) FLOORSPACE

0 0 2016 2026 2036 2016 2026 2036

CENTRAL GEELONG LEOPOLD

700,000 80,000 600,000 70,000 500,000 60,000 50,000 400,000 40,000 300,000 30,000 200,000 20,000 FLOORSPACE (SQM) FLOORSPACE 100,000 FLOORSPACE (SQM) FLOORSPACE 10,000 0 0 2016 2026 2036 2016 2026 2036

Supply Demand (2016) Demand (2026) Demand (2036) Source: SGS Economics and Planning

42 ARMSTRONG CREEK DRYSDALE

160,000 100,000 140,000 80,000 120,000

100,000 60,000 80,000 60,000 40,000 40,000

FLOORSPACE (SQM) FLOORSPACE 20,000

FLOORSPACE (SQM) FLOORSPACE 20,000 0 0 2016 2026 2036 2016 2026 2036

OCEAN GROVE / BARWON HEADS PORTARLINGTON / ST LEONARDS

120,000 50,000

100,000 40,000 80,000 30,000 60,000 20,000 40,000

FLOORSPACE (SQM) FLOORSPACE 10,000

FLOORSPACE (SQM) FLOORSPACE 20,000

0 0 2016 2026 2036 2016 2026 2036

NORTHERN GROWTH AREA WESTERN GROWTH AREA

60,000 70,000

50,000 60,000 50,000 40,000 40,000 30,000 30,000 20,000 20,000

FLOORSPACE (SQM) FLOORSPACE 10,000 10,000 FLOORSPACE (SQM) FLOORSPACE 0 0 2016 2026 2036 2016 2026 2036

Supply Demand (2016) Demand (2026) Demand (2036) Source: SGS Economics and Planning

43 A BASE-CASE SCENARIO In planning for retail centres across Greater Geelong over the next 20 years, it is important to understand the ‘business-as-usual’ or base-case scenario. In this theoretical scenario, it is assumed that existing and planned retailers will absorb increasing levels of demand in the current/ committed floor space and store mix, with no extra floor space required above planned growth. Under this scenario, the growing population and expenditure across the region would result in centres experiencing ever-increasing retail turnover density for all store types. Indeed, by 2036, all centres established pre- 2016 would be trading strongly. Armstrong Creek Town Centre would also be highly likely to draw significant trade. However, trade levels are expected to grow at a slower pace for the neighbourhood centres in Armstrong Creek. This is because they are unlikely to capture significant trade from a wider catchment to offset the lack of population and expenditure in their local catchment from 2016-2036.

44 OPPORTUNITIES FOR RETAIL INVESTMENT

SUPERMARKETS

Figures 15a to 15c focus on the need for local food and groceries. • Green circles indicate floor space demand met by a supermarket up to a 20-minute drive. • Red circles indicate unmet demand. • The size of the circles represent the quantum of floor space demand. This analysis assumes no increase in floor space supply over and above that which is planned for across the network. Whether a circle is green or red it is driven by travel times and the underlying supply and demand equation, based on trade area catchments. When red circles appear within a 20-minute drive of a supermarket, it suggests that these supermarkets are overtrading, and there is a case for supplying new supermarket floor space either: • at the nearby centre(s) or • in a new centre if: a. the nearest centre is relatively distant and b. there is sufficient demand.

45 FIGURE 15A: SUPERMARKET SUPPLY-AND-DEMAND EQUATION 2016

FLOOR SPACE SUPPLY (COLOUR OF CIRCLES) 0–10% Undersupply

10–50% Undersupply

50–90% Undersupply

90–100% Undersupply

FLOOR SPACE DEMAND (SIZE OF CIRCLES)

0–100 101–200 201–300

301–500

501–1000

1001–1500

1501–2000

2001–3000

3001–5000

5001–10000

46 FIGURE 15B: SUPERMARKET SUPPLY-AND-DEMAND EQUATION 2026

FLOOR SPACE SUPPLY (COLOUR OF CIRCLES) 0–10% Undersupply

10–50% Undersupply

50–90% Undersupply

90–100% Undersupply

FLOOR SPACE DEMAND (SIZE OF CIRCLES)

0–100 101–200 201–300

301–500

501–1000

1001–1500

1501–2000

2001–3000

3001–5000

5001–10000

47 FIGURE 15C: SUPERMARKET SUPPLY-AND-DEMAND EQUATION 2036

FLOOR SPACE SUPPLY (COLOUR OF CIRCLES) 0–10% Undersupply

10–50% Undersupply

50–90% Undersupply

90–100% Undersupply

FLOOR SPACE DEMAND (SIZE OF CIRCLES)

0–100 101–200 201–300

301–500

501–1000

1001–1500

1501–2000

2001–3000

Figure 15c – Supermarket supply-and-demand equation 2031 3001–5000

5001–10000

48 DISCOUNT DEPARTMENT STORES

Figures 16a to 16c focus on the need for department stores and discount department stores. • Green circles indicate floor space demand which is met by stores within a 30-minute drive. • Red circles indicate unmet demand. • The size of the circles represent the quantum of floor space demand. This analysis assumes no increase in floor space supply over and above that which is planned for across the network. Whether a circle is green or red it is driven by travel times and the underlying supply and demand equation, based on trade area catchments. When maroon circles appear within a 30-minute drive of a department store or discount department store, it suggests the nearby stores are overtrading and there is a case for supplying new stores of this type either: • at the nearby centre(s) or • in a new centre if: a. the nearest centre is relatively distant and b. there is sufficient demand.

49 FIGURE 16A: DISCOUNT DEPARTMENT STORE SUPPLY-AND-DEMAND EQUATION 2016

FLOOR SPACE SUPPLY (COLOUR OF CIRCLES) 0–10% Undersupply

10–50% Undersupply

50–90% Undersupply

90–100% Undersupply

FLOOR SPACE DEMAND (SIZE OF CIRCLES)

0–100 101–200 201–300

301–500

501–1000

1001–1500

Figure 16a – Discount department store supply-and-demand equation, 2014 1501–2000

2001–3000

3001–5000

5001–10000

50 FIGURE 16B: DISCOUNT DEPARTMENT STORE SUPPLY-AND-DEMAND EQUATION 2026

FLOOR SPACE SUPPLY (COLOUR OF CIRCLES) 0–10% Undersupply

10–50% Undersupply

50–90% Undersupply

90–100% Undersupply

FLOOR SPACE DEMAND (SIZE OF CIRCLES)

0–100 101–200 201–300

301–500

501–1000

1001–1500 Figure 16a – Discount department store supply-and-demand equation, 2021 1501–2000

2001–3000

3001–5000

5001–10000

51 FIGURE 16C: DISCOUNT DEPARTMENT STORE SUPPLY-AND-DEMAND EQUATION 2036

FLOOR SPACE SUPPLY (COLOUR OF CIRCLES) 0–10% Undersupply

10–50% Undersupply

50–90% Undersupply

90–100% Undersupply

FLOOR SPACE DEMAND (SIZE OF CIRCLES)

0–100 101–200 201–300

301–500

501–1000

1001–1500 Figure 16a – Discount department store supply-and-demand equation, 2021 1501–2000

2001–3000

3001–5000

5001–10000

52 RESTRICTED RETAIL

Figures 17a to 17c focus on the need for restricted retail floor space. • Green circles indicate floor space demand which is met by a restricted retail destination within a 30-minute drive. • Red circles indicate unmet demand. • The size of the circles represent the quantum of floor space demand. Whether a circle is green or red it is driven by travel times and the underlying supply and demand equation, based on trade area catchments. When maroon circles appear even within a 30-minute drive of a restricted retail centre, it suggests the nearby centre is overtrading, and there is a case for supplying new restricted retail floor space either: • at the nearby centre(s) or • in a new centre if: a. the nearest centre is relatively distant and b. there is sufficient demand.

53 FIGURE 17A: RESTRICTED RETAIL SUPPLY-AND-DEMAND EQUATION 2016

FLOOR SPACE SUPPLY (COLOUR OF CIRCLES) 0–10% Undersupply

10–50% Undersupply

50–90% Undersupply

90–100% Undersupply

FLOOR SPACE DEMAND (SIZE OF CIRCLES)

0–100 101–200 201–300

301–500

501–1000

1001–1500

1501–2000

2001–3000

3001–5000

5001–10000

54 FIGURE 17B: RESTRICTED RETAIL SUPPLY-AND-DEMAND EQUATION 2026

FLOOR SPACE SUPPLY (COLOUR OF CIRCLES) 0–10% Undersupply

10–50% Undersupply

50–90% Undersupply

90–100% Undersupply

FLOOR SPACE DEMAND (SIZE OF CIRCLES)

0–100 101–200 201–300

301–500

501–1000

1001–1500

1501–2000

2001–3000

3001–5000

5001–10000

55 FIGURE 17C: RESTRICTED RETAIL SUPPLY-AND-DEMAND EQUATION 2036

FLOOR SPACE SUPPLY (COLOUR OF CIRCLES) 0–10% Undersupply

10–50% Undersupply

50–90% Undersupply

90–100% Undersupply

FLOOR SPACE DEMAND (SIZE OF CIRCLES)

0–100 101–200 201–300

301–500

501–1000

1001–1500

1501–2000

2001–3000

3001–5000

5001–10000

56 SUPPORTABLE FLOOR SPACE 2016–2036

Table 5 further distils this analysis by focusing on the commercially-supportable floor space at each centre as at 2031, taking into account projected population growth. Population growth increases the demand for additional retail floor space, by 2036 most centres in Greater Geelong are able to expand. Existing and approved floor space in some centres, is already in excess of what is expected to be supportable in 2036.

