Microsoft Word - Portarlington Structure Plan Version 4 post MSS.doc

PORTARLINGTON STRUCTURE PLAN

Prepared by the City of Greater Geelong

Adopted 24 April 2007 (Amended 23 September 2008)

Table of Contents

PART A STRUCTURE PLAN 1

1.0 Introduction 1

1.1 Purpose of the Structure Plan................................................................................. 1

1.2 How will this plan be used? .................................................................................... 1

1.3 Plan Components................................................................................................... 1

1.4 The Study Area ...................................................................................................... 2

2.0 Key Influences 4

2.1 Policy Context ........................................................................................................ 4

2.2 Natural and Urban Environment ............................................................................. 4

2.3 Demographics and Social Profile............................................................................ 5

2.4 Township Facilities and Services............................................................................ 5

2.5 Physical and Transport Infrastructure ..................................................................... 6

2.6 Township Growth and Residential Lot Supply ........................................................ 6

3.0 The Plan 7

3.1 Vision ..................................................................................................................... 7

3.2 Role of the Township.............................................................................................. 7

3.3 Principles and Directions ........................................................................................ 7

PART B IMPLEMENTATION AND REVIEW 19

1.0 Implementation of the Portarlington Structure Plan 19

2.0 Development of Overlay Controls 21

2.1 The Design and Development Overlay: Town Centre ........................................... 21

2.2 Design and Development Overlay: Foreshore Frontage/Coastal Edge................. 24

3.0 Subdivision and Development Principles 27

3.1 Principles for Development of the Smythe Street and Tower Road Urban

Development Area................................................................................................ 29

3.2 Principles for Development of the Mercer Street and Oxley Street Special

Investigation Area................................................................................................. 30

4.0 Review of Structure Plan 32

5.0 Directions for Future Growth 32

PART C BACKGROUND REPORT 35

1.0 Introduction 35

1.1 Background .......................................................................................................... 35

1.2 Location ............................................................................................................... 35

1.3 Role of the Township............................................................................................ 38

1.4 Indigenous Heritage ............................................................................................. 38

1.5 European History.................................................................................................. 39

2.0 Policy Context 41

2.1 Key Strategies and Local Strategic Studies .......................................................... 41

2.2 Planning Scheme Provisions ................................................................................ 73

2.3 Key Influences...................................................................................................... 84

3.0 Natural and Urban Environment 85

3.1 Natural Environment............................................................................................. 85

3.2 Urban Environment .............................................................................................. 93

3.3 Residential Character ........................................................................................... 97

3.4 Key Influences.................................................................................................... 101

4.0 Demographics & Social Profile 102

4.1 Past Population Growth...................................................................................... 102

4.2 Estimated Population in 2006 ............................................................................. 102

4.3 Peak Population 2005 ........................................................................................ 103

4.4 Age Structure ..................................................................................................... 103

4.5 Dwellings & Household Size............................................................................... 104

4.6 Labour Force & Income ...................................................................................... 105

4.7 Journey to Work ................................................................................................. 106

4.8 Socio-Economic Index........................................................................................ 107

4.9 Population Projection 2016................................................................................. 108

4.10 Key Influences.................................................................................................... 109

5.0 Township Facilities & Services 110

5.1 Local Community Services and Facilities ........................................................... 110

5.2 Open Space, Leisure and Recreation Facilities .................................................. 117

5.3 Tourism and Holiday Accommodation ................................................................ 120

5.4 Industrial Land.................................................................................................... 121

5.5 Aquaculture processing ...................................................................................... 121

5.6 Key Influences.................................................................................................... 122

6.0 Physical and Transport Infrastructure 123

6.1 Water Supply...................................................................................................... 123

6.2 Sewerage ........................................................................................................... 123

6.3 Natural Gas ........................................................................................................ 127

6.4 Stormwater......................................................................................................... 127

6.5 Electricity............................................................................................................ 129

6.6 Transport Infrastructure ...................................................................................... 129

6.7 Key Influences.................................................................................................... 135

7.0 Township Growth and Residential Lot Supply 136

7.1 Township Growth ............................................................................................... 136

7.2 Residential Lot Supply........................................................................................ 136

7.3 Future Growth .................................................................................................... 138

7.4 Key Influences.................................................................................................... 150

References 151

PART A STRUCTURE PLAN1.0 Introduction1.1 Purpose of the Structure Plan

The Portarlington Structure Plan is a strategic framework for the future planning and development of the township.

The purpose of the Structure Plan is to:

identify the key strategic planning issues facing the township, including community aspirations and needs;

articulate the preferred future planning directions for the township, including the location of Settlement Boundaries; and

identify appropriate planning controls which will protect and enhance the distinctive elements of the township, biodiversity and landscape features.

1.2 How will this plan be used?

The Structure Plan is to be used by the City of Greater Geelong to determine the application of local planning policies, planning zones and overlays. It will guide Councils consideration of proposed rezonings and applications for planning permits. Council will also use the Structure Plan to determine the future provision of infrastructure and services in the township.

Implementation of the Structure Plan for Portarlington will provide certainty for residents and landowners regarding the future planning direction for the township until the year

2020. The take-up of land and redevelopment will be reviewed every five years and if considered appropriate a full review of the Structure Plan should be undertaken.

1.3 Plan Components

The Portarlington Structure Plan contains three parts, Part A Structure Plan, Part B

Implementation & Review and Part C Background Report.

