Council Minutes - Section B: Reports - 26 November 2013

Portfolio:

Planning - Cr Macdonald

Source:

Economic Development, Planning and Tourism - City Dveleopment

General Manager:

Peter Bettess

Index Reference:

Application: C294

21.06

SETTLEMENT AND HOUSING

19/07/2012
C245
Proposed C294

21.06-1 Key issues and influences

28/01/2010
C129(Part 1)

Demographics

Between 2006 and 2031, it is estimated that the municipality will need to accommodate an additional 63,000 persons. This level of population growth will generate demand for approximately 41,000 new dwellings.

The region’s population is ageing rapidly through the in-migration of retiring persons and the ageing-in-place of existing residents. The municipality is a popular retirement destination, particularly the coastal towns on the Bellarine Peninsula.

Although the population is ageing, it is vitally important that the City continues to provide an environment that attracts and supports children, young people and families.

Housing

The majority of new housing development in the municipality will continue to be in the form of detached dwellings on conventionally sized blocks; however the demand for smaller dwelling types is expected to escalate. This trend will be driven by significant growth in smaller households (primarily singles, childless couples and sole parents), as well as emerging preferences for lower maintenance dwellings that are close to urban services.

The ageing of the population will contribute substantially to the increase in demand for low maintenance dwellings and retirement accommodation. This accommodation will need to be close to urban services.

There is a need to maintain competition and diversity in the housing market.

Settlement

There is an environmental, economic and social imperative to reduce urban sprawl and improve accessibility to urban services, principally by consolidating urban development around places of activity and public transport infrastructure.

Urban consolidation and changing housing needs are having a significant impact on the character of the City’s existing urban areas, particularly those established suburban areas which are characterised by detached housing in a garden setting.

Outward urban growth needs to be carefully managed and directed to designated locations that offer the greatest net benefit to the Geelong community, can be appropriately serviced and which have the capacity to accommodate sustainable development.

All development should contribute positively to the quality of the urban environment so that it may be enjoyed and respected by the existing and future community.

Whilst rural living areas provide for greater consumer choice in the housing market, they can be inefficient to service and generally contrary to the objective of maintaining a farmed rural landscape in the City’s rural areas. There is consequently a need to restrict rural living to specific locations and to ensure that consumers meet their equitable share of the cost of servicing such locations.

The municipality’s rural living nodes will continue to rely on established townships and urban Geelong for commercial and community facilities.

Identity

The City of Greater Geelong is within the traditional territory of the Wathaurong Aboriginal clan groups.

Recognition, respect and protection of Greater Geelong’s Indigenous and European cultural heritage is of critical importance to the City’s identity moving forward.

21.06-2

Urban growth

28/01/2010

C129(Part 1)

Objectives

• To limit urban sprawl by directing urban growth to designated urban growth areas.

• To improve housing affordability through the maintenance of appropriate urban land supplies, the promotion of competition in the housing market and the development of a diverse range of well located housing stock.

Strategies

• Direct the majority of new greenfield residential development to the designated primary urban growth areas at Armstrong Creek, Ocean Grove, Drysdale/Clifton Springs, Lara and Leopold.

• Maintain the non-urban break between Geelong and Werribee and, in particular, prevent further expansion of the Little River township boundary.

• Maintain the Geelong Ring Road as the western boundary of urban Geelong.

• Ensure that land use and development does not compromise the capacity or potential future development of areas designated for future urban growth, as shown on the relevant Structure Plan or Urban Growth Plan.

• Require a minimum residential density of 15 dwellings per hectare in all new urban growth areas.

• Ensure development occurs within designated settlement boundaries.

• Where possible use natural boundaries to define the edges of urban areas.

• Provide for infill urban growth in the Fyansford area.

• Prevent further subdivision and medium density housing in Breamlea.

• Limit rural living development to existing zoned land in the existing nodes at Lara, Drysdale/Clifton Springs, Wallington, Lovely Banks and Batesford.

• Ensure new residential neighbourhoods provide a mix of housing suited to the needs of a diverse range of household types.

21.06-3

Urban consolidation

28/01/2010

C129(Part 1)

Objectives

• To provide for the consolidation of existing urban areas in a managed way.

• To encourage an appropriate range of development densities.

• To improve accessibility to urban services.

Strategies

• Manage urban consolidation and housing change across the municipality, by:

• Accommodating medium and high density housing in Key Development