TABLE 5: SUPPORTABLE FLOORSPACE – ALL RETAIL

FLOORSPACE SUPPLY PROJECTED FLOOR SPACE DEMAND TOTAL SUPPLY LESS DEMAND

Existing Planned Vacant Floor new/ Precinct Floor Total 2016 2026 2036 2016-36 2016 2026 2036 space in add floor space 2016 space Regional 187,300 26,000 0 213,300 189,100 253,700 345,800 156,700 24,200 -40,400 -132,500 Central Geelong 187,300 26,000 0 213,300 189,100 253,700 345,800 156,700 24,200 -40,400 -132,500 Sub-Regional 132,500 1,400 62,000 195,900 125,800 180,600 281,600 155,800 70,100 15,300 -85,700 Belmont 42,600 1,400 0 44,000 40,200 51,600 64,800 24,600 3,800 -7,600 -20,800 Waurn Ponds 41,800 0 0 41,800 39,600 51,500 64,500 24,900 2,200 -9,700 -22,700 Corio SC 27,500 0 0 27,500 26,100 33,000 44,100 18,000 1,400 -5,500 -16,600 Leopold Gateway 20,600 0 0 20,600 19,900 26,900 36,400 16,500 700 -6,300 -15,800 Plaza Armstrong Creek 0 0 40,000 40,000 0 17,600 49,600 49,600 40,000 22,400 -9,600 Town Centre Southern Major 0 0 16,600 16,600 0 0 17,600 17,600 16,600 16,600 -1,000 Centre - WGGA Central Major 0 0 5,400 5,400 0 0 4,600 4,600 5,400 5,400 800 Centre - NGGA Specialised 38,100 5,000 0 43,100 38,200 47,300 61,100 22,900 4,900 -4,200 -18,000

Pakington Street 38,100 5,000 0 43,100 38,200 47,300 61,100 22,900 4,900 -4,200 -18,000 (Geelong West) Town 64,500 2,700 5,900 73,100 61,100 74,700 95,800 34,700 12,000 -1,600 -22,700 Ocean Grove 16,300 400 0 16,700 16,100 17,800 20,200 4,100 600 -1,100 -3,500 Drysdale 14,900 200 0 15,100 13,400 18,000 23,200 9,800 1,700 -2,900 -8,100 Lara 15,000 100 0 15,100 13,200 16,400 20,800 7,600 1,900 -1,300 -5,700 Barwon Heads 8,700 1,100 500 10,300 9,100 10,400 11,900 2,800 1,200 -100 -1,600 Portarlington 6,400 800 0 7,200 6,200 7,800 9,700 3,500 1,000 -600 -2,500 St Leonards 3,200 100 0 3,300 3,100 4,300 5,400 2,300 200 -1,000 -2,100 (Murradoc Road)

57 FLOORSPACE SUPPLY PROJECTED FLOOR SPACE DEMAND TOTAL SUPPLY LESS DEMAND

Existing Planned Vacant Floor new/ Precinct Floor Total 2016 2026 2036 2016-36 2016 2026 2036 space in add floor space 2016 space Neighbourhood 101,400 3,000 50,500 154,900 93,800 134,300 186,000 92,200 61,100 20,600 -31,100 Shannon Avenue 12,900 0 0 12,900 12,200 14,600 18,100 5,900 700 -1,700 -5,200 (Geelong West) Separation St 5,600 400 0 6,000 5,800 7,100 9,500 3,700 200 -1,100 -3,500 Pakington Street 9,200 300 0 9,500 9,700 12,000 14,800 5,100 -200 -2,500 -5,300 (Newtown) Highton 7,000 100 0 7,100 6,500 8,000 9,900 3,400 600 -900 -2,800 Newcomb Central 7,400 0 0 7,400 6,200 7,700 9,900 3,700 1,200 -300 -2,500 East Geelong 5,900 200 0 6,100 6,000 7,600 9,600 3,600 100 -1,500 -3,500 Bellarine Village 6,900 0 0 6,900 6,000 7,400 9,500 3,500 900 -500 -2,600 Bell Post SC 5,600 0 0 5,600 4,800 5,800 8,300 3,500 800 -200 -2,700 Barrabool Hills 4,200 0 0 4,200 3,500 4,500 5,600 2,100 700 -300 -1,400 Neighbourhood Shopping Centre Shannon Avenue 4,500 400 0 4,900 4,200 5,100 6,300 2,100 700 -200 -1,400 (Newtown) Ocean Grove 5,700 100 0 5,800 5,000 5,800 6,900 1,900 800 0 -1,100 (Marketplace) Vines Road 3,100 100 0 3,200 3,000 3,600 4,900 1,900 200 -400 -1,700 Fyansford 2,300 0 9,500 11,800 2,400 7,900 11,300 8,900 9,400 3,900 500 Grovedale Central 2,500 200 0 2,700 2,300 2,800 3,400 1,100 400 -100 -700 Dorothy Street 1,800 0 0 1,800 1,700 2,200 2,900 1,200 100 -400 -1,100 Ash Road 1,600 200 0 1,800 1,600 2,400 3,200 1,600 200 -600 -1,400 Rosewall 1,700 0 0 1,700 1,300 1,700 2,200 900 400 0 -500 Jetty Road 4,100 100 0 4,200 3,400 4,100 3,300 -100 800 100 900 The Village 6,000 900 1,900 8,800 5,200 11,100 16,600 11,400 3,600 -2,300 -7,800 Warralily Surf Coast 3,400 0 0 3,400 3,000 3,900 4,800 1,800 400 -500 -1,400 Highway NAC Kingston Downs 0 0 11,200 11,200 0 4,400 6,300 6,300 11,200 6,800 4,900 Lara West NAC 0 0 4,700 4,700 0 600 800 800 4,700 4,100 3,900 Armstrong Creek 0 0 3,000 3,000 0 1,100 1,600 1,600 3,000 1,900 1,400 West NAC Armstrong Creek 0 0 7,000 7,000 0 2,900 4,400 4,400 7,000 4,100 2,600 Horseshoe Bend Precinct North East NAC Northern Local 0 0 6,600 6,600 0 0 4,700 4,700 6,600 6,600 1,900 Centre - NGGA Western Local 0 0 0 0 0 0 0 0 0 0 0 Centre - NGGA North-Western 0 0 0 0 0 0 0 0 0 0 0 Local Centre - NGGA Northern Local 0 0 6,600 6,600 0 0 7,200 7,200 6,600 6,600 -600 Centre - WGGA Central-North 0 0 0 0 0 0 0 0 0 0 0 Local Centre - WGGA Central-West Local 0 0 0 0 0 0 0 0 0 0 0 Centre - WGGA South-Eastern 0 0 0 0 0 0 0 0 0 0 0 Local Centre - WGGA

58 FLOORSPACE SUPPLY PROJECTED FLOOR SPACE DEMAND TOTAL SUPPLY LESS DEMAND

Existing Planned Vacant Floor new/ Precinct Floor Total 2016 2026 2036 2016-36 2016 2026 2036 space in add floor space 2016 space South-Western 0 0 0 0 0 0 0 0 0 0 0 Local Centre - WGGA #Local 69,500 5,900 11,800 87,200 19,000 23,700 31,900 12,900 0 -4,700 -12,900 Restricted Retail 136,100 2,900 25,000 164,000 121,500 189,700 290,400 168,900 42,500 -25,700 -126,400 Geelong Gateway 31,500 2,100 0 33,600 27,300 40,000 59,700 32,400 6,300 -6,400 -26,100 Homemaker precinct Waurn Ponds 47,000 300 0 47,300 42,900 64,600 90,900 48,000 4,400 -17,300 -43,600 Homemaker Retail Melbourne Road 23,700 100 0 23,800 20,600 29,800 43,500 22,900 3,200 -6,000 -19,700 (Norlane) Melbourne Road 14,300 0 0 14,300 13,200 18,400 26,100 12,900 1,100 -4,100 -11,800 (North Geelong) Sinclair Street 4,100 0 0 4,100 4,200 6,100 8,900 4,700 -100 -2,000 -4,800 Drysdale 3,200 400 0 3,600 2,900 4,300 5,600 2,700 700 -700 -2,000 Homemaker Leopold 12,300 0 0 12,300 10,400 16,400 24,500 14,100 1,900 -4,100 -12,200 Homemaker Armstrong Creek 0 0 25,000 25,000 0 10,100 31,200 31,200 25,000 14,900 -6,200 Central Restricted 0 0 0 0 0 0 0 0 0 0 0 Retail Centre - WGGA Dispersed 174,500 9,100 0 183,600 154,800 154,800 154,800 0 28,800 28,800 28,800 Restricted Retail Bellarine Highway 19,200 1,300 0 20,500 17,700 17,700 17,700 0 2,800 2,800 2,800 (Newcomb) Settlement and 33,000 200 0 33,200 28,200 28,200 28,200 0 5,000 5,000 5,000 Breakwater Road Belmont - Spotlight centre Smithton Grove 4,300 0 0 4,300 4,000 4,000 4,000 0 300 300 300 North Geelong - 11,200 0 0 11,200 9,400 9,400 9,400 0 1,800 1,800 1,800 Mackey Street Sharon Court 10,500 0 0 10,500 8,800 8,800 8,800 0 1,700 1,700 1,700 Princess Hwy Auto 300 0 0 300 200 200 200 0 100 100 100 Centre Gordon Avenue 20,300 1,800 0 22,100 17,900 17,900 17,900 0 4,200 4,200 4,200 Precinct (Geelong West) Moorabool-Fyans 42,500 3,100 0 45,600 38,100 38,100 38,100 0 7,500 7,500 7,500 Dispersed Anakie Road 3,900 300 0 4,200 3,700 3,700 3,700 0 500 500 500 Gregory Avenue 2,500 0 0 2,500 2,300 2,300 2,300 0 200 200 200 West Fyans Street 13,300 400 0 13,700 12,400 12,400 12,400 0 1,300 1,300 1,300 Surf Coast 13,500 2,00 0 15,500 12,100 12,100 12,100 0 3,400 3,400 3,400 Highway Bacchus Marsh 0 0 0 0 0 0 0 0 0 0 0 Road (Corio)

Planned or future centre Total

Source: SGS Economics and Planning * Future floor space growth of dispersed centres has been restricted. Growth will be directed to centre’s identified in the retail hierarchy at table 2.

# Supportable floor space was not calculated for local centres, however all floor space was included as an input into the SGS gravity model.

59 60 OPPORTUNITIES AND CHALLENGES

WHOLE OF NETWORK

Greater Geelong faces both challenges and opportunities to improve the retail economy: 1. Population growth is being directed to both greenfield and infill locations, which creates demand for new retail centres and may provide the population base needed to increase support of existing centres. 2. Supermarket and bottleshops dominate retail sales across Geelong and do little to support other stores within a centre. Planning policy should encourage new supermarket-based developments to feature a diversity of busineses, creating opportunities for local, independent enterprises. 3. Successful shopping centre networks strongly represent the four approaches to retail (see page 16), however this is not currently happening, particularly in Central Geelong, where sub-regional centres may be considered to have a similar retail offer. 4. Townships on the Bellarine struggle to create a year- round retail market, relying heavily on the summer tourism period. Improvements in the hospitality and cultural tourism offer will be important for these locations. 5. Restricted retail is generally oversupplied across the municipality, except on the Bellarine. Here residents need to travel significant distances to reach the nearest restricted retail centre. 6. Most existing centres are forecast to support additional floor space by 2036. Managing how and where this growth occurs will require robust planning policy combined with further strategic work to guide future development. 7. Whilst online retailing was initially seen as direct competition to traditional retail stores, many retail stores have adapted by providing both an online and store experience.