Part A contains the Structure Plan which sets out principles and directions developed in response to the key influences identified in the Background Report, for the following themes:

Urban Growth

Infrastructure

Settlement and Housing

Natural Environment

Economic Development and Employment

Rural Areas

Part B contains the Implementation Program for the Structure Plan. It establishes development principles and recommendations for the application of overlay controls, identifies the need for any further strategic work, and nominates the circumstances for the review of the Structure Plan.

Part C provides the foundation of, and contextual information for the Structure Plan. It identifies the issues, opportunities and constraints facing the township, in the following categories:

Policy Context

Natural and Urban Environment

Demographics & Social Profile

Township Facilities and Services

Transport and Physical Infrastructure

Township Growth and Residential Lot Supply

1.4 The Study Area

The Structure Plan will apply to the township of Portarlington and its immediate surrounds, identified on Map 1. The Study Area extends beyond the existing urban areas of Portarlington to enable consideration of the role and future use of land within the rural interface on the periphery of the existing urban zones.

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6.6.1 Roads

The Geelong-Portarlington Road is the key arterial road providing access to the Portarlington area. This road collects the majority of traffic from Geelong and Melbourne and other townships lying to the west of Portarlington. Geelong-Portarlington Road is classified as a secondary arterial road in the Geelong Transport Strategy and provides direct access to the Portarlington Town Centre and the pier/foreshore area.

The Geelong-Portarlington Road is duplicated from Geelong to the Grubb Road/Jetty Road intersection west of Drysdale. Land has been reserved for the road to bypass the Drysdale town centre, and for future duplication from the Grubb Road/Jetty Road intersection to Portarlington. Timing for this duplication will be dependant on a range of factors, including traffic volumes using the road.

The average traffic volume, in rolling terrain, at which an upgrade to a four lane rural divided arterial road is considered, is 10,000-15,000 vehicles per day (vpd).

It should be noted that:

Traffic volumes on the duplicated section of Geelong-Portarlington Road to the west of JettyRoad/Grubb Road, Drysdale are in the order of 15,100 vpd, but drops significantly to the east of the intersection. In the rural section between Drysdale and Portarlington, the average traffic volume is approximately 5,700 vpd, which is well below the trigger for duplication.

Truck numbers in this section are relatively low, making up approximately 5% of the total traffic stream.

Traffic patterns have altered over the years, with daily commuter traffic now roughly equal to summer volumes i.e. the tourist peak is less clearly defined.

The Geelong Transport Strategy classifies the Portarlington-Queenscliff Road as a secondary arterial road. It is a single carriageway road which provides access to Portarlington from the south-eastern part of the Bellarine Peninsula.

Hood Road provides access from Portarlington to the northern section of Indented Head, it intersects with The Esplanade which links Indented Head to St Leonards and serves as the principal access road from the south east.

Currently, VicRoads does not have plans for any major upgrades/improvements to the arterial road network within the Portarlington area. However, it will develop proposals to respond to capacity/safety issues as the need arises and these proposals will be submitted to the State Government for inclusion into future roads programs. These proposals would be likely to focus on the intersections of higher volume Council controlled Collector Roads with the Arterial Road Network.

VicRoads is reviewing the adequacy of the Geelong-Portarlington Road reservation to provide for the future duplication. The study area commences at Grubb Road/Jetty Road, Drysdale and terminates at Tower Road, Portarlington. The existing Public Acquisition Overlay may be too narrow, in particular, at intersections, and in relation to location of services, existing vegetation and to enable the construction of a road meeting current standards.

Further development in Portarlington may place pressure on the arterial road network. VicRoads has advised that treatment works will be required at a number of intersections with arterial roads in the township to cater for traffic generated in the development areas.

Some preliminary consideration has been given to the impacts of the proposed Urban Development Areas on the road network and possible treatments. It should be noted that the nature, extent and funding responsibilities for these treatments has yet to be considered in detail.

Location

Possible Treatment

Geelong-Portarlington Road/Pigdon Street

Type C right and left turn treatments required.

Geelong-Portarlington Road/Tower Road

Type C right and left turn treatments required as a minimum. Depending on how development proceeds, a roundabout, which would require land acquisition on the south eastern corner, may be necessary.

Portarlington-Queenscliff Road/Tower

Road

Type C right and left turn treatments

required.

Portarlington-Queenscliff Road at its intersection with the access road to the proposed Smythe Street/Tower Road subdivision.

Type C right and left turn treatments required.

Portarlington-Queenscliff Road/Portarlington - St Leonards Road (Fisher Street/Hood Road)

A major remodel may be required, involving realignment to cross intersection with either a traffic signal or roundabout treatment.

Geelong-Portarlington Road, Portarlington-Queenscliff Road & Portarlington- St Leonards Road (Hood Road).

Agreed access control, implementation of bicycle and pedestrian facilities.

To relieve congestion in Newcombe Street during the summer months, the upgrading of

Smythe Street in Portarlington to collector road status was recommended in the 1993

Structure Plan. This may require treatment works at the intersections with the Geelong- Portarlington Road and the Portarlington-Queenscliff Road. Further investigation of this proposal should be undertaken. In addition, Fenwick Street should be included in an investigation for upgrading to collector road status as it provides a connection to the parking area at the rear of the shopping strip and to the school.

Traffic volumes on the residential streets in Portarlington are low for most of the year, reflecting the small permanent populations and the location of the township at the tip of the Bellarine Peninsula.

6.6.2 Public Transport

Public transport in Portarlington is limited to bus services to, and from, Geelong and a cross-peninsula service from St Leonards to Queenscliff. Both services operate via Drysdale/Clifton Springs and St Leonards.

