GREATER GEELONG PLANNING SCHEME
21.33 DRYSDALE/CLIFTON SPRINGS 21/06/2007 C130 Importance and Key Issues
Drysdale and Clifton Springs are located on the Bellarine Peninsula approximately 20 kilometres to the east of urban Geelong. Drysdale/Clifton Springs has a twofold role as a bayside dormitory town for Geelong and as the residential and commercial focus for the surrounding hinterland. Under the Urban Growth Strategic Direction it is a designated growth area. The two townships have been separated by a rural buffer in the past but they are now gradually merging as one urban entity in accordance with planning policy. The townships are well suited to cater for future demand on the Bellarine Peninsula and have the capacity to provide for many regional needs with the continued development of the Bellarine Sub-Regional Centre. Environmental factors and infrastructure provision provide opportunities and constraints to the further development of Drysdale/Clifton Springs. These include: Northwest – development is constrained by Corio Bay. Northeast – development is effectively constrained by water supply limitations and the rural residential development which forms a buffer of semi-rural allotments extending from the Bay to the Drysdale/Portarlington Service Basin. East – development will be effectively constrained by the long-term construction of the Drysdale By-pass Road. Residential and rural living uses beyond the By-pass will not be supported. South – residential development is effectively constrained by the existing buffer of small acre subdivision and will be further constrained by the Drysdale By-pass Road (which will run parallel to Andersons Road) when completed. West – this is the most appropriate direction for future growth. Centrally (between the two townships) – the wide buffer of undeveloped paddocks or low density and rural residential allotments are centrally located to all services and facilities and are capable of being provided with reticulated services. This is appropriate for future infill residential/low density residential growth. McLeod’s (fresh) Water Holes form part of the Drysdale Recreation Reserve and support a good range of flora and fauna. The area was once the site of extensive aboriginal encampments and is of cultural heritage significance. Sproat’s Waterhole is situated at the intersection of Drakes and Martins Roads. Its importance as a swamp and grassland flora and fauna conservation area is acknowledged. There is little of ecological significance left on the coastal strip, however the cliffs are slip-prone, and every effort should be made to minimise erosion pressures. The golf course has little ecological significance, but it is visually pleasing and provides a habitat for a wide range of bird species. Lake Lorne provides a habitat for a wide variety of aquatic wildlife and should be adequately protected against pollution. Capacity for further development of the Bellarine Sub-Regional Centre site and its immediate eastern and southern environs. Relevant objectives and strategies derived from the Drysdale/Clifton Springs Structure Plan are set out below. These are directed at guiding the expanding regional role of
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Drysdale/Clifton Springs and ensuring the optimum utilisation of resources within the townships.
Objective 1
To ensure an adequate choice of fully serviced residential locations within Drysdale and Clifton Springs.
Strategies
Additional areas will be set aside for conventional residential development as identified in the Structure Plan. Ensure that future residential subdivision is designed to maximise allotment yields. Prepare an Outline Development Plan for the low-density residential areas between Drysdale and Clifton Springs. Redevelop the existing rural residential areas east of Jetty Road, north of the railway, for conventional residential uses in the medium term when warranted by building rate/lots supply considerations. Direct future (long-term) residential development west of Jetty Road within the “corridor” created by the Port Phillip Bay shoreline and the Bellarine Rail Trail. Require all residential, low-density residential and rural residential areas to be provided with at least electricity, reticulated water and reticulated sewerage and drainage. Encourage the development of the area generally to the south and west of the existing Drysdale Village Centre for higher density residential accommodation as designated on the Structure Plan.
Objective 2
To consolidate commercial and community facilities at the Drysdale Village Shopping Centre.
Strategies
Contain future retail development in the Drysdale Village Centre and within the existing Business 1 Zone as identified in this Structure Plan.
Objective 3
To ensure that light industrial and service business development establishes in designated locations so that they will not detract from the residential amenity of the township.
Strategies
Confine future development of a service business or industrial nature in the identified areas east of the townships on Murradoc Road. Maintain a high level of amenity in the industrial and service business estates, particularly where such uses abut residential zones.
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Objective 4
To ensure that future education, community and recreation facilities are integrated and located to enhance their accessibility and to maximise joint use wherever possible.
Strategies
Concentrate future Community Facilities in close proximity to the education facilities west of Jetty Road, Drysdale Village Centre or the Bellarine Sub-Regional Centre.
Objective 4
To provide an effective and accessible public open space and recreation system utilising and enhancing existing features of high floral, faunal and visual significance.
Strategies
Locate future playing fields, parks and recreation facilities adjacent to future education facilities to enable joint use where practicable.
Objective 5
To provide an efficient, integrated movement network providing for vehicular, bicycle and pedestrian movements.
Strategies
Retain provision for the construction of the Drysdale By-pass when demand requires. Retain provision for the duplication of the Portarlington Road between Drysdale/Clifton Springs and Portarlington when demand requires. Provide a bicycle and pedestrian link between the two townships as new infill residential development occurs. Support the expansion of the Bellarine Rail Trail to Queenscliff along the route of the Drysdale-Queenscliff Tourist Railway.
Objective 6
To promote tourism opportunities within Drysdale/Clifton Springs.
Strategies
Encourage the further development of the boat ramp area and the foreshore strip adjoining Port Phillip Bay. Encourage further development of the Bellarine Tourist Railway Station and adjacent Lake Lorne Reserve, and the extension of the Rail Trail to Queenscliff.
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Implementation
These strategies will be implemented by:
Using policy and the exercise of discretion
Requiring development to take account of relevant local environmental considerations including protection of sensitive coastal and wetland areas and the creation of open space and habitat linkages. Encouraging opportunities for medium density housing to the west and south of the existing Drysdale Village centre. Encouraging residential development in areas designated for further residential development on the Drysdale/Clifton Springs Structure Plan including: Infill development between the two towns. West of Jetty Road. Encouraging residential development in areas where utility services are available and have been provided.
Applying Zones and Overlays
Applying the Residential 1 Zone to the established and developing residential areas. Applying the Low Density Residential Zone to existing areas of low-density residential development. Applying the Mixed Use Zone to the Bellarine Sub-Regional Centre. Applying the Business 1 Zone to existing commercial centres. Applying the Business 4 Zone to existing service business areas. Applying the Farming Zone to the rural land surrounding the township. Applying the Rural Living Zone to existing areas of rural residential development. Applying the Public Park and Recreation Zone to the public open space facilities of the township. Applying the Public Conservation and Resource Zone to the foreshore and other public open spaces requiring conservation. Applying Road Zone Category 1 to the Geelong-Portarlington Road, Grubb Road, Murradoc and parts of Andersons. Princess and Gillies Roads. Applying the Public Use Zone 1 to Barwon Water sewerage and water infrastructure. Applying the Public Use Zone 4 to the Drysdale-Queenscliff tourist railway. Applying the Special Use Zone 3 – Private Golf Courses to the Curlewis and Clifton Springs Golf Courses. Applying the Heritage Overlay to sites and areas of cultural significance. Applying Public Acquisition Overlay 3 to land to be acquired for the By-pass Road and to the land required for widening of the Portarlington Road.
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Undertaking further strategic work
Preparing an Outline Development Plan for the residential areas between Drysdale and Clifton Springs to enable efficient and coordinated subdivision of this area. Reviewing the status of land to the east of the proposed Drysdale By-pass, and to the east and south of the Sub-Regional Centre.
Other Actions
References
Drysdale/Clifton Springs Structure Plan, Geelong Regional Commission, 1992
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