61 KEY STRATEGY OBJECTIVES

INDIVIDUAL CENTRES RETAIL STRATEGY OBJECTIVES To guide Greater Geelong’s retail centre growth, we have Retail land use and development in the City of Greater identified future work that could be done to support the Geelong is expected to: retail hierarchy and broader retail strategy objectives. • provide convenient access to goods and services, (discussed at appendix 1) minimising the number, and length, of car trips Key recommendations include: • encourage a competitive supply of goods and services, keeping prices down • Prepare an urban design framework or structure plan for Belmont sub-regional centre to guide the • encourage walkable access to suppliers of day-to-day ongoing development of this centre. The plan should essentials investigate future retail needs and high density housing • create vibrant and inviting town and neighbourhood opportunities. centres • Prepare a structure plan for the Waurn Ponds sub- • maintain an appropriate mix of sub-regional centres, that regional centre. The plan should investigate future retail offer a wide range of retail goods and services needs and high density housing opportunities. There is also an opportunity to include the surrounding area • improve and strengthen Central Geelong, acting as a between Pioneer Road and the ring road as part of this flagship for the commercial and cultural life of Greater study. Geelong • Prepare an urban design framework or structure plan • distribute restricted-retail activity within a hierarchy, for Pakington Street (Geelong West). The plan should with retailers located in centres in a selected number of consider rezoning opportunities within the northern end specialised regional-restricted retail nodes. of Pakington Street and review the role of the Gordon Avenue restricted retail precinct. • Prepare an urban design framework or structure plan for the Separation Street neighbourhood centre in Bell Park. The plan should investigate opportunities to develop a supermarket anchor within this centre and consider streetscape upgrades. • Prepare an urban design framework or structure plan for Shannon Ave, Geelong West. The plan should investigate opportunities to grow this centre and consider streetscape upgrades. • Review zoning controls on Surf Coast Highway between the industrial zoned land and Reserve Road.

62 INCORPORATING OBJECTIVES INTO LOCAL PLANNING POLICY A revised Local Planning Policy Framework should reflect these objectives, in the following ways: Convenient access

• Where possible, reduce the need for shoppers to travel • Require advocates for new supermarket-based centres long distances from home to access retail services. to encourage a diversity of busineses in their proposals, creating opportunities for localand independent • Address service gaps identified in Greater Geelong’s enterprises. retail system, taking into account the effect on existing levels of retail competition and customer choice. Walkable access to day-to-day essentials • Locate any new retail centres on sites that have existing, • Reduce travel distances for day-to-day needs by or potential future, access to public transport services encouraging development of a dense network of and quality road access for private vehicles. convenience-based local and neighbourhood centres Competitive supply of goods and services within walking distance for all residential areas of Greater Geelong (approximately 800 metres). • Provide an appropriate forward land supply for retail and activity centre development to meet current Vibrant and inviting retail centres and anticipated needs of communities and stimulate • Distribute supermarket-based neighbourhood and town competition. centres across the municipality to perform the role of • Where demand is expected to exceed supply, encourage primary food centres for communities. new stores to establish in existing retail centres, in • Consolidate the demand base of individual retail centres conformity with the agreed retail hierarchy. by integrating housing where possible. • Allow the development of new retail centres only where • Where demand exists, make it easier to expand existing all of the following can be demonstrated: centres, without undermining the structure of the a. supply in the existing network of centres is centre’s hierarchy. constrained • Encourage a broad mix of activities in higher-order town b. they are justified by demand growth and and sub-regional centres, including office and community c. where they generate a net community benefit. uses. • Where possible, provide retail-zoned land in multiple • Minimise amenity impacts by ensuring the built form land ownerships, to avoid monopoly conditions in of new or expanding centres maintain an appropriate catchments. Monopoly holdings can encourage interface with abutting sensitive land uses. restrictive lease practices and anti-competitive land • Maintain active frontages to abutting streets in new or withholding behaviour, leading to undersupply of retail expanding centres. floor space within the network.

63 Restricted retail Industrial areas

• A number of regional-scale, specialised, restricted-retail • Support retail uses where they have direct synergies to centres should continue to service regional catchments industrial land use activities. to accommodate large-scale and low-density restricted • Retail premises should be directed to commercial 1 or 2 retail. zoned land. • Encourage smaller-scale and/or higher-density restricted • Retail uses should not detrimentally impact on current retail to locate in Central Geelong and sub-regional and future industrial operations. centres, in preference to the specialised restricted retail precincts. • Discourage restricted retail in other locations, unless it can be proven that a net community benefit will be created by the proposed development.

64 ASSESSING RETAIL DEVELOPMENTS

A revised planning policy aims to provide convenient access to retail services, by supporting existing retail centres and encouraging investment. Out-of-centre development will be supported, but only where it can be demonstrated that:

• there is a low level of impact in the immediate context 3. Proposals that are not consistent with the centre and wider region and hierarchy and policy (see criteria in point 1) will be considered high impact (non-compliant proposals). • it will result in a genuine net community benefit. These will be assessed using: In the case of retail development proposals where a a. the objectives set for the retail system, as detailed planning permit or scheme amendment is required, we will on page 17 apply the following criteria: b. an economic impact assessment and 1. We will appraise how the retail proposal aligns with the adopted retail hierarchy in terms of: c. a net community benefit test. a. Location – relative to the existing centres network, The net community benefit test will measure marginal costs presented in Table 2. and benefits generated by the non-compliant proposal, versus the base case (see page 44). The (minimum) scope b. Indicative size – assessed against the floor space of the net community benefit test is shown in table 6. caps, presented in Table 7. Victorian Government guidance on how these costs and c. Centre role – assessed against the expectations of benefits may be measured can be found in the Department centre level within the hierarchy, also presented in of Treasury and Finance’s Victorian Guide to Regulation Table 2. Toolkit 2: Cost benefit analysis updated( July 2014). 2. Proposals consistent with the above will be deemed Planning applications that do not trigger a permit for use low impact and required to submit an economic impact will need to demonstrate satisfactory traffic and/or urban assessment. This must demonstrate the following to amenity outcomes. gain support: a. trade diversion impact of 10 per cent, or less, on any competing centre and b. no significant direct competition, with similar offerings in designated regional, sub-regional and town centres, as identified in the retail hierarchy.

65 TABLE 6: NET COMMUNITY BENEFIT ANALYSIS OF HIGH IMPACT NON-COMPLIANT PROPOSALS

BENEFITS VERSUS THE BASE CASE COSTS VERSUS THE BASE CASE

1. Improved amenity and place quality at the 1. Greater motorised travel externalities, such as air pollution, out-of-centre location, achieved through retail accidents and congestion. development. 2. Reduced consumer surplus – that is, shoppers will have to 2. Providing expanded retail services earlier for the pay more in vehicle operating costs to achieve similar retail district population (potential). service outcomes.

3. Foregone opportunities for consolidating urban development in the district.

4. Negative impacts on competing centres within the planned hierarchy, such as persistent vacancies and vandalism (potential).

5. Foregone opportunities for co-locating retail services with community services (potential).

6. Foregone employment development, by displacing strategic business land (potential).

Source: SGS Economics and Planning

66 67 FLOOR SPACE CAPS AND GUIDELINES

Floor space caps in the Greater Geelong Planning Scheme will be retained. Floor space caps assist in helping to create a planned centre network where retail hierarchies are vulnerable. In the past, floor space caps have been applied BENEFITS OF FLOOR SPACE CAPS inconsistently across Greater Geelong. This has created confusion over their role and purpose. Under the Victorian Floor space caps require a planning permit in cases where Planning Provisions, a floor space cap can only relate to a development exceeds the cap, even if a planning permit uses defined as a ‘shop’. is not otherwise required. The benefits of applying floor space caps are: A shop is defined at Clause 73.03 of the Greater Geelong Planning Scheme as: • all permit applicants must submit an economic impact assessment and, in the case of high-impact proposals, a Land used to sell goods or services, or to hire goods. net community benefit test to determine trade impacts It includes the selling of bread, pastries, cakes or other on nearby centres (greater than 10%) and whether the products baked on the premises. It does not include proposal will deliver a genuine benefit to the community. food and drink premises, gambling premises, landscape gardening supplies, manufacturing sales, market, motor • they ensure that new development is consistent with the vehicle, boat, or caravan sales, postal agency, primary established retail hierarchy produce sales, or trade supplies. • they ensure centres grow in line with the population • provide an opportunity to review whether a centre will come on line too early, resulting in possible delays of planned centres, or significant trade impacts on nearby centres. APPLYING FLOOR SPACE CAPS IN GREATER GEELONG

Floor space caps will generally be applied to sub-regional centres and centres in growth area locations. Generally floor space caps have been determined by the shop component of existing or planned centres, as follows:

68 REGIONAL CENTRES SUB-REGIONAL CENTRES Central Geelong Generally a floor space cap, will be applied to sub-regional centres. This will support the retail hierarchy, by giving us Existing floor space total:213,300 square metres an opportunity to review the size, timing and offering of Existing shop floor space:131,400 square metres such centres through the planning permit process. Where a different recommendation has been made, reasons why Current floor space cap:No are given. Recommendation: Floor space cap not recommended. Belmont sub-regional centre Central Geelong sits at the top of our retail hierarchy Existing floor space total: and will remain the focus of investment, retail, education, 44,000 square metres culture, leisure, commerce, services and higher-density Existing shop floor space:32,500 square metres residential living. Current floor space cap:No The retail audit has identified that sub-regional centres Recommendation: Floor space cap not recommended. compete strongly with Central Geelong, as they are conveniently located near residents and have a similar This centre is primarily a strip shopping centre which is retail offering. anchored by a Coles and Kmart (discount department stores). The centre has a high proportion of hospitality and We have a number of strategies in place to strengthen the speciality shops. Property within the centre is controlled role of Central Geelong as a regional centre and create by multiple owners, making it difficult to manage in a point of difference with other sub-regional centres. A comparison to a large shopping complex. Paired with strong focus has been on encouraging arts and culture, constant small changes to the use of land and multiple hospitality and accommodation. ownership patterns, make administrating a floor space cap for this centre complex. Future floor space demand for this centre is estimated to be 20,800 square metres by 2036 (13,600 square metres of this relates to shop uses). While some of this growth may be accommodated within existing zoned land without significantly impacting the retail hierarchy, growth beyond this would likely require land rezoning enabling Council to consider the timing and impact of new development on the retail hierarchy.

