Comprehensive Development Plan: Stage B TOMARA RESORT TABLE OF CONTENTS 1.0 INTRODUCTION..................................................................................................... 2 2.0 TOMARA GOLF RESORT...................................................................................... 4 2.1 LOCATION........................................................................................................................................ 4 2.2 TOMARA DEVELOPMENT TO DATE...................................................................................................... 4 2.3 REGIONAL CONTEXT ........................................................................................................................ 6 3.0 STAGE B: THE SUBJECT SITE............................................................................. 8 3.1 THE SITE......................................................................................................................................... 8 3.2 LAND USE ....................................................................................................................................... 8 3.3 ACCESS .......................................................................................................................................... 8 3.4 VEGETATION.................................................................................................................................... 8 3.5 SLOPE AND TOPOGRAPHY ................................................................................................................ 9 3.6 VISUAL CHARACTERISTICS.............................................................................................................. 10 3.7 DRAINAGE CHARACTERISTICS......................................................................................................... 10 3.8 MICROCLIMATIC FACTORS .............................................................................................................. 10 4.0 TOMARA GOLF RESORT STAGE B PROPOSAL .............................................. 11 5.0 ECONOMIC ASSESSMENT ................................................................................. 15 5.1 BACKGROUND................................................................................................................................15 5.2 EXISTING DEMAND – TOURISM........................................................................................................ 15 5.3 STAGE B IMPACT ON VISITATION ..................................................................................................... 16 6.0 THE PLANNING SCHEME AMENDMENT ........................................................... 17 6.1 EXISTING CONTROLS...................................................................................................................... 17 6.2 PROPOSED AMENDMENT & SUBSEQUENT APPROVALS ..................................................................... 18 6.3 CONSULTATION.............................................................................................................................. 18 7.0 CONCLUSION ...................................................................................................... 20 APPENDICES APPENDIX 1: SITE CONTEXT PLAN ..................................................................................... 22 APPENDIX 2: BACKGROUND INFORMATION SHEET ........................................................ 23 APPENDIX 3: COMPREHENSIVE DEVELOPMENT PLAN ................................................... 24 APPENDIX 4: ZONE & OVERLAY CONTROLS ..................................................................... 25 APPENDIX 5: AMENDMENT DOCUMENTATION.................................................................. 26 PAGE 1 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT 1.0 INTRODUCTION This submission has been prepared on behalf of Philip and Ian McNaughton, the applicant, in support of an application to amend the approved Comprehensive Development Plan; an incorporated document in the Greater Geelong Planning Scheme to extend development of the golf resort into Stage B; land adjacent to the existing Thirteenth Beach Golf Resort in Barwon Heads. Stage B of the development, referred to as the “subject site” in this report is approximately 58 hectares in area and is bounded by: ¾ Barwon Heads Road to the north; ¾ The first stage of the existing Thirteenth Beach Golf Resort development to the east and south; and ¾ Farmland to the west. The subject site is included in the Comprehensive Development Zone (CDZ1) as approved under the planning scheme in 1994. This zone has a specific Tomara Resort Comprehensive Development Plan in place. Land beyond the western boundary of the subject site is zoned for Rural (RUZ) purposes. This submission requests the City of Greater Geelong as planning authority to prepare a planning scheme amendment to the Greater Geelong Planning Scheme to: Incorporate Comprehensive Development Plan: Stage B that includes the proposed development of the subject site (Stage B); Minor word changes to Schedule 1 to the Comprehensive Development Zone; and Delete the following statement, “The provisions of this Schedule expire on 30 June 2005.” from Schedule 1 to the Comprehensive Development Zone. The proposed amendment would not alter the existing application of the Comprehensive Development Zone and accompanying schedule to the site. PAGE 2 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT This submission seeks approval for Comprehensive Development Plan Stage B. We are not seeking the approval of Development Plan 3 as part of this request. We will be submitting a more detailed Development Plan 3 once the amendment incorporating Stage B has been approved. The proposed amendment aims to facilitate the development of the site in an integrated manner consistent with the Schedule to the Comprehensive Development Zone and the approved Thirteenth Beach Golf Resort development that has taken place. Essentially the proposal forms a further part of the golf resort development in this area, implements the strategic planning framework set out within the planning scheme and will deliver a further component of the quality golf resort that compliments the existing Beach and Creek (under construction) golf courses that are located in the first stage of the site. The submission details the site and environs, describes the development proposal, reviews the planning and development issues and outlines the planning merits of the proposal. In preparing this submission, all relevant planning investigations have been carried out, site inspections have been undertaken and an assessment of the proposal against the provisions of the Greater Geelong Planning Scheme has been completed. Pre-application meetings and discussions have been held with Council's Planning staff to ensure that all matters of Council interest were adequately addressed in the preparation of this submission. Consultation has also been undertaken with key agencies and community groups and detailed in this submission. PAGE 3 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT 2.0 TOMARA GOLF RESORT 2.1 Location The subject site is located on Barwon Heads Road, south-east of Geelong, approximately 3 kilometres from Barwon Heads Township and 14 kilometres from Geelong. The subject site borders the existing part of Thirteenth Beach Golf Resort, that is currently under construction. The subject site is specifically identified as 1750 Barwon Heads Road, Connewarre 3227. See Appendix 1: Site Context Plan As outlined previously the subject site is bounded by: Barwon Heads Road to the north (667 metres in length); The first stage Thirteenth Beach Golf Resort development to the east and south; and Farmland to the west (approximately 913 metres in length). 2.2 Tomara Development to date The development site of 340ha was rezoned in 1994 to allow for the building of an integrated tourist golf resort. The zone was altered in 1999 into a Comprehensive Development Zone to fit in with the new VPP’s. A Comprehensive Development Plan (CDP) was incorporated into the approved CDP covers 219ha of the development land and essentially comprises the land titles to the west of Lings Road and the Murtnarghurt Lagoon, extending west to the “old homestead site” on Barwon Heads Road to include the extent of the McNaughton family land ownership. The approved CDP incorporates two, 18 hole golf courses, a club house and restaurant, tennis courts, a maintenance compound as well as accommodation for up to 600 persons in the form of 151 two or three bedroom golf villa lots and approximately 150 one, two and three bedroom apartment sites. PAGE 4 OF 26 Comprehensive Development Plan: Stage B TOMARA RESORT The approved resort facilities are outlined in greater detail as follows: The Beach golf course (18 holes) is now open and fully functional. In constructing this facility, the developers have performed beyond Council expectations and have created a high quality golf resort in two and a half years. Furthermore, Thirteenth Beach is recognised Australia-wide as a leader in new golf facilities and has been ranked number 14 for all courses and number 4 for ‘pay and play’ courses. This course was designed by Anthony Cashmore and Associates. The Creek golf course (18 holes) is now complete and will be open in December 2003. This course was designed by Nick Faldo and is expected to rate as well or better than the first. This should enable Thirteenth Beach to compete