Bus services to, and from, Geelong operate between the hours of 5.55 am and 8.10 pm

Monday to Thursday, between 5.55 am and 10.05 pm on Fridays, between 7.10 am and

6.25 pm on Saturdays, and limited services on Sundays between 7.25 am and 6.15 pm. Some weekday services operate from/to Portarlington only.

The cross peninsula service operates three trips each way Monday to Friday and on

Saturdays.

The City of Greater Geelong Transport Strategy 2003 includes proposals to improve public transport services to the township on the Bellarine Peninsula, including a review of existing services (routes and timetables) and proposed the upgrading of existing bus stops.

There are concerns that a bus waiting at the stop in Newcombe Street near Harding Street restricts sight distance at the intersection. The location of this bus stop should be investigated to determine whether it meets safety requirements and the needs of the Portarlington community.

In addition, the operation of the bus services to and from Portarlington should be investigated to determine if there is a need for an area for buses to terminate or wait in Portarlington, including the provision of parking for tourist buses.

6.6.3 Pedestrian and Bicycle Network

There is a lack of formal pedestrian paths and linkages between open space areas in the township. The majority of residential streets in Portarlington do not have formal pedestrian paths, and wide grassy verges, and a lack of kerb and channel are a characteristic of the older parts of the township.

Portarlingtons physical terrain presents difficulties for cycle/pedestrian movements and personal mobility can be prohibitive for the aged or infirmed. In referencing the demographics, there is a disproportionate representation of elderly and economically disadvantaged that may indicate a need for community bus or other assisted means of public transport.

This does not at all preclude the need for cycle/ pedestrian linkages even in the steeper terrain areas, in fact linkages can be crucial to shorten routes on steeper inclines. Sufficient space should be provided for linkages in the subdivision planning stages in order to fit designs for pathways that accord with design parameters, e.g. grades, widths, speed reduction, etc.

A pedestrian path extends along most of the foreshore, providing a connection from

Portarlington to St Leonards.

Intra-township bicycle and pedestrian movements are generally restricted to the grassy verges and roadways, due to the lack of linkages between the existing open space areas and footpaths.

The future provision of footpaths within the township should consider the most appropriate material for the role, level of use, setting, asset life and maintenance requirements. The plan should include the investigation into the provision of on road bicycle lanes and shared bicycle / pedestrian paths.

6.7 Key Influences

Constraints may affect the ability to provide reticulated water supply and sewerage to potential development areas on the fringes of Portarlington;

Augmentation to the reticulated water supply and sewerage systems servicing

Portarlington will be required to cater for future development;

Opportunities exist for the use of recycled water in proximity to the Portarlington

Water Reclamation Plant;

Urban stormwater runoff poses a substantial threat to sensitive environments and sub-catchments and further studies need to be undertaken to identify mitigation measures;

There are physical constraints to the provision of stormwater drainage infrastructure on low lying coastal land on the eastern fringe of Portarlington;

Water conservation and stormwater re-use measures should be incorporated into new developments;

The number of stormwater outfalls to Port Phillip Bay should be limited;

Any improvements required to road, footpath and stormwater drainage infrastructure within the township are to be funded by Special Rates and Charges Schemes;

The funding of future infrastructure can be assisted by the preparation of a

Developer Contributions Plan;

The need for further investigation of the designation of roads, such as, Fenwick Street and Smythe Street, to collector road status, to assist in relieving congestion in the Town Centre during peak periods;

There are limited public transport services linking Portarlington to other centres, and within the township itself;

There is a need to improve the limited pedestrian and bicycle linkages throughout the township and within open space areas.

7.0 Township Growth and Residential Lot Supply7.1 Township Growth

The urban boundary of Portarlington has changed little since 1975, with only one significant extension in that time.

This was rezoning of land on the western side of Geelong Road in the triangular area between Point Richards Road and Tower Road from Rural Future Urban to Reserved Residential. Subdivision of this land was undertaken over a number of years and was eventually completed in mid 2004.

Other than this area, the only other rezonings were undertaken to reflect existing residential land uses along the coastal strip to the east and west of the Portarlington township.

7.2 Residential Lot Supply

Council has recently completed a Land Use & Residential Lot Supply Report for the Bellarine Peninsula (Draft, 2006). The supply and distribution of lots in Portarlington is illustrated on Map 9B.

A number of factors were considered in calculating the future lot supply, including the number of vacant lots, potential yield of lots from unsubdivided land and future development areas and the average number of building approvals between 1996 and

2005, which included years of both high and low building activity.

The lot supply calculation represents a broad estimation of yields of 10 to 15 dwellings per hectare from future development areas. However, it does not consider the requirements for public open space, drainage reserves, roads, etc, which would reduce the actual yield from these areas.

According to the report, there are approximately 518 undeveloped lots in the areas

zoned "Residential" in the Portarlington township. These lots are estimated to provide 13 years lot supply for the township. In addition, there are approximately 440-661 lots within the existing Limit to Urban Expansion in areas yet to be zoned Residential 1. Rezoning all of these areas is estimated to provide a lot supply longevity of 25 to 30 years based

on an average of 39 building approvals per annum being issued in Portarlington.

Map 98 Portarlington Lot Supply

Portarlington

Future ResidentialSupply Map 2005

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Portarlington Structure Plan -Adopted April 2007

7.3 Future Growth

In order to determine the number of years of residential growth this lot supply will sustain, it is necessary to calculate the rate of lot take-up, by analysing residential building approvals for Portarlington in the period 1991 to 2005.