69 Leopold sub-regional centre Waurn Ponds sub-regional centre

Existing floor space total:20,600 square metres Existing floor space total:41,800 square metres Existing shop floor space:18,000 square metres Existing shop floor space:38,300 square metres Current floor space cap: 30,000 square metres Current floor space cap:35,000 Recommendation: Retain existing floor space cap. Recommendation: 35,000 Leopold is identified in the retail hierarchy as a sub- This centre has expanded in recent years to the current regional centre, servicing the Bellarine Peninsula. An floor space of 41,800 square metres. The centre currently Urban Design Framework and existing Development Plan exceeds or is close to the current maximum floor space Overlay (DPO30) currently guide the development of the cap. It is proposed to retain the existing floor space cap centre. Planning policy has identified land to the north at 35,000 square metres. By maintaining the cap at the of the existing centre for future expansion. The existing current shop floor space, proposals to increase the size of floor space cap is considered sufficient to allow this centre the centre will require a planning permit enabling Council to grow in line with population growth on the Bellarine to consider the timing and impact of new development on Peninsula. the retail hierarchy. Corio Shopping Centre

Existing floor space total:27,500 square metres Existing shop floor space: 26,400 square metres Current floor space cap: No Recommendation: Introduce a floor space cap of 26,400 square metres. The centre currently has 26,400 square metres of shop floor space. Forecasts suggest that by 2036, the centre could support an additional 16,600 square metres of retail floor space (16,000 of this relates to shop uses). By setting the cap at the current shop floor space, proposals to increase the size of the centre will require a planning permit enabling Council to consider the timing and impact of new development on the retail hierarchy.

70 SPECIALISED CENTRE NEIGHBOURHOOD CENTRES Pakington Street (Geelong West) Recommendation: Floor space caps not recommended. As most neighbourhood centres in Greater Geelong are Existing floor space total:43,100 square metres ‘land locked’, requiring significant redevelopment of Existing shop floor space:29,200 square metres existing buildings and car parking areas or rezoning to Current floor space cap:No accommodate additional growth, floor space caps are not recommended. Additionally, if rezoning of nearby land was Recommendation: Floor space cap not recommended. required, it would enable Council to consider the timing This centre is similar in size and character to Belmont, and impact of the development on the retail hierarchy. in that it is primarily a strip-shopping centre. However, it doesn’t meet the definition of a sub-regional centre because it does not contain a discount department store. AREAS EXPERIENCING GROWTH This centre plays an important role in the Greater Geelong General retail hierarchy. It acts as a core retail, commercial and community centre in the municipality, with a broader Recommendation: Various floor space caps between 3,000 employment role. and 7,650 square metres. Future floor space demand is forecast to be an additional There are several locations experiencing growth within 18,700 square metres by 2036 (8,400 of this relates to Greater Geelong, including Armstrong Creek, Drysdale/ shop uses). Whilst some of this growth may be able to Clifton Springs, Fyansford, Ocean Grove and Lara. The be accommodated within existing commercial zoned development of each area is supported by a precinct land, growth beyond 18,700 would likely require land to structure plan or development plan. The location, size and be rezoned enabling Council to consider the timing and make up of centres have been agreed on and, in most impact of new development on the retail hierarchy. instances, have also been reviewed by an independent Planning Panel. All planned centres are located in convenient places for TOWN CENTRES residents, and with their size determined by the estimated Recommendation: Do not apply floor space caps surrounding population. In most cases, planned centres have a current floor space cap. Town centres are similar to neighbourhood centres, in that they support the daily retail needs of residents. We propose retaining floor space caps where they already However, they are often larger, due to the isolated nature exist and applying them where they don’t. This will allow of the townships. Additional retail investment should each centre to service a particular trade area. be encouraged in town centres as our analysis indicates that town centres can accommodate additional retail investment, without posing a threat to the hierarchy.

71 Removing or increasing the floor space caps in these There is an approved development plan for the Kingston locations may: Downs Estate which shows the location of future land uses, road network and other details (see Figure 18). A planning • make it difficult for new centres to establish, as those application (PP233/2016) has been approved to develop established early are likely to dominate; stage 1 of the Kingston Downs Neighbourhood Centre. • make established centres more attractive as an The proposed neighbourhood centre would contain: investment for new business and delay other planned A total of 12,2634 square metres of floor space, centres from establishing; comprising: • remove an opportunity to review the impacts of • 9,752 square metres of floor space to the north of additional retail floor space – both on the established Coastal Boulevard (Commercial 1 Zone); and hierarchy and any planned or existing centres; • 2,882 square metres of floor space to the south • delay residents in new communities having good access (Commercial 2 Zone); to essential retail services. • key centre anchors including Woolworths and Aldi Kingston Downs Neighbourhood Activity Centre, supermarkets, and a Dan Murphy’s liquor store. Grubb Road, Ocean Grove The northern side of the centre (Commercial 1 Zone) would Planned retail floor space total:12,260 square metres consist of: Planned shop floor space:10,500 square metres • a 4,200 square metre Woolworths; Current floor space cap:No • a 1,446 square metre Dan Murphy’s; Recommendation: Floor space cap of 7,650 square metres. • a 650 square metre mini major; The Ocean Grove Structure Plan 2007, and subsequent • approximately 2,700 square metres of floor space Amendment C60, rezoned: dedicated to specialty retail tenancies, which will • 9.7 hectares of land to Commercial 1 Zone (previously comprise a variety of uses including shops, cafes, business 1) and takeaway food premises and other retail uses; • 14.5 hectare to the Commercial 2 Zone (previously • approximately 700 square metres dedicated to non-retail business 4). uses, such as office spaces or gyms. Recent planning scheme reform allows for supermarket Assuming 50 per cent of the speciality retail stores are and shop uses to establish, as of right, within the not used for shop uses, the north of Coastal Boulevard is Commercial 2 Zone land. This means a significant amount expected to consist of approximately 7,650 square metres of retail floor space could be established, without the of shop uses. need for a planning permit. This is of concern, given the Taking into consideration the existing planning application potential trade impacts on the Ocean Grove Town Centre, and that floor space caps do not apply to Commercial 2 Ocean Grove Market Place, Leopold sub-regional centre Zone land, a floor space cap of 7,650 square metres should and the established retail hierarchy. be applied to the Kingston Downs Neighbourhood Centre.

72 This is consistent with the planning permit on Commercial opportunity to review the impact of further development 1 Zone land. Under this cap, further development will then on the retail hierarchy particularly the Ocean Grove Town trigger an economic impact assessment and provide an Centre and Leopold Sub-regional Centre.

FIGURE 18: KINGSTON DOWNS – APPROVED DEVELOPMENT PLAN

0 0 100 200

legend site boundary encumbered land conventional lots

arterial road industrial low density lots

connector road level 2 neighbourhood activity centre storm water treatment facility connector road level 1 community facility land existing trees to be retained where practical access street level 1 restricted retial pedestrian open space connection retained trees subject to a favourable retirement village horticultural report passive open space existing trees to be removed existing open space medium density lots 73 Warralily Neighbourhood Activity Centre – Lara West Neighbourhood Centre Armstrong Creek East Precinct Planned Retail floor space total:5,000 Retail floor space total: 9,625 square metres Current Floor space cap: No Existing shop floor space:7,700 square metres Recommendation: Introduce a floor space cap of 5000 Current floor space cap: Yes square metres. Recommendation: Retain floor space cap of 6000 square The Lara West growth area is located on the western edge metres. of Lara. A neighbourhood centre has been identified in the approved precinct structure plan (Amendment C246) Known as The Village Warralily, this centre opened in 2017 as needed to service future residents. Amendment C246 and includes: suggests the size of the centre should be approximately • a full line 3800 square metre Woolworths supermarket; 5,000 square metres and include a full-line supermarket and speciality retail, however no floor space cap was • 1544 square metres of speciality retail; proposed. Forecasting suggests that a centre of this size • 2424 square metres of hospitality and other uses; and is appropriate. A planning permit has not been lodged to develop the neighbourhood centre, however subdivision • 400 car parking spaces. permits to commence development of the land have been A subsequent planning permit (PP722/2016) has been lodged. The proposed centre would be delivered between approved to include a 1600 square metre Aldi supermarket 2020 and 2030. and 257 square metres of speciality retail within this It is recommended that a 5,000 square metre floor space centre. Combined with the existing centre, this means cap be applied to this centre. Additionally, the Lara West approximately 9,625 square metres will be dedicated to Neighbourhood Centre should be included within the retail uses. This centre currently has a floor space cap of retail hierarchy and identified as our preferred location 6,000 square metres. for additional retail services to support residential growth It is forecast that this centre could support 16,100 square within Lara. metres of retail floor space (13,000 dedicated to shop uses) by 2036. The precinct structure plan anticipates there will be a number of non-retail uses within this centre, including office and community uses. Sufficient land has already been identified for this purpose. Prior to granting additional planning permits for retail development in this centre, we should consider whether there is sufficient land available to deliver a variety of uses within the centre and review the impact on other planned centres within Armstrong Creek. It is recommended that the current floor space cap be retained.

74 LOCAL ACTIVITY CENTRES PROPOSED FLOOR SPACE CAPS Recommendation: Floor space caps of 1000 square metres Table 7 identifies the recommended floor space caps for retained for all local activity centres within the Armstrong sub-regional and growth area locations. These floor space Creek Growth Area. caps relate to shop uses only. This shows: The retail audit accounted for all local activity centres, but • Existing floor space caps have been retained for some did not attribute growth modelling to them. sub-regional centres and growth-area locations. The Armstrong Creek Growth Area has been planned to • In other centres, floor space caps have been calculated accommodate a number of smaller local activity centres. using the gravity model. Floor space caps of 1000 square metres have been applied to these, to make sure the majority of retail growth is • In some individual cases, discussed above, an alternative directed to identified neighbourhood activity centres. floor space cap has been recommended. In some locations, the supportable floor space is below already established floor space caps. This is not considered to be a significant issue. It is anticipated that the various centres will expand over time and contain a mix of uses, consistent with their approved precinct structure plans, development plans, or township structure plans.

