Lara Structure Plan Prepared by the Gee long Regional' Commission in consultation with the Shire of Corio 7 I • 0 YQ G : L April 1985 Geelong R<>g;onal Comnllss;on .,.. •• £100 MINISTRY FOR PLA.NNING 8412 .' ~ND ENVIRONMENT LIBRARY IWWiii~I~Uiiiiil~ I M0002791 LARA STRUCTURE PLAN Prepared by: Geelong Regional Commission in Consultation with the Shire of Corio, 1982-1985 This Structure Plan was adopted by the Geelong Regional Commission on 28th March 1985 and the Shire of Corio on 3rd April 1985. Apri 1 1985 ISBN~0-7241-6058-2 57/LARA r------------------------------- C 0 N T E N T S PAGE NO. FOREWORD INTRODUCTION 1.1 Study Area 3 1.2 Purpose of the Structure Plan 3 1.3 Existing Statutory Controls 3 2. STRUCTURE PLAN SUMMARY 2.1 Summary of Policies· 5 3. EXISTING CONDITIONS AND FUTURE DEVELOPMENT 3.1 Existing Development 6 3.2 Population 6 3.3 Dwellings 8 3.4 Residential .Subdivision 8 3.5 Community and Commercial Facilities 12 3.6 Industry 13 3.7 Agriculture 14 3.8 Transport 14 4. OPPORTUNITIES AND CONSTRAINTS 4.1 Flooding 15 4.2 Geology, Soil~ and Permeability 17 4.3 Sewage Disposal 18 4.4 Water Supply 20 4.5 Aircraft Noise 20' 4.6 ' Other Barriers to Growth "23 . 5. STRUCTURE PLAN 5.1 Objectives 25 5.2 Discussion of Policies 25 5.2.1 Residential Proposals 25 5.2.2 Community Facilities 26 5.2.3 . Open Space. 28 5.2.4 Industry 28 6. IMPLEMENTATION . 6.1 Areas to be Rezoned 31 REFERENCES 57 /LARA -------- LIST OF ILLUSTRATIONS MAPS Map 1 STUDY AREA 2.. Map 2 EXISTING LAND USES 4 Map 3 EXISTING COMMUNITY FACILITIES 11 Map 4 SOIL AND FLOODING CONSTRAINTS . 16 Map 5 G.& D.W.B. DRAINAGE AREA 19 Map 6 AVALON AIRPORT NOISE EXPOSURE FORECAST 22 Map 7 STRUCTURE PLAN 24 ·v Map 8 & SA EXISTING ZONES AND PROPOSED REZONING$ 29 & 30 FIGURES Fig. 1 POPULATION TRENDS 7 . ' Fig. 2 BUILDING PERMITS ISSUED 1960-1982 8· TABLES Table 1 SUMMARY OF RESIDENTIAL ALLOTMENTS 9 Table 2 SUMMARY OF RURAL RESIDENTIAL ALLOTMENTS 10 57 /LARA - 1 - FOREWORD In February 1983, the Geelong Regional Commission released the Lara Structure Plan - Public Discussion Document. That document contained a detailed account of the physical and planning constraints affecting the Study Area and proposed a strategy to guide development into the 21st Century. The Discussion Document was exhibited for a period of four months, but attracted very little public comment. Apart from some minor rezoning changes and the addition of policies and an implementation section, this adopted Structure Plan for Lara is consistent with the proposals contained in the Public Discussion Document. The Lara Structure Plan is a statement of planning policy to guide the long­ term development of Lara. The Plan broadly indicates the pattern of residential development and related commercial and community facilities envisaged for the future. It also indicates the objectives to be achieved through the administration of the Geelong Regional Planning Scheme and thus serves as a guide for the consideration of zoning changes and approval of development applications as the need arises . The Commission has prepared this Plan with the assistance of the officers and councillors of the Shire of Corio and after consultation with the staff of the Geelong and District Water Board, the Education Department, the Road Construction Authority and other government agencies. Their assistance is gratefully acknowledged. The Structure Plan has been adopted by the Geelong Regional Commission and the Shire of Corio. C.K. ATKINS CHAIRMAN 57 /LARA - 2 - CORIO CORIO BAY WEST BELLARINE . I STUDY AREA .I ' ·LARA STRUCTURE PLAN I GEELONG REGIONAL COMMISSION MAP NO I - 3 - 1. INTRODUCTION The Township of Lara is situated 15 kilometres north of the centre of Geelong, approximately 2 kilometres west of the Princes Highway. Map 1 shows the relationship of Lara to urban Geelong. Whilst Lara has experienced rapid growth in recent years, it has still retained a distinctive rural charm. However, the township presents several significant planning problems; it is expensive to service because of its dispersed character and distance from Geelong; it has been adversely affected by aircraft operations centred on Avalon Airfield and it has suffered in the past from flooding problems. These problems have been addressed in this Structure Plan and appropriate policies have been developed to guide the future development of Lara. 1.1 Study Area The Lara Structure Plan covers the township of Lara and the Rural Residential type subdivisions which have developed around-the town. ·As clear natural boundaries do not exist, the study area also incorporates some of the surrounding rur~l areas. The extent of the Study Area is indicated on Map 2. 