The Geelong Economic Indicators Bulletin reports on new residential dwelling approvals for all suburbs and township within the municipality. The figures for Portarlington since

1991/1992 are shown in Table 8:

Table 8 Portarlington New Residential Dwelling Approvals 1991 - 2005

1991/1992

1992/1993

1993/1994

1994/1995

1995/1996

1996/1997

1997/1998

16

20

17

21

13

16

12

1998/1999

1999/2000

2000/2001

2001/2002

2002/2003

2003/2004

2004/2005

31

28

36

58

63

70

40

The Table shows the number of building approvals issued in each year for the period between 1991 and 2005, and it is clear that was a significant increase in approvals during the period 1998 to 2004 - see Figure 4. The Table also shows that there was a large decline in building approvals issued in 2004/2005.

Figure 4 New Residential Dwelling Approvals in Portarlington (1991-2005)

75

60

45

30

15

0

Year

Research for the last financial year, indicates that approximately 46 new dwelling approvals were issued in Portarlington between July 2005 and June 2006.

To determine the longevity of lot supply, the take-up of land per year has been based on the average of new dwelling approvals per annum over a specific timeframe (1996-

2005), to provide a reliable pattern of development. The period includes years of both high and low building activity, and the figures show that the average number of approvals issued for new dwellings has been 39 per annum.

Table 9 Future Supply of Residential 1 Zoned Land in Portarlington

Vacant Residential Lots

475

Vacant Rural Residential Lots

8

Undeveloped Residential Zoned Land (Unsubdivided)

35

Total Zoned Lots

518

Years Supply Zoned Lots

Demand of lots at Portarlington is based on an average of 39 Building

Permits per Annum (1996/1997-2004/2005).

13

(Note figures are rounded)

An assessment of the lot supply in Portarlington, based on the average building approvals per annum in the years between 2001 and 2005, has been calculated to examine the impact of the higher levels of building activity in recent years.

Table 10 Future Supply of Residential 1 Zoned Land in Portarlington (High

Building Activity Rate)

Vacant Residential Lots

475

Vacant Rural Residential Lots

8

Undeveloped Residential Zoned Land (Unsubdivided)

35

Total Zoned Lots

518

Years Supply Zoned Lots

The demand of lots at Portarlington is based on an average of 58 Building

Permits per Annum (2001/2002 - 2004/2005).

9

(Note figures are rounded)

Even when relatively high building approvals are used as a measure, Portarlington has a minimum of nine (9) years supply of lots in areas zoned residential. This calculation does not consider the contribution of medium density housing to lot supply within the township, which is a key objective of urban growth and land use policies within the Greater Geelong Planning Scheme.

An assessment of the lot supply in Portarlington has been calculated to examine the impact of the projected population in the year 2016. The calculation is based upon the average household size and dwelling occupancy rate at the time of the 2001 Census. According to the Australian Bureau of Statistics (ABS) the population of Portarlington is projected to reach 4056 persons by the year 2016, based on a growth rate of 1.50 per cent per annum.

Table 11 Estimated Number of lots required to accommodate 2016 projected population in Portarlington

Vacant Residential Lots in 2006

472

Proportion of occupied dwellings able to be accommodated by vacant lots

(2001 Occupancy rate 59.2%)

279

New Permanent Population Accommodated by Vacant Lots (279 new dwellings X 2.15 average persons per household)

600 persons

Population capacity Estimated population in 2006 (3039) and Permanent

Population accommodated by vacant lots (600)

3639

persons

Projected population in 2016

4056

Total permanently occupied dwellings required to accommodate projected population

1887

Shortfall in population to be accommodated

417

persons

Additional lots required for permanently occupied dwellings (417 persons

2.15 average persons per household)

194

Additional lots required for non permanently occupied dwellings

133

Additional lots required outside the existing Residential 1 Zone by

2016

327

(Note figures are rounded)

The above table demonstrates that there will be a shortfall between the number of vacant lots in the Residential 1 Zone and the number of lots required to accommodate the projected population and holiday homes (non permanently occupied dwellings) in the township in 2016.

7.3.1 Rezoning Requests

Council has received a number of requests to rezone land within the Portarlington area, including one for the rezoning of rural land on the western entrance of the township to a residential zone known as the Olive Grove, one in the Smythe Street and Tower Road area adjacent to the holiday resort, and another to allow for the development of a retirement village (Mercer Street and Oxley Street Retirement Village) on the eastern fringe of the town. The proposals are set out in Table 12 and on Map 12.

Table 12 Rezoning Requests

Rezoning Request

Approximate number of

lots

Area bounded by Geelong-Portarlington, Batman, Allens & Tower Roads, Portarlington.

250 - 270

Area bounded by Smythe Street, Portarlington- Queenscliff Road, Tower Road & Sproat Street, Portarlington.

250

Area bounded by Mercer Street & Oxley Street, Portarlington

95 (retirement dwellings)

Total Number of Lots

595 - 615

Portarlington currently has a longevity of lot supply within the existing residential zone of approximately nine to 13 years, depending on building rates. If these areas were to be rezoned concurrently, the longevity of lot supply in Portarlington would increase to approximately 24 years. Where there is a lot supply longevity in excess of 20 years, Council should not consider the extension of the Settlement Boundary. To maximise the efficiency of infrastructure and services, community development and quality of environment, existing urban areas should be developed and consolidated before additional areas are rezoned for residential purposes.

However, it is considered that the calculation in Table 11 justifies the rezoning of some land within the existing Limit to Urban Expansion to Residential 1 to ensure that an adequate lot supply is available to cater for the projected 2016 population and holiday homes within the township.

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7.3.2 Evaluation of Current Rezoning Requests

Amendment C93

A combined planning scheme amendment / planning permit on a 5.2 hectare site between Mercer and Oxley Streets, Portarlington application was lodged in 2004. It was proposed to:

rezone the land from Rural Living to Residential 1; and

develop the land for a 95 dwelling retirement village.