75 TABLE 7: PROPOSED FLOOR SPACE CAPS

OVERALL SQUARE EXISTING PROPOSED SIZE IN SQUARE METRES SUPPORTABLE FLOOR SPACE FLOOR SPACE CAP NAME OF CENTRE METRES IN 2016 FLOOR SPACE BY 2036 CAP IN SCHEME SQUARE METRES (SHOP) (SHOP)* 2016 (SHOP ONLY)

Sub-regional centres

Corio 26,400 42,400 - 26,400

Leopold 18,000 31,500 30,000 30,000

Waurn Ponds 38,300 59,200 35,000 35,000

Growth Areas

Armstrong Creek Town Centre 0 42,700 40,000 40,000

Fyansford 0 4,800 - 4,800

Horseshoe Bend North East 0 3,600 7,000 7,000

Jetty Road 4,100 5,400 6,000 6,000

Warralily 7,700 13,000 6,000 6,000

Kingston Downs 0 5,300 - 7,650

Armstrong Creek West 0 1,600 3,000 3,000

Lara West 0 800 - 5,000

Armstrong Creek East Precinct 0 N/A 1,000 1,000 Local Activity Centre^ Armstrong Creek West Precinct Whites Road Local Activity 0 N/A 1,000 1,000 Centre^ Armstrong Creek West Precinct Boundary Road Local Activity 0 N/A 1,000 1,000 Centre^ West Precinct Train Station 0 N/A 1,000 1,000 Local Activity Centre^ Armstrong Creek Horseshoe Bend Precinct Southern Local 0 N/A 1,000 1,000 Activity Centre^ Armstrong Creek Horseshoe Bend Precinct Western Local 0 N/A 1,000 1,000 Activity Centre^

Note: In some instances shop floor space already exceed existing caps. In most instances this occurs in an existing centre where changes of land use occur frequently but the overall floor space of the centre does not e.g. waurn ponds sub-regional centre

76 FLOOR SPACE GUIDELINES

Even though floor space caps have not been proposed for all centres, floor space guidelines for all centres within the retail hierarchy should be included within the municipal strategic statement, as shown in Table 8. These guidelines will assist in: • directing development to a centre where demand has been identified; • encouraging retail growth in line with population growth and; • supporting the identified hierarchy of centres, by directing growth to existing centres. These guidelines are not intended to prevent centres growing larger than the floor space indicated in Table 8. They also shouldn’t override the recommendations of economic impact assessments, including net benefit community tests, in cases where the planning scheme requires them. Indeed, some centres may never achieve the supportable floor space identified for a range of reasons, such as land constraints. This demand may then be taken up by a nearby centre or new centre, provided the proposed development can comply with the planning scheme.

77 TABLE 8: SUPPORTABLE RETAIL FLOOR SPACE GUIDELINES TO 2036*

CENTRE NAME TOTAL FLOOR SPACE AMOUNT OF SUPPORTABLE TOTAL FLOOR SPACE INCLUDING EXISTING, VACANT FLOOR SPACESQUARE DEMAND SQUARE METRES AND PLANNED FLOOR SPACE METRES 2036# 2036 SQUARE METRES 2016 (difference from 2016)

Regional Centre

Central Geelong 213,300 315,400 +102,100

Sub-regional 18,000 31,500 30,000

Belmont 44,000 59,600 +15,600

Waurn Ponds 41,800 60,800 +19,000

Corio Shopping 27,500 42,100 +14,600 Centre

Leopold 20,600 34,500 +13,900

Armstrong Creek 40,000 46,700 +6,700

Specialised

Pakington Street 43,100 58,000 +14,900

Town Centres

Ocean Grove 16,700 19,400 +2,700

Drysdale 15,100 22,800 +7,700

Lara 15,100 20,500 +5,400

Barwon Heads 10,300 11,600 +1,300

Portarlington 7,200 9,600 +2,400

St Leonards 3,300 5,300 +2,000

Neighbourhood centres Shannon Avenue 12,900 17,400 +4,500 (Geelong West)

Separation Street 6,000 9,100 +3,100

Pakington Street 9,500 13,900 +4,400 (Newtown)

Highton 7,100 9,500 +2,400

Newcomb Central 7,400 9,500 +2,100

Geelong East 6,100 9,100 +3,000

Bellarine Village 6,900 9,100 +2,200

Bell Post Shopping 5,600 7,900 +2,300 Centre

78 CENTRE NAME TOTAL FLOOR SPACE AMOUNT OF SUPPORTABLE TOTAL FLOOR SPACE INCLUDING EXISTING, VACANT FLOOR SPACESQUARE DEMAND SQUARE METRES AND PLANNED FLOOR SPACE METRES 2036# 2036 SQUARE METRES 2016 (difference from 2016)

Barrabool Hills 4,200 5,500 +1,300 Shopping Centre Shannon Avenue 4,900 6,100 +1,200 (Newtown) Ocean Grove 5,800 6,700 +900 (Marketplace)

Vines Road 3,200 4,700 +1,500

Fyansford 11,800 10,800 -1,000

Grovedale Central 2,700 3,200 +500

Dorothy Street 1,800 2,800 +1,000

Ash Road 1,800 3,100 +1,300

Rosewall 1,700 2,200 +500

Jetty Road 4,200 3,300 -900

Warralily 8,800 16,100 +7,300

Surf Coast Hwy 3,400 4,600 +1,200

Lara West 4,700 800 -3,900

Armstrong Creek 3,000 1,500 -1,500 West Horseshoe Bend 7,000 4,300 -2,700 North East

Kingston Downs 11,200 6,000 -5,200

Restricted Retail^

Drysdale 3,600 5,000 +1,400

Geelong Gateway 33,600 50,600 +17,00

Waurn Ponds 47,300 76,000 +28,700

Melbourne Road 23,600 36,100 +12,300 (Norlane) Melbourne Road 14,300 22,200 +7,900 (North Geelong)

Sinclair Street 4,100 7,800 +3,700

Leopold 12,300 20,400 +8,100

Armstrong Creek 25,000 24,400 -600

* Supportable floor space is defined as all retail uses. # Where the amount of supportable floor space includes a ‘minus’, the size of this centre already exceeds retail demand. ^ Excludes dispersed Restricted Retail Centres.

79 SUMMARY OF CHANGES TO THE GREATER GEELONG PLANNING SCHEME Based on the findings contain in the Retail Strategy it is recommended that the following changes be made to the Greater Geelong Planning Scheme:

• A new policy context, including objectives to deliver convenient access to services, improved competition, walkability, continued support for existing centres and better urban design outcomes. • An updated retail hierarchy which reflects the role and function of centres across the retail network. • An updated policy which requires economic impact assessments to be undertaken for new development which challenge the retail hierarchy. • An updated policy which requires a net community benefit assessment for new development likely to have a high impact on the retail hierarchy, for example a new retail centre. • Use of floor space caps applied as part of a schedule to the Commercial 1 Zone, to ensure that the timing and size of development will not impact on the retail hierarchy or other nearby centres. • Use of floor space guidelines, contained within policy, to help direct development to locations where there is demand for more retail floor space.

80 CONCLUSION

The retail sector in Greater Geelong will need to grow to meet future demand for retail services by 2036. Support to grow the retail sector within planned and existing retail centres will continue.

A significant amount of retail planning and development has occurred in Greater Geelong over the last 10 years, to meet existing and forecast population growth. Most residents currently have access to a retail centre capable of meeting their daily retail needs, within a 20-minute drive of their home. Population growth will see existing centres increase retail turnover densities, creating demand for additional retail floor space. This strategy seeks to direct this demand for floor space to existing retail centres, supporting the established retail hierarchy and meeting a number of broader planning policy objectives, such as urban consolidation. This may not always be possible, as demand for new centres in out-of-centre locations will continue. However, an updated planning policy will strengthen the assessment criteria for these applications, making sure the established retail hierarchy will not be undermined.

81 APPENDIX 1 REGIONAL CENTRES

1.1 CENTRAL GEELONG

CENTRE NAME: CENTRAL GEELONG Hierarchy status: Regional

Location: Geelong

Key characteristics: Large retail and commercial precinct with two shopping centres (Westfield Geelong and Market Square Geelong). There is limited on-street pedestrian activity and high vacancy levels in parts of the precinct.

Current role: Strong retail and business focus but is faced with strong competition from surrounding centres including Pakington Street (Geelong West), Belmont and Waurn Ponds.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

974,206 1,481 0 44,280 186,164

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

3,242 32,959 29,133 4,670 64,536 52,764 187,304 - 25,985

Retail anchors: 1 DS (Myer), 3 DDS (Big W, Dimmeys, Harris Scarfe, Target), 1 supermarket (2,542sqm Coles)

Transport Public Geelong Railway Station (approx. 400m), South Geelong Railway Station (approx. connections: 1.1km), bus service (several bus routes)

Private Several blocks on either side of Ryrie Street, accessible via Princes Highway, Hamilton Highway, Bellarine Highway and Portarlington Road

Future role and Recent public realm, residential and office investment within Central Geelong has resulted in more opportunities: people working and living within the precinct. The number of people living and working in Central Geelong is expected to increase overtime. The City of Greater Geelong is committed to promoting a strong arts and cultural precinct focused around the Geelong Gallery and Geelong Performing Arts Centre located in Little Malop Street. The development of Central Geelong is guided by the Central Geelong Structure Plan, Central Geelong Action Plan and the Revitalising Central Geelong Action Plan. Council in partnership with the State Government will continue to promote economic productivity and pedestrian activity in the precinct by implementing the recommendations of these plans. Whilst there is currently a strong retail and business focus in Central Geelong there is strong competition from surrounding centres including Pakington St (Geelong West), Belmont and Waurn Ponds. An additional 132,500 square metres of floor space could be supported within Central Geelong by 2036. It is considered that this growth could be accommodated within existing zoned land with support for higher and more dense development.

Action required: Nil

Growth Forecast supportable Potential to grow Sub precinct planning Potential for rezoning Opportunities floor space 2016- within current zoned required to align with centre 2036 sqm (difference land boundary from total floor space)

132,500 Yes No No

* Excludes non employment uses such as residential, car parking and sites under construction.

82 1.1 CENTRAL GEELONG

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

L A 0 75 150 300 450 600 750

D E Meters

S K E E E M R D A A A D S N

D T A E R N E L P A E V T S E E N U E E H T 1:7,500

M E R C E R

S LEGEND T R E E T

W E ST ER N BE AC H RO AD

O R B T RO E A UGH AS L AM T GOR ST ER DON AVEN REE N B UE T EA CH RO AD

GO RDO N A VEN UE RAILWAY TERRACE

E AST ERN BEA CH R OAD

T MAL E OP E ST R E RE ET T C S A

R E N R I E R T E

L E L

B E

O B

R YRIE STR EET

T E M E YE R R S S S Y T TRE D S ET N E P Y A P H A R G A N I D R E E H G

M CKIL LOP STR EET

T E E R T S

O O B K A IL R GOU R S O TRE O ET M

CENTRE LOCATION MAP

8383

Specialty Other Hospitality Residential Enclosed Mall Specialty Food Public facility Department Stores Commercial Car park Unclassified Shop Commercial Services Non-leasable retail Supermarket Industrial Under construction Bulky Goods Education Vacant Entertainment Medical SUB–REGIONAL CENTRES

1.2 BELMONT

CENTRE NAME: BELMONT Hierarchy status: Sub–Regional

Location: Belmont

Key characteristics: Major shopping strip located in close proximity to Central Geelong and well-connected to bus services. Contains Belmont Shopping Village (anchored by Coles) to the north and finer grain built form to the south, and includes a municipal library and a kmart (DDS).

