Planning and Environment Act 1987 Advisory Committee Final Report Surf Coast Planning Scheme: Amendment C125 Cape Otway Road Australia (CORA) 17 April 2020 Planning and Environment Act 1987 Advisory Committee Final Report Surf Coast Planning Scheme: Amendment C125 Cape Otway Road Australia (CORA) 17 April 2020 Kathy Mitchell, Chair William O’Neil, Deputy Chair Natasha Reifschneider, Member Surf Coast Planning Scheme: Amendment C125 Advisory Committee Final Report 17 April 2020 Contents Page 1 Introduction ........................................................................................................... 2 1.1 Advisory Committee and Terms of Reference ...................................................... 2 1.2 Stage 1: Initial assessment .................................................................................... 2 1.3 Stages 2 and 3: Exhibition and public hearings ..................................................... 3 1.4 Stage 4: Outcomes ................................................................................................ 4 2 The Project ............................................................................................................ 6 2.1 Locational context ................................................................................................. 6 2.2 The Project............................................................................................................. 8 2.3 The draft Amendment ........................................................................................... 9 2.4 Site layout and built form .................................................................................... 11 3 Planning and approvals context ........................................................................... 17 3.1 Planning policy framework .................................................................................. 17 3.2 Other relevant planning strategies and policies ................................................. 19 3.3 Planning scheme provisions ................................................................................ 23 3.4 Ministerial Directions and Practice Notes ........................................................... 25 3.5 Other approvals ................................................................................................... 26 3.6 Discussion and conclusion ................................................................................... 26 4 Land use planning ................................................................................................ 29 4.1 Context and key issues ........................................................................................ 29 4.2 Use of the Comprehensive Development Zone and Plan ................................... 29 4.3 Site suitability ...................................................................................................... 33 4.4 Policy issues ......................................................................................................... 36 4.5 Conclusions and recommendations .................................................................... 37 5 Economics and tourism ........................................................................................ 38 5.1 Context and key issues ........................................................................................ 38 5.2 Evidence and submissions ................................................................................... 38 5.3 Discussion ............................................................................................................ 42 5.4 Conclusions .......................................................................................................... 44 6 Landscape and visual impacts ............................................................................... 45 6.1 Context and key issues ........................................................................................ 45 6.2 Evidence and submissions ................................................................................... 45 6.3 Discussion ............................................................................................................ 50 6.4 Conclusions and recommendations .................................................................... 53 7 Traffic and transport ............................................................................................ 55 7.1 Context and key issues ........................................................................................ 55 7.2 Evidence and submissions ................................................................................... 55 7.3 Discussion ............................................................................................................ 57 Surf Coast Planning Scheme: Amendment C125 Advisory Committee Final Report 17 April 2020 7.4 Conclusions .......................................................................................................... 59 8 Biodiversity and conservation .............................................................................. 60 8.1 Context and key issues ........................................................................................ 60 8.2 Evidence and submissions ................................................................................... 61 8.3 Discussion ............................................................................................................ 70 8.4 Conclusions and recommendations .................................................................... 76 9 Water management ............................................................................................. 78 9.1 Context and key issues ........................................................................................ 78 9.2 Evidence and submissions ................................................................................... 79 9.3 Discussion ............................................................................................................ 83 9.4 Conclusions .......................................................................................................... 85 10 Infrastructure and services ................................................................................... 87 10.1 Context and key issues ........................................................................................ 87 10.2 Evidence and submissions ................................................................................... 87 10.3 Discussion ............................................................................................................ 90 10.4 Conclusions .......................................................................................................... 91 11 Noise and lighting impacts ................................................................................... 92 11.1 Context and key issues ........................................................................................ 92 11.2 Evidence and submissions ................................................................................... 92 11.3 Discussion ............................................................................................................ 94 11.4 Conclusions and recommendations .................................................................... 97 12 Other matters ...................................................................................................... 98 12.1 Bushfire and emergency management ............................................................... 98 12.2 Modewarre airfield ............................................................................................ 100 12.3 Lake Modewarre hunting .................................................................................. 101 13 Social impacts ..................................................................................................... 102 13.1 Context and key issues ...................................................................................... 102 13.2 Evidence and submissions ................................................................................. 102 13.3 Discussion .......................................................................................................... 105 13.4 Conclusions and recommendations .................................................................. 108 14 Final planning controls ........................................................................................ 111 14.1 Comprehensive Development Zone .................................................................. 111 14.2 Comprehensive Development Plan ................................................................... 113 15 Response to Terms of Reference ......................................................................... 115 15.1 Strategic planning and planning policy context and merits .............................. 116 15.2 Net community benefit ..................................................................................... 116 15.3 Potential environmental impacts and environmental net gain ........................ 117 15.4 Potential risks with proposed sequencing ........................................................ 117 15.5 Suitability of the site for the proposed development ....................................... 118 Surf Coast Planning Scheme: Amendment C125 Advisory Committee Final Report 17 April 2020 15.6 Suitability of the proposed planning