The application also proposes to similarly rezone part of the adjoining Dyelene Caravan

Park to rationalise the future zone boundary.

A retirement village is a discretionary use in the Rural Living Zone, however, as the approval of a permit would be contrary to Councils adopted planning policies, the applicant sought to re-zone the land.

The applicants submission put forward grounds in support of this application including:

The site is substantially surrounded on three sides by urban development and the proposed rezoning could be considered to provide for infill development.

The site is located approximately one kilometre from the centre of Portarlington, which contains a range of community and commercial services and facilities.

There is a high demand for such use within Portarlington and it will provide an alternative retirement accommodation option at an affordable entry price for older persons.

A good quality development is proposed with adequate buffer screening from adjoining properties.

There will be social and economic benefits for the town and its residents.

The local street network is able to cater for the additional traffic generated by the development.

No other sites suitable for a retirement village exist within Portarlington.

The applicants contend that the proposal is generally consistent with State and Council planning policies as the development will serve the ageing population within Portarlington and nearby towns, and provide for a greater diversity of housing opportunities to satisfy this growing demand.

According to the applicants submission, the proposal supports the direction to provide accommodation alternatives for residents in Portarlington that have easy access to the town centre. The submission stated that the only two areas identified for residential growth in Portarlington are sloping sites on the southern edges of the town, further removed form the foreshore and its recreational facilities.

It was submitted that other land is not available within the urban limits of the town suitable for a retirement village causing a social planning dilemma of how to provide accommodation for an increasingly aged community and, therefore, some opportunities need to be created to meet this specific population demand.

Barwon Water objected to the application for rezoning as it was not identified within the

1993 Portarlington/Indented Head Structure Plan (not within the urban growth boundary). Barwon Water was concerned it could set a precedent for further rezonings in the Rural Living zones located outside the "Limit to Urban Expansion".

The subject land is outside the "Limit to Urban Expansion" specified in the adopted 1993

Portarlington-Indented Head Structure Plan, and the Minister for Planning subsequently refused to authorise the exhibition of the Planning Scheme Amendment.

The draft Structure Plan identified that this site could be suitable for the development of a retirement village subject to the further investigation of a number of issues, including the Coastal Spaces Recommendations, the Settlement Boundary Practice Note, revision of drainage information and whether supported accommodation to enable ageing in place would be provided.

Accommodation for the aged and retirement villages should generally be located within easy walking distance (400 metres) and proximity of an activity centre. There are many vacant lots available for medium density development within proximity of the Portarlington Town Centre, however, these sites tend to be spatially disparate. There are very few larger holdings suitable for purpose built retirement facilities other than peripheral sites, such as, the subject site or the Smythe Street - Tower Road area. To date, Urban Pacific, the developer of the Smythe Street - Tower Road area have not shown any indications of providing for retirement village or aged care accommodation.

Further information in support the proposal has been submitted by the applicants to address drainage and land capability constraints, including a flood impact report, water quality impact report and drainage feasibility report in response to a range of site and policy issues identified by Council. These reports have detailed the basic means of addressing the identified issues and have recommended the use of water sensitive urban design techniques to manage stormwater and flooding concerns. The impacts of climate change and potential acid sulphate soils have been canvassed in these reports.

Following the release of the draft Structure Plan, Barwon Water has advised that it does not have any technical difficulties in connecting this particular development to the Portarlington sewerage system. The retirement village could connect into the system via the 150 millimetre reticulation network in Oxley Street.

On balance, the subject site is considered to be appropriate for retirement/aged care living if the following Net Community Benefits can be demonstrated:

The site can be integrated with the surrounding community (this includes avoiding a gated style development and allowing pedestrian movement through the site and provision of access to communal facilities, such as, swimming pool and meeting spaces for other aged persons and community groups), upgrading of surrounding pedestrian infrastructure (i.e. construction of a 1.5 metre wide pedestrian pathway on the south side of Newcombe Street from Mercer Street to Gellibrand Street) to link the site with Town Centre and foreshore;

The development can provide ageing in place options including a range of dwelling sizes and types i.e. one and two bedroom dwellings with appropriate DDA fittings and preferably providing for a proportion of on site aged care beds;

There are sufficient environmental benefits including:

o Use of energy efficient building designs and techniques

o On site management of stormwater and water re-use

o Flood management improvements on and off site

o Landscaping improvements

o Appropriate management of acid sulphate soils

The applicant would be required to enter into a Section 173 Agreement to ensure that the site can only be developed and used for retirement and/or aged care accommodation.

It is considered that the Structure Plan should support the development of a retirement village and/or aged care accommodation on this site and that the site be included within the settlement boundary.

Amendment C121

This request proposes the rezoning of 27.69 hectares of land at the western entrance of Portarlington from Rural to Residential 1 Zone to allow for a residential subdivision, of approximately 250 - 270 lots.

The request has been made on behalf of three of the five property owners in the area bounded by Geelong-Portarlington, Batman, Allens and Tower Roads, Portarlington seeking to rezone the area from Rural Zone to Residential 1 Zone. It is also intended to apply two Overlays to the land to be rezoned:

Design and Development Overlay 14 which provides for the need to obtain a planning permit for any building which exceeds 7.5 metres in height.

A Development Plan Overlay requiring Council to approve an overall subdivision layout plan showing the lot sizes, internal road layout, storm water management arrangements, open space areas, etc, prior to the issue of a planning permit for subdivision.