Current role: This precinct contains a range of specialty shops, office, retail and hospitality services, and is particularly active at the southern end.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 156,570 0 1,000 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

9,597 6,108 4,244 5,267 10,098 7,275 42,590 5780 1,370

Retail anchors: 1 DDS (6,108sqm Kmart), 3 supermarkets (6,027sqm Coles, 1,927sqm Coles, 1,643sqm Aldi)

Transport Public South Geelong Railway Station (approx. 2km), bus service along High Street (routes 14, connections: 15, 16, 17, 19, 20 and 74)

Private High Street, Belmont from Barwon Heads Road to Roslyn Road

Future role and There is demand for an additional 20,800 square metres of floor space within this centre by 2036. opportunities: Council should prepare an Urban Design Framework (UDF) or Structure Plan to guide the growth and development of the centre, investigating how additional floor space could be accommodated within existing zoned land. The plan should also include the surrounding residential land identified as an increased housing diversity area, identifying opportunities to increase housing densities around the sub-regional centre to help promote increased activity within the centre. The precinct is likely to continue to thrive, playing a continued retail, service and employment role in the local Belmont and wider Geelong area.

Action required: Develop an UDF or Structure Plan for Belmont. The plan should consider among other things; how to accommodate additional floor space, housing options, built form, car parking and streetscape improvements.

20,800 Yes Yes No

* Excludes non employment uses such as residential, car parking and sites under construction.

84 1.2 BELMONT

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

B A R R S A E B T O T O L L E M R E O N A T D D R OA O L R A OO D RAB BAR S E T T L E M E N T R O A D

T O E E W

R R T S A LEGEND B H IG H

M T PLEASA NT ROAD

ROS LYN ROAD

C O R IO S T R E E T 0 50 100 200 300 400 500

Meters

CENTRE LOCATION MAP 0 50 100 200 Meters

1:5,000

8585 SUB–REGIONAL CENTRES

1.3 CORIO SC

CENTRE NAME: CORIO Hierarchy status: Sub–Regional

Location: Corio

Key characteristics: Major, double storey shopping centre (Corio Shopping Centre) with over 95 stores and services, including a Geelong Council customer service centre.

Current role: The centre plays a central role in the provision of retail and services in the wider Corio area.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 100,860 0 0 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

8,695 5,772 0 1,245 10,708 1,043 27,463 3500 0

Retail anchors: 1 DDS (6156sqm Kmart), 2 supermarkets (3634sqm Coles, 3655sqm Woolworths)

Transport Public Bus service (routes 10, 11, 12, 30 and 45) connections:

Private Corner of Bacchus Marsh Road and Purnell Road, accessed via the Geelong Ring Road and Princes Highway.

Future role and The residential area surrounding the centre is part of a large increased housing diversity area which opportunities: supports higher density housing. The Corio-Norlane Structure Plan 2012 supports the development of a mixed use precinct on the residential land directly opposite the shopping centre. This precinct could be a focus for community activity in the area. A number of different initiatives to provide housing choice and services for the community are underway which may help to encourage growth in this area. There is demand for an additional 16,600 square metres of floor space within this centre by 2036. It is likely that given surrounding site constraints, any further expansion of this centre will occur within the existing boundaries of the site. New development should be encouraged over existing car parking or buildings.

Action required: Nil

16,600 Yes – but with No No constraints

* Excludes non employment uses such as residential, car parking and sites under construction.

86 1.3 CORIO SC

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

PURN ELL ROAD LEGEND

0 25 50 100 150 200 250

Meters

CENTRE LOCATION MAP 0 25 50 100 Meters

1:2,500

8787 SUB–REGIONAL CENTRES

1.4 LEOPOLD

CENTRE NAME: LEOPOLD Hierarchy status: Sub–Regional

Location: Leopold

Key characteristics: Gateway Plaza is a sub-regional centre located along the Bellarine Highway. It contains Coles and Aldi Supermarkets, Kmart and a number of specialty stores.

Current role: This centre largely serves the township of Leopold and commuters to and from the western region of Greater Geelong and the Bellarine Peninsula. It is complemented by small, local retail shopping strips found at Dorothy Street and Ash Road and the mixed use precinct diagonally opposite the site.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 89,750 0 29,130 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

4,959 5,293 638 957 6,805 1,952 20,604 660 0

Planned Floor space Nil sqm (additional) Retail anchors: 2 supermarkets (3,018sqm Coles, 1900sqm Aldi), 1 DDS (5,293 Kmart)

Transport Public Bus service (routes 75, 76, 77, 83) connections:

Private Corner of Bellarine Highway and Melaluka Road

Future role and This centre has recently been expanded. It consists of a Coles, Aldi, Kmart and speciality stores. The opportunities: increase in the size of this centre from 6,900 square metres to 20,600 square metres completes the transition of this centre to a sub-regional centre status. With this expansion, the centre may attract consumers from the wider Bellarine Peninsula. This centre is also supported by a small number of retail uses, mainly hospitality, on the south east corner of the Bellarine Highway and Melaluka Road. This area is considered part of the sub-regional centre and is zoned mixed use. The Leopold Urban Design Framework 2010 and the Leopold Structure Plan 2011 supported the transition of this centre from a neighbourhood centre to a sub-regional centre to service the Bellarine Peninsula. Existing planning policy (DPO30) supports the future expansion of the centre in a northerly direction along Melaluka Road.

Action required: Nil

15,800 No No – already Yes – already planned complete

* Excludes non employment uses such as residential, car parking and sites under construction.

88 1.4 LEOPOLD

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

LEGEND

BEL LARIN E HIG HWAY

B ELLA RINE HIGH WAY

0 50 100 200 300 400 500

Meters

CENTRE LOCATION MAP 0 50 100 200 Meters

1:5,000

8989 SUB–REGIONAL CENTRES

1.5 WAURN PONDS

CENTRE NAME: WAURN PONDS Hierarchy status: Sub–Regional

Location: Grovedale

Key characteristics: Major shopping centre in the south west of Greater Geelong with over 115 stores, along with an Aldi supermarket across the Highway. In close proximity to Deakin University’s Waurn Ponds campus and a municipal library.

Current role: This centre serves a wide catchment, with the closest competing retail centres located in Belmont and Highton.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 147,330 0 0 14,080

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

12480 11,640 0 2,437 11,294 3,492 41,760 2330 0

Retail anchors: 2 DDS (6,155sqm Kmart, 5,488sqm Target), 3 supermarkets (6,800sqm Coles, 3,712sqm Woolworths, 1,563sqm Aldi)

Transport Public Bus service (14, 15, 17, 70 and 71) connections:

Private Corner of Pioneer Road and Princes Highway (Colac Road), accessed via the Geelong Ring Road and Surf Coast Highway

Future role and It is recommended that the centre boundary include Aldi and the commercial properties on the north opportunities: western side of Colac Road, as well as the Waurn Ponds Shopping Centre. Land to the south west of the centre (135-177 Colac Road) is owned by the shopping centre, but is identified as a key (residential) development area in Council’s Housing Diversity Strategy and is zoned Residential Growth Schedule 1. Any future expansion of the shopping centre should occur within the existing Commercial 1 Zone land. The shopping centre should be encouraged to redevelop existing car parking areas and consider two or three storey development to achieve an increase in floor space. This centre is located directly to the east of the Waurn Ponds restricted retail precinct. Overtime it can be envisaged that there will be demand to grow both the sub-regional and restricted retail centres. Given the mix of land uses within the area, including some farming and residential zoned land, it is recommended that a Structure Plan for the area between Pioneer/South Valley Road and Pigdons Road be undertaken to inform future land use and built form outcomes. It is recommended this review consider the rezoning of the land at 250 South Valley Road and 126–138 Colac Road to a commercial Zone.

Action required: Amend the boundary of the Waurn Ponds shopping centre to include the north western side of Colac Road, to incorporate the Aldi, Apco Service Station, McDonalds and take away food premises.

22,700 Yes – but with Yes Yes constraints

* Excludes non employment uses such as residential, car parking and sites under construction.

90 1.5 WAURN PONDS

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

S O U T H V A L L E Y R O A D

S O U T H V A L L E Y R O LEGEND A D

AD O R C AD LA O O R C C LA O C P IO N E E R R O A D

0 50 100 200 300 400 500

Meters

CENTRE LOCATION MAP 0 50 100 200 Meters

1:5,000

9191 SPECIALISED CENTRE

1.6 PAKINGTON STREET

CENTRE NAME: PAKINGTON STREET Hierarchy status: Specialised

Location: Geelong West

Key characteristics: Major, vibrant retail strip in close proximity to Central Geelong. Contains Pakington Strand (anchored by Woolworths) and a municipal library, and is well-serviced by bus and rail services. The southern end of the precinct has continuous street frontages and a traditional walkable shopping strip role, while the northern end has variable facades and more office and restricted retail use.

Current role: Pakington Street (Geelong West) acts as a core retail, commercial and community centre in Greater Geelong, with a number of diverse retail and hospitality offers and community events. It serves both a local and wider regional role.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 115,640 56,280 22,560 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

3692 0 1,916 4,431 16099 12,007 38,145 4530 5,000

Retail anchors: 3754sqm Woolworth supermarket

Transport Public Geelong Railway Station (approx. 1 km), bus service (routes 10, 11, 12, 30, 45, connections: 50 and 51)

Private Pakington Street, from Church Street to Gordon Avenue, accessible via Princes Highway and Hamilton Highway

Future role and Future role and opportunities: Pakington Street (Geelong West) is likely to continue to thrive as a opportunities: retail hub and community centre into the future. Much of Pakington Street is covered by a Heritage Overlay which plays a significant role in guiding development within the area. Further planning work is needed to better define the role and function of the various sub-precincts within this broader centre, including the commercial 2 zone land located to the north. Attention is needed to ensure Pakington Street maintains its specialty retailing function and does not undermine the Geelong CBD. Council has commenced work on an Urban Design Framework for the commercial 1 zone land in Pakington Street. This project primarily seeks to identify streetscape upgrades. There is scope to broaden this piece of work to investigate re-development and re-zoning opportunities at the northern end of Pakington Street as well as along Gordon Avenue.