1.2 Purpose of the Structure Plan The purpose of this Structure Pla~ is to guide the long-term development of Lara into the 21st century. Because of the major servicing constraints the primary aim of this Plan is to ensure that the limited residential development potential is directed to the most suitable land. The Plan also .makes recommendations for the 1ocati on of ·future commercia 1 and community facilities. 1.3 Existing Statutory Controls Statutory Planning control within the study area is effected through zoning and associated ordinance provisions as per the Geelong Regional Planning Scheme. The administration of this Scheme, particularly the issue of planning permits and zoning certificates, is the responsi­ bility of the Shire of Corio. Changes to zones and·other provisions of the Scheme are the responsibility of the Geelong Regional Commission, after consultation with the Shire. I . 57 /LARA ------·----------- LEGEND -URBAN DEVELOPMENT. r:;;:t6JJ PUBLIC OPEN SPACE. ~/A COMMITTED URBAN AREAS. (f] PRIMARY SCHOOL. .... "§l!!\M ~~~L D:~~~~~~~~. ® SHOPPING CENTRE. ft:i:1f::;:;::ti:J FRAGMENTED LANDHOLDINGS. A RAILWAY STATION. I 1RURAL LAND. • INDUSTRY. --· ARTERIAL ROAD. ~~~~~-===::.:O~T~HER PRIMARY ROAD AVALON AERODROME CHEETHAM SALT ......,._.•NT INDUSTRIAL AND WORKS I ___&>IJ.___ _______ _jj_~!L_ ________ ... ·-- -------- - - L. ...__ .. ~-- ..~ ~-~-~-~ ~.'\. .. EXISTING LAND USES SCALE 11 40,000 metres 500 jo 1 km.t LARA STRUCTURE PLAN ____. .. J Prepared by GEELONG REGIONAL COMMISSION MAP NO 2 - 5 - 2. STRUCTURE PLAN SUMMARY 2.1 Summary of Policies· ~ (1) No additional areas shall be· set aside for conventional resi­ dential development other than those areas identified in this Structure Plan, except where it is economically-desirable and in· accordance with proper planning principles· to allow minor residential development. (2) All proposed low density -residential areas shall be zoned Residential C and development shall be monitored by Council to ensure the most efficient utilization of services. (3) No_ additional ·areas shall be set aside for Rural Residential development other than those areas identified in this Structure Plan. (4) The possible future need for a post primary school to be located at Lara should be monitored by the Education Department. ( 5') The Centre way shall be developed as the commercial centre for Lara. (6) Council shall continue the development of op~n spate spines along the ~reek systems. (7) All future development of a service business or industrial nature is to be confined within the appropriate zones and touncil shall ensure that a high level of amenity is maintained, particularly where such uses abut residential zones. 57 /LARA - 6 - 3. EXISTING CONDITIONS AND FUTURE DEVELOPrENT 3.1 Existing Development The Township of Lara has acquired a distinctive character resulting from a variety of factors includ,ing a significant floodplain which bisects the settlement, and a tendency for residential Aevelopment to occur in a series of ribbons along the numerous government roads which converge on the town. During the last decade, several small pockets of residential development have grown on the ribbons and some infilling has occurred. The recent developmen·t of a large area of conventional residential subdivision at the western edge of the town has had a particularly strong impact on Lara's character. Low density rural-residential subdivision has partly surrounded the "core" of the township, particularly to the east and west where the land is mostly free from flooding. The problem of flooding has generally retarded growth to the north and south. Aircraft noise from Avalon Airfield has apparently been partly responsible for limited growth to the east. ·3.2 Population The population of Lara grew at a rate of 7.7% p.a. between 1966 and 1976 and at a rate of 6.5% between 1976 and 19811• This contrasts with the average regional growth rate of almost 2.6%. During the period 1971-1981, the population of the township more than doubled and at the Census on June 30th 1981, the population totalled 4,231 people. Approximately 600 people live in the surrounding Rural Residential type areas. It is estimated that only 15% of the population growth between 1971 and 1976 resulted from natural increases, the remaining 85% increase resulting from migration. However, between 1976 and 1981 the migration rate fe~ 1 and only accounted for aproximately 40% of the popu 1at ion growth. The composition of the population, as illustrated by Figure 1, has changed considerably during the period 1966 to 1981 and it appears that these trends have continued. The bulk of the population growth has been brought about by young families moving into the. area. A substantial growth in the 65+ age group is also evident and can be attributed to the influence of St. Laurence Park; a retirement village. It is expected that the past trends, particularly the influx of yo-ung families, will continue in the immediate future. However longer term trends are susceptible to substantial fluctuations, depending upon the rate of migration.