The largest of the five properties is occupied by a substantial olive plantation and detached dwelling, whilst a house occupies one of the remaining properties which are used for small scale grazing activities. Originally two properties did not form part of this rezoning proposal:

A 3.3ha lot on the south west corner of Pigdon Street & Allens Road occupied by a dwelling and vineyard.

A 1.5ha lot on the north east corner of Geelong-Portarlington & Pigdon Street occupied by a dwelling and art gallery.

However, following the advice of the Minister for Planning in authorising the exhibition of the amendment, it was decided to include these properties within the area to be rezoned.

The subject land is elevated and sloping, and with its attractive rural appearance, is a prominent site at the entrance to Portarlington from Geelong. It generally falls from Allens Road to the Geelong - Portarlington Road by up to 35 metres, such that the site can be drained to the lowest points at the corner of Geelong - Portarlington Road and Pigdon Street. Land directly opposite on the north western side of the Geelong- Portarlington Road is zoned residential and is rapidly developing with houses.

Although the subject land is situated on the fringe of the town, it falls within the Limit to Urban Expansion in the adopted 1993 Portarlington/Indented Head Structure Plan forming part of the Municipal Strategic Statement in the Planning Scheme and has been identified for potential future urban development.

Requirements of the proposed development plan overlay included the submission of detailed storm water management plans. It is likely that the plans would require installation of water detention basins and water quality treatment wetlands to service the development.

Barwon Water has advised that the site can be serviced by 150 millimetre sewers which will connect, via the existing network, to the 300 millimetre sewer near Point Richards Road, which has adequate capacity to transfer flows to the Portarlington Pumping Station No. 2.

Portarlington has a lot supply longevity of approximately 24 years, when all of the potential development areas are added to the supply within the existing residential zone. As identified above it is considered that land in the potential development areas should be released on a staged basis. The most appropriate means to do this is to develop a potential area in its entirety before commencing development of the next urban area. In general, Portarlington has historically had a relatively slow rate of housing development. The release of land in more than one development area is likely to lead to the creation of two slowly developing areas when one area would adequately cater for the foreseeable demand.

The community has concerns that development on this land will be detrimental to the landscape values of the Bellarine Hills, however it is considered that the landscape impacts do not preclude development of the entire site. The site could be developed in a manner which would not have any greater detriment than the existing development on the foothills in the southern part of Portarlington.

Any development of the site would need to be subject to a landscape assessment to demonstrate that the ridgeline in the southern part of the site is protected from development and that the development does not have any greater visual impact than the existing development in the foothills surrounding the town. The 55 metre AHD contour was specified as the limit to urban development on this site in the 1993 Structure Plan. However, this limitation was primarily based on constraints to the provision of reticulated water supply to the land, not upon a landscape assessment.

In addition, the application of a Design and Development Overlay may be required to control the impacts of development on this prominent site, e.g. minimising building heights, appropriate building colours and materials, and landscaping, to limit visual intrusion.

It is recommended that the Olive Grove should remain as a longer term growth area. However, the rezoning of this area should not be considered until after commencement of development of the Smythe Street and Tower Road Urban Development Area and the lot supply in Portarlington falls below 10-12 years supply. The review period outlined in the Structure Plan will enable re-consideration of any need for the development of this land in an appropriate timeframe.

Amendment C134

Amendment C134 proposes to rezone land in Portarlington generally bounded by Smythe Street, Queenscliff - Portarlington Road, Tower Road and existing Residential 1 zoned land, for residential use. The site has an area of approximately 24.64 hectares at

60 82 Smythe Street (Lot 1 TP92292), and 161 239 Tower Road (Lots 1 8 TP

310209), Portarlington.

The amendment proposes to:

rezone the land from part Low Density Residential zone and part Rural Living zone to Residential 1 zone;

It is also intended that three Overlays be applied as follows:

Design and Development Overlay 14, which provides for the requirement to obtain a planning permit for any building in a residential zone which exceeds 7.5 metres in height.

Development Plan Overlay to require Council to approve an overall subdivision layout plan showing the lot sizes, internal road layout, storm water management arrangements, open space areas, etc, prior to the issue of a planning permit for subdivision.

An Incorporated Plan Overlay, to apply to all of the land bounded by Smythe Street, the Queenscliff Portarlington Road, Tower Road and Sproat Street.

Two properties abut the north east corner of the subject land and do not form part of this rezoning proposal are:

A 7.2 hectare lot in the Low Density Residential Zone, on the south west corner of Smythe and Lock Streets, occupied by a tourist resort complex. Lock Street is an unconstructed Government Road.

A 1.78 hectare property in the Low Density Residential zone located on the south side of Smythe Street, between Lock Street and the Queenscliff Portarlington Road.

To ensure long-term integration with adjacent land it is proposed that the amendment also apply the Incorporated Plan Overlay to the following land:

two adjoining properties with an area of approximately 9 hectares located in the Low Density Residential Zone and are bounded by the subject land, the Queenscliff Portarlington Road and Smythe Street, and

the Residential 1 zoned land abutting the north western boundary of the land to be rezoned, Smythe Street and Sproat Street to the west.

It would have been preferable for the adjoining properties to form part of this rezoning proposal. However, the application of the Incorporated Plan Overlay will ensure that the long term integrated development of all of the land for residential purposes is not prejudiced, while enabling the continued use and development of the two properties in their current form.

Although the subject land is situated on the edge of the town, it falls within the Limit to Urban Expansion in the adopted 1993 Portarlington / Indented Head Structure Plan forming part of the Municipal Strategic Statement in the Planning Scheme and has been identified for potential future urban development.