Action required: Prepare an UDF or Structure Plan for Pakington Street (Geelong West). The plan should consider development and re-zoning opportunities in Pakington Street, north of Waratah and Wellington Streets and within the dispersed restricted retail area along Gordon Ave.

18,000 Yes Yes Yes

* Excludes non employment uses such as residential, car parking and sites under construction.

92 1.6 PAKINGTON STREET

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

CH A URC E H STREE O T N

O E

L E GLENLEITH M AVENUE

K E E R

A K

S E T E R R A E

E S T T R E E T

LEGEND

O T WATERLO G O STREET N I

M E R C E R M S E T R R C E E E R T S T R E E T

A D D E N

A V E N U E

AUTUM N STREET AUTUMN STREET

O GO R RDON AVE T NUE A

0 50 100 200 300 400 500 CENTRE LOCATION MAP Meters

0 50 100 200

Meters

1:5,000

9393 TOWN CENTRES

1.7 BARWON HEADS

CENTRE NAME: BARWON HEADS Hierarchy status: Town

Location: Barwon Heads

Key characteristics: Small township located on the mouth of the Barwon River. The town centre has a strong hospitality and specialty retail offer. The main street (Hitchcock Ave) comprises a mix of commercial and residential uses.

Current role: This centre serves the local Barwon Heads area. It has a small supermarket anchor.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 26,490 0 29,820 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

1100 0 0 270 3,040 4,990 10,300 370 1,100 Retail anchors: 1 supermarket IGA (430 square meters current - 1100 future)

Transport Public Bus service (route 80) connections:

Private Hitchcock Avenue and Bridge Road, accessible via Barwon Heads Road and Barwon Heads-Ocean Grove Road

Future role and Barwon Heads is small township on the opposite side of the Barwon River to Ocean Grove. It has opportunities: a strong hospitably and speciality retail offer but with only a small supermarket anchor. A planning permit has been granted to expand the supermarket but construction has not yet commenced. Barwon Heads relies strongly on the services within Ocean Grove to meet the daily retail needs of the township. With little residential growth planned for Barwon Heads and the need to protect areas of environmental and indigenous heritage value within and surrounding the town, the current role of Barwon Heads as a local town centre is likely to be maintained into the future. There is limited demand for additional retail floor space within Barwon Heads between 2016 and 2036. The Barwon Heads Urban Design Framework 2003 (UDF) and Barwon Heads Structure Plan 2018 relate to the Barwon Heads Town Centre (and wider township). The recommendations of UDF have been implemented through significant streetscape upgrades. The structure plan does not identify the need for any additional commercial zoned land in the township.

Action required: Nil

1,600 Yes No No

* Excludes non employment uses such as residential, car parking and sites under construction.

94 1.7 BARWON HEADS

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

LEGEND

T I

BR IDGE ROAD

V I

N I

W 0 25 50 100 150 2E 00 250

Meters

CENTRE LOCATION MAP 0 25 50 100 Meters

1:2,500

9595 TOWN CENTRES

1.8 DRYSDALE

CENTRE NAME: DRYSDALE Hierarchy status: Town

Location: Drysdale

Key characteristics: A significant area in terms of size, the Drysdale Town Centre can be divided into two distinct areas in terms of land use and appearance. The areas are bounded by Portarlington Road to the north and Princess St to the south. The western section comprises the main Drysdale retail centre, while the eastern section is largely industrial.

Current role: Anchored by three supermarkets Woolworths, Aldi and Coles, this centre is significant in both the local and sub-regional context.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 97,140 0 0 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’ 8,013 0 0 675 3,293 2,900 14,886 1710 200

Retail anchors: 3 supermarkets (2,560sqm Woolworths, 1,396sqm Aldi, 4,000sqm Coles)

Transport Public Bus service (routes 78, 79 and 81) connections:

Private Intersection of Portarlington Road, Murradoc Road and Princess Street

Future role and With Drysdale a designated Council urban growth area, there may be pressure to increase stores opportunities: and services in the centre. However, with new retail development, Coles in the town centre and Woolworths in Curlewis there is likely to be no need for additional supermarkets in Drysdale and Clifton Springs The development of Drysdale and Clifton Springs is guided by the Drysdale Urban Design Framework 2012 (UDF) and the Drysdale/Clifton Springs Structure Plan 2010. The recommendations of these documents have been implemented into the Geelong Planning Scheme through various amendments. Most recently land along Murradoc Road has been rezoned from the Farming Zone to Commercial 2. The Drysdale UDF identifies a number of vacant sites within the Commercial 1 Zone. Any additional demand for floor space can be achieved within existing zoned land.

Action required: Nil

8,100 Yes No No

* Excludes non employment uses such as residential, car parking and sites under construction.

96 1.8 DRYSDALE

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

T E E R T D S A S O IN R L L S O

G C

N I

F I

LEGEND

MURRAD OC ROAD

T E E R T S H IG H

0 25 50 100 150 200 250

Meters

CENTRE LOCATION MAP 0 25 50 100 Meters

1:2,500

9797 TOWN CENTRES

1.9 LARA

CENTRE NAME: LARA Hierarchy status: Town

Location: Lara

Key characteristics: Lara’s main, walkable retail area is anchored by Woolworths (recently redeveloped) and Coles (new). Though the Lara area has been growing in population in recent years, this centre does not appear to be performing as well as other town centres in Greater Geelong. With the township now having two full line supermarkets, spending may be more likely to be retained within the township.

Current role: This centre serves both the Lara area and commuter traffic.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 48,180 0 0 20

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

8395 0 0 1,215 3,500 1,842 14,952 960 100

Retail anchors: 2 supermarkets (Woolworths expanded to 4200sqm in June 2016 , 4,195sqm Coles)

Transport Public Bus service (route 12) connections:

Private Station Lake Road, accessible via Princes Freeway and Forest Road North/South

Future role and The Lara Urban Design Framework (UDF) 2006 and Lara Structure Plan 2011 relate to the Lara opportunities: Town centre and the wider township. The recommendations from these documents have been implemented into the Greater Geelong Planning Scheme. Of particular note is the Lara UDF which facilitated the redevelopment of the Lara Town Centre to create additional retail floor space consisting of a Coles supermarket and speciality stores. Since the opening of the Coles Supermarket, the Woolworth store has been redeveloped. The further outward expansion of the Lara Town Centre may be challenging to achieve given the abutting land uses. Council would encourage increasing the height of buildings within the town centre to achieve additional floor space and land use mix.

Action required: Nil

5,700 Yes – with No No constraints

* Excludes non employment uses such as residential, car parking and sites under construction.

98 1.9 LARA

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

T E E R T D S A S O IN R L L S O

G C

N I

F I

LEGEND

MURRAD OC ROAD

T E E R T S H IG H

0 25 50 100 150 200 250

Meters

CENTRE LOCATION MAP 0 25 50 100 Meters

1:2,500

9999 TOWN CENTRES

1.10 OCEAN GROVE

CENTRE NAME: OCEAN GROVE Hierarchy status: Town

Location: Ocean Grove

Key characteristics: Thriving, beachside centre with high quality streetscape along main road (The Terrace). The precinct is to a degree disjointed by the large, centrally-located car park and the sprawling retail uses to the north, northeast and east of the fine-grain, walkable retail strip along The Terrace.

Current role: This centre has a mix of retail, restricted retail, offices, services, hospitality and industrial use. As one of the larger retail offers in the southern Bellarine Peninsula sub-region, including Barwon Heads, Point Lonsdale and Queenscliff, it plays both a local and wider sub-regional role.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 53,170 0 3,240 40

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’ 2713 1,842 701 1,013 6,445 3,579 16,293 2400 400

Retail anchors: 1 DDS (1,840sqm Target), 1 supermarket (2,711sqm Coles)

Transport Public Bus service (routes 80, 81, 82 and 83) connections:

Private Hodgson Street, between The Avenue and Dare Street, accessible via Grubb Road, Shell Road and Bellarine Highway

Future role and While relatively near the Ocean Grove (Marketplace) Neighbourhood Centre, the diversity and opportunities: extent of the retail offer at the Ocean Grove Town Centre ensures that it will likely continue to be very competitive, even in the sub-regional context. With Ocean Grove a designated district town, there may be pressure to increase stores and services in the centre. The Ocean Grove Urban Design Framework (UDF) 2016 and the Ocean Grove Structure Plan 2015 relate to the development of the Town Centre and wider township. Recent Planning Scheme Amendment C346 has implemented the recommendations from these documents into the Planning Scheme including Design and Development Overlays to guide the development of the town centre. The UDF identifies development opportunities within the town centre which would achieve additional retail floor space.

Action required: Nil

3,500 Yes No No

* Excludes non employment uses such as residential, car parking and sites under construction.

100 1.10 OCEAN GROVE

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101101 TOWN CENTRES

1.11 PORTARLINGTON

CENTRE NAME: PORTARLINGTON Hierarchy status: Town

Location: Portarlington

Key characteristics: Small but lively beachside retail strip with a significant hospitality component.

Current role: This centre serves the local Portarlington area and its surrounds. Its beachside location and high amenity makes its tourism and hospitality offer attractive to a regional catchment.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 38,080 0 0 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

1430 0 0 1,043 1,145 2,796 6,408 1010 800 Retail anchors: 2 supermarkets (1,425sqm Woolworths, 501sqm IGA)

Transport Public Bus services (route 79) connections:

Private Newcombe Street, accessible via Geelong Road and Portarlington-Queenscliff Road

Future role and With little residential growth planned for the area and a compact urban form encouraged in planning opportunities: policy, the role, size and intensity of the Portarlington Town Centre is likely to continue into the future. The Portarlington Urban Design Framework (UDF) 2011 and Portarlington Structure Plan 2016 relate to the Portarlington Town Centre and wider township. The UDF introduced a number of Design and Development Overlays to guide the ongoing development of the town centre. The UDF also identified development opportunities within the town centre. A small increase in retail floor space demand has been identified by 2036, which could be accommodated within existing zoned land.

Action required: Nil

2,500 Yes No No

* Excludes non employment uses such as residential, car parking and sites under construction.

102 1.11 PORTARLINGTON

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

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103103 TOWN CENTRES

1.12 ST LEONARDS

CENTRE NAME: ST LEONARDS Hierarchy status: Town

Location: St Leonards

Key characteristics: Small seaside holiday town on the northern Bellarine Peninsula, low permanent population base but grows significantly over the summer months.

Current role: Small town centre anchored by a small IGA and speciality retail.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 15,440 0 0 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

1000 0 0 0 1,039 1,146 3,185 0 100 Retail anchors: 1000 sqm IGA

Transport Public Bus Service (route 60) connections:

Private Murradoc Road, accessible via Drysdale-St Leonards Road (Muradoc Road) and Portarlington-Road

Future role and St Leonards is a popular holiday destination with a relatively low permanent population in opportunities: comparison to the number of dwellings within the township. Since the 2006 retail strategy was completed a 1000m2 supermarket has been constructed within the township. The township relies on Drysdale for the majority of its daily retail needs. The rezoning of land to accommodate 1500 new residential lots within the township should help to encourage additional retail investment within the Town Centre over time. St Leonards has been elevated in the retail hierarchy to ’Town Centre’ to service the growing St Leonards population. A small increase in retail floor space demand has been identified by 2036, which could be accommodated within existing zoned land. The St Leonards Urban Design Framework (UDF) 2006 made recommendation regarding improvement to the streetscape within the Town Centre. The St Leonards Structure Plan 2015 recommended a review of the retail needs of the township in 10 years due to the potential population growth of the town but also acknowledged there were vacant sites within the centre which could accommodate growth.

Action required: Nil

2,100 Yes No No

* Excludes non employment uses such as residential, car parking and sites under construction.

104 1.12 ST LEONARDS

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105105 NEIGHBOURHOOD CENTRES

1.13 ASH RD, LEOPOLD

CENTRE NAME: ASH RD, LEOPOLD Hierarchy status: Neighbourhood

Location: Leopold

Key characteristics: Small local shopping strip in residential area with a Friendly Grocer.

Current role: Serves the Leopold area at a very local level.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 2,450 0 0 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

0 0 0 380 710 490 1,580 0 190 Retail anchors: 1 supermarket (376sqm Friendly Grocer)

Transport Public Bus service (route 77) connections:

Private Ash Road, between Lawrence Street and Anzac Avenue, accessible via Bellarine Highway

Future role and Serves the Leopold area at a very local level. May experience changes in the future as it has been opportunities: included as an IHDA in the Planning Scheme

Action required: Nil

1,400 No No No

* Excludes non employment uses such as residential, car parking and sites under construction.

106 1.13 ASH RD, LEOPOLD

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

Benn ett Court

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107107 NEIGHBOURHOOD CENTRES

1.14 BARRABOOL HILLS SHOPPING CENTRE

CENTRE NAME: BARRABOOL HILLS SC Hierarchy status: Neighbourhood

Location: Highton

Key characteristics: This centre is anchored by a Woolworth supermarket and specialty stores

Current role: Neighbourhood centre

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 19,410 0 0 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

3318 0 0 110 543 255 4226 0 0 Retail anchors: 1 supermarket (3,318sqm Woolworths)

Transport Public Bus service (route 34) connections:

Private Corner Stoneleigh Crescent and Province Boulevard, accessible via Barrabool Road

Future role and The centre services Highton and Wandana Heights, an area that has a growing residential population opportunities: and prior to this centre opening was strongly lacking in its retail offer. This centre was opened in 2015. Further expansion of this centre may be limited given land constraints.

Action required: Nil

1,400 No No No

* Excludes non employment uses such as residential, car parking and sites under construction.

108 1.14 BARRABOOL HILLS SHOPPING CENTRE

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

t tree a S ren Mo

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109109 NEIGHBOURHOOD CENTRES

1.15 BELL POST SHOPPING CENTRE

CENTRE NAME: BELL POST SHOPPING CENTRE Hierarchy status: Neighbourhood

Location: Norlane

Key characteristics: Mid-sized shopping centre (anchored by Woolworths) along Anakie Road. The centre appears to have low customer activity (a trend unchanged from the 2006 Geelong Retail Strategy) and has poor accessibility due to its position north of Cowies Creek, which has limited road traffic permeability.

Current role: This centre serves the local Bell Post Hill area and is complemented by several small local centres.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 24,930 0 0 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

3352 0 0 675 1,169 366 5,562 390 0 Retail anchors: 1 supermarket (3,403sqm Woolworths)

Transport Public Bus service (route 45) connections:

Private Anakie Road, between Donnybrook Road and Braund Avenue/Furner Avenue

Future role and With its location and anchor, there is significant potential for the performance of the shopping centre opportunities: to be improved. An Aldi store has been constructed 800m to the south of this centre on Anakie Road. This may create competition for this centre. This centre could look at ways to improve the retail offer of the centre to attract more trade.

Action required: Nil

2,700 Yes – with constraints No No

* Excludes non employment uses such as residential, car parking and sites under construction.

110 1.15 BELL POST SHOPPING CENTRE

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COA KLEY CR ESCENT

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111111 NEIGHBOURHOOD CENTRES

1.16 BELLARINE VILLAGE

CENTRE NAME: BELLARINE VILLAGE Hierarchy status: Neighbourhood

Location: Newcomb

Key characteristics: Mid-sized shopping centre (anchored by Woolworths) along the Bellarine Highway in Newcomb. It is in very close proximity (under 400m) to the larger Newcomb Central Shopping Centre.

Current role: This centre offers a mix of retail and services, with some hospitality. Along with Newcomb Central, it serves the Newcomb area, along with the wider Thomson, Whittington, Breakwater, St Albans Park and Moolap areas. These areas offer only small, local retail and no supermarkets. The centre also serves commuters travelling to and from the western region of Greater Geelong and the Bellarine Peninsula. It benefits from being located along the highway ahead of Newcomb Central for commuters travelling from Geelong.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 20,740 0 0 2,480

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

3868 0 0 1,438 827 796 6,929 430 0 Retail anchors: 1 supermarket (3,868sqm Woolworths)

Transport Public Bus service (routes 45, 75, 76, 77 and 83) connections:

Private Bellarine Highway, between Boundary Road and Wilsons Road

Future role and A moderate amount of retail growth is forecast for this centre through to 2036. The centre is land opportunities: locked but redevelopment over existing car parking or acquisition of adjacent housing could provide additional floor space in the future.

Action required: Nil

2,600 Yes – but with No No constraints

* Excludes non employment uses such as residential, car parking and sites under construction.

112 1.16 BELLARINE VILLAGE

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113113 NEIGHBOURHOOD CENTRES

1.17 DOROTHY STREET, LEOPOLD

CENTRE NAME: DOROTHY STREET, LEOPOLD Hierarchy status: Neighbourhood

Location: Leopold

Key characteristics: Small local shopping strip in residential area with a Foodworks.

Current role: Serves the Leopold area at a very local level.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 3,030 0 0 2,480

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

636 0 0 0 860 306 1,803 240 0

Retail anchors: 1 supermarket (636sqm Foodworks)

Transport Public Bus service (route 77) connections:

Private Dorothy Street, between Simonds Road and Longview Avenue, accessible via Bellarine Highway and Portarlington Road

Future role and This centre serves the Leopold area at a very local level. This centre may experience changes in the opportunities: future as it has been included as an IHDA in the Planning Scheme.

Action required: Nil

1,100 No No No

* Excludes non employment uses such as residential, car parking and sites under construction.

114 1.17 DOROTHY STREET, LEOPOLD

CENTRE BOUNDARY AND EXISTING FLOOR SPACE USES

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115115 NEIGHBOURHOOD CENTRES

1.18 HYLAND STREET, FYANSFORD

CENTRE NAME: HYLAND STREET, FYANSFORD Hierarchy status: Neighbourhood

Location: Fyansford

Key characteristics: Small shopping strip (under 15 shops) along the Hamilton Highway and adjacent to the Moorabool River. Contains a mix of uses, including hospitality, specialty shops, restricted retail and residential. Does not have high accessibility from the south, due to its proximity to the Barwon and Moorabool Rivers.

Current role: Plays a local role within the emerging Fyansford and existing Herne Hill community.

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 63,000 0 18,430 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

0 0 290 0 0 2,060 2,350 0 0

Planned Floor space 11,800 sqm Retail anchors: None

Transport Public Bus service (route 50) approximately 900m from centre connections:

Private Hyland Street, accessible via Hamilton Highway and McCurdy Road

Future role and Significant residential development is planned for the Fyansford area including a new neighbourhood opportunities: centre to service the new community. Land on the southern side of Hyland Street has been rezoned to commercial 1 to accommodate a future centre. Whilst the site is large, much is it isn’t able to be developed due the steep topography of the site. The area is covered by Development Plan Overlay Schedule 15. The Development Plan requires a master plan to be submitted for the new neighbourhood centre. There is no time frame for when a new neighbourhood centre will be constructed on the site. No additional retail floor space is required for this centre beyond what has been planned for. In the future this centre may be challenged by planned retail centres in the Western Geelong Growth Area.

Action required: Nil

-500 Yes Yes – as per the DPO No

* Excludes non employment uses such as residential, car parking and sites under construction.

116 1.18 HYLAND STREET, FYANSFORD

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117117 NEIGHBOURHOOD CENTRES

1.19 JETTY ROAD, CURLEWIS

CENTRE NAME: JETTY ROAD, CURLEWIS Hierarchy status: Neighbourhood

Location: Curlewis (Drysdale/Clifton Springs)

Key characteristics: New neighbourhood centre in growth area of Drysdale-Clifton Springs, anchored by woolworths supermarket, limited existing residential growth surrounding centre.

Current role: Neighborhood Centre

Zoning (sqm): ACZ C1Z C2Z MUZ Other

0 0 158,470 0 0

Retail and commercial Super Depart’ Restricted Specialty Specialty Hospitality Total Retail Other Vacant floor space* (sqm): market Store Retail Food Other Employ’

3,400 0 0 1,100 0 4,500 0 0 Retail anchors: Woolworths Supermarket

Transport Public Bus Service (Route 61) connections:

Private Portarlington Road via Jetty Road and Centennial Bvd

Future role and A Neighbourhood Activity centre comprising a Woolworths Supermarket and 11 speciality stores opportunities: opened in August 2015. This centre will service the Jetty Road Growth Area (located in Curlewis) west of Drysdale/Clifton Springs. But may be attractive to the wider Drysdale Clifton Springs community given ease of parking and less congestions when compared to the Town Centre. This centre has been developed early in the life of the growth area relative to population growth. Land has been zoned around the centre to allow for the future growth of the centre. The planning for the size of this centre has taken into account the Jetty Road Growth area at completion

Action required: Nil

-900 Yes No No

* Excludes non employment uses such as residential, car parking and sites under construction.

118