Whilst the 55 metre Australian Height Datum (AHD) is Barwon Waters upper limit to water supply, the proponent has supplied documentation indicating that the western part of the site, located above the 55 metre contour, is able to be supplied with reticulated water.

Barwon Water has advised that the land west of the ridgeline will require sewers connecting to the existing 150 millimetre sewers near Sproat Street. The existing 150 millimetre diameter sewer network cannot service the majority of the site, which is to the east of the ridgeline. Hence, a 225 millimetre sewer is proposed to service the ultimate development, which will connect to the existing 225 millimetre sewer along Batman Road which discharges to the Portarlington Pumping Station No. 1. This would require the installation of the 225 millimetre sewer for a distance of 1,000 metres.

It is estimated that an initial 160 lots could be serviced by connecting to the existing 150 millimetre diameter sewers, allowing several years before the 225 millimetre sewer is required. Barwon Water confirms that the Portarlington Pumping Station No. 1 has sufficient capacity to receive the additional flows from the 250 lot development of the land to the east of the ridgeline.

An analysis of the projected population of Portarlington in 2016, based on the dwelling vacancy rate in the 2001 census, suggests that up to 327 lots outside the existing Residential 1 Zone will be required to cater for the permanent population and holiday homes in the township. Unless there is an increase in the dwelling occupancy rate, a significant increase in the dwelling approval rates will be required to cater for this population.

To accommodate the projected population growth in Portarlington over the life of the Structure Plan, additional land is required for urban development and it is appropriate to allow for the release of land in one urban development area. If some urban growth is to occur at Portarlington, it appears that the community has a preference for the Smythe Street - Tower Road Urban Development Area to be the next greenfield development area.

The rezoning of the Smythe Street - Tower Road Urban Development Area, the closest development area to the Town Centre will provide a yield of approximately 250 lots. This will increase the townships lot supply by an additional 6.5 years, which is considered to represent an acceptable increase given the length of time that will elapse before the first release of land.

The site has the advantage of being a relatively large area in a single ownership thus maximising the opportunity for co-ordinated development, while development will have a lesser impact on landscape values than the Olive Grove as development has already occurred on higher land to the west of the site.

Rezoning of the Smythe Street - Tower Road Urban Development Area will provide an acceptable balance between the anecdotal evidence of land banking of vacant lot within the township and the need to cater for the projected population in Portarlington.

7.3.3 Other Development Areas

Port Bellarine Tourist Resort

The Port Bellarine resort site is situated between the Geelong-Portarlington Road, Point Richards Road and the Port Phillip coastline. Part of the site contains coastal salt marsh and a wetland of extremely high environmental significance.

Special legislation was enacted, the Port Bellarine Tourist Resort Act 1981, to allow for a marina and canal residential development on crown and freehold land. The Act included an agreement between the State Government and the developer requiring that the whole development of the Tourist Resort shall be completed by 1 January 1995.

The project, in its previously approved form, included a tourist resort, recreation and accommodation facilities including a marina and association waterways, a motel/hotel, shopping centre and cluster type residential developments of holiday units including two and three storey townhouses. That plan included a new harbour on 98 hectares, with a

500-boat marina, waterways, commercial centre, 500-bed hotel and residential development. The proposal was not intended to cater for permanent residents but rather for visitors, for example, weekend or week long visits. Reclamation of submerged land would have been required to enable the proposal to proceed.

The project has not been acted on in any way and the land is currently used for rural purposes. The development approval lapsed some years ago and the Port Bellarine Resort Act 1981 has since expired. Under the old format Planning Scheme (prior to July

2000) the subject land was zoned Resort which reflects its identification in the 1993

Portarlington/Indented Head Structure Plan as a Possible Tourist Accommodation site. As there is no Resort (or similar) in the Victorian Planning Provisions, the zoning of the land reverted to Rural in the new format planning scheme.

In October 2002, the land owner Grawin Pty Ltd applied to the Minister for a decision as to whether an Environmental Effects Statement was required for the project to be recommenced. In February 2003, the Minister decided that if the project is to be reconsidered, it will be subject to an EES, a planning scheme amendment, and need consent under the provisions of the Coastal Management Act and EPA approvals.

As the project is centred on rural-zoned wetlands it may be difficult to justify if assessed against current policy/guidelines especially in terms of Federal and State environmental legislation. The development would encroach into the non-urban break between Portarlington and Drysdale which does not accord with existing planning policy. Rezoning of this site cannot be justified on the basis that it would add significantly to the residential lot supply in Portarlington.

In addition, the area is within the estimated extent of probable coastal acid sulphate soils and the wetlands within the site are saline discharge areas, according to mapping undertaken by the Department of Primary Industries.

North Western Corner of Point Richards Road and Geelong Portarlington Road

This area comprises two titles with a total area of 26.2 hectares with frontages to Point

Richards Road and the Geelong - Portarlington Road. The site adjoins wetlands and the

Port Bellarine site to the north, and rural land to the west. It is currently used for agricultural purposes. Residential development does not extend westwards beyond Point Richards Road, with the exception of ribbon development along Ramblers Road and the northern extremity of Point Richards Road.

A submission has been lodged on behalf of the property owner stating that the site has the following advantages:

a significant area of developable land with northerly aspect.

road and public transport access.

an opportunity to create a gateway/entrance feature for the town with a truly integrated development project

an opportunity to create a transitional development area between the Residential 1

Zone and the Rural Zone to adequately buffer conflicting land uses.

As the site is on the western side of Point Richards Road it is considered that development would encroach into the non-urban break between Portarlington and Drysdale which does not accord with existing planning policy. In addition, the rezoning of this site cannot be justified on the basis that it would add significantly to the residential lot supply in Portarlington.

Land between Portarlington and Indented Head

Land between Portarlington and Indented Head behind the coastal strip development is currently zoned Rural and the subdivision pattern compromises lots of approximately four hectares in area.

The entire area is low lying, subject to poor surface gradients and probably affected by a high, possibly saline water table. During extreme storm events local flow may not dissipate effectively due to major flow paths being overloaded. Therefore, shallow ponding over much of this area is expected during extreme storm events. Some of the land in this area is classified as Flood Prone under the Building Regulations and urban development could exacerbate flooding issues affecting existing property owners and occupiers.

In addition, the area is within the estimated extent of probable coastal acid sulphate soils according to hazard mapping undertaken by the Department of Primary Industries.

The Portarlington/Indented Head (21.34) policy under the Municipal Strategic Statement clearly encourages the maintaining of the rural buffer between the two townships. Considering that this area is located between the Portarlington and Indented Head residential areas, the land should be retained as a buffer and remain undeveloped. Development in the area would significantly fragment this rural buffer and represent a contradiction of the policy.

Investigation of the application of the Restructure Overlay to this area to achieve more appropriate rural lot sizes via the consolidation of titles should be undertaken.

7.4 Key Influences

There has been a historically slow take-up of land in the township;

An adequate residential lot supply is available within the existing Settlement

Boundary at Portarlington;

There is pressure to expand the urban area of Portarlington through the rezoning rural land for residential purposes, on the fringes of the township;

Opportunities exist to consolidate short term residential growth within the existing residential areas.

References

Aboriginal Archaeological Subsurface Testing, Harport Farm, Coatsworth Road, Portarlington, Draft Report, TerraCulture Pty Ltd, February 2005

Bellarine Bayside Foreshore Committee of Management Landscape Management Plan,

Sharp Planning and Design 1998

Bellarine Peninsula Tourism Strategic Tourism Plan 2005 - 2008

Bellarine Peninsula Safe Harbour, Business Case Development, Stratcorp Consulting in conjunction with Biruu and Connell Wagner for Parks Victoria, December 2005

Biodiversity Strategy, City of Greater Geelong, 2003

City Coast Country: Urban Growth Strategy, Perrott Lyon Mathieson Pty Ltd for City of

Greater Geelong, 1996

City of Greater Geelong Bellarine Peninsula Recreation and Leisure Needs Study, 2005

City of Greater Geelong Bellarine Peninsula Strategic Plan 2005-2016

City of Greater Geelong Economic Development Strategy, 2005-2010

City of Greater Geelong Environment Management Strategy 2006-2011

City of Greater Geelong Medium Density Housing Strategy, Draft for Public Discussion,

David Lock Associates in association with alphaPlan, April 2007

City of Greater Geelong Draft Ramblers Road Foreshore Management Plan Thompson Berrill Landscape Design Pty Ltd in association with Mark Trengove Ecological Services and TerraCulture Pty Ltd, March 2007

City of Greater Geelong Retail Strategy 1998 and 2001 and Geelong Retail Strategy

2006 Essential Economics

City of Greater Geelong Rural Land Use Strategy, Perrott Lyon Mathieson Pty Ltd for

City of Greater Geelong, 1997

City of Greater Geelong Draft Rural Land Use Strategy 2006, Parsons Brinckerhoff in association with RMCG Consulting, SGS Economics & Planning and Darrel Brewin & Associates, November 2006

City of Greater Geelong Rural Residential Strategy, City of Greater Geelong, 1994

City of Greater Geelong Stormwater Management Plan, WBM Oceanics, 2003

Climate Change in the Corangamite Region, Department of Sustainability & Environment, 2004

Coastal Spaces Recommendations Report, Department of Sustainability & Environment, April 2006

Corangamite Regional Catchment Strategy 2003-2008, Corangamite Catchment and

Land Protection Board

Corio Bay Coastal Action Plan, Victorian Coastal Council, April 2005

Cultural Heritage Desktop Assessment, Ramblers Road, Portarlington, TerraCulture Pty

Ltd, November 2006

Draft Pinnace Channel Aquaculture Fisheries Reserve Management Plan, Department of

Primary Industries, August 2003

G21 Geelong Region Plan a sustainable growth strategy, October 2005 & December

2005

Geelong Arm Aquaculture Fisheries Reserve Management Plan, Department of Primary

Industries, December 2005

Geelong Otway Tourism Strategic Business Plan 2004 - 2007

Geelong Transport Strategy, City of Greater Geelong, September 2002

Greater Geelong Planning Scheme

Melbourne 2030, Department of Sustainability & Environment

Landscape Setting Types for the Victorian Coast, Tract Consultants Pty Ltd & Chris

Dance Land Design Pty Ltd, May 1998

Port Phillip Passenger Ferry Service Feasibility Study, PricewaterhouseCoopers, May

2000

Siting and Design Guidelines for Structures on the Victorian Coast, Tract Consultants

Pty Ltd & Chris Dance Land Design Pty Ltd, May 1998

South West Port Phillip & Adjacent Ocean Coast Public Boat Launching Review, Worley, July 2004

Study of Open Space Networks, Tract Consultants Pty Ltd and H.M. Leisure Planning, September 2001

Victorian Coastal Strategy, Victorian Coastal Council 2002

A

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Age

50

100

150

200

250

300

350

400

450

500

550

600

650

700

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1

7.5

10.6

6.

44.

31

Household Size

Number of Persons

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25-34

35-44

45-54

55-64

65 years

years

years

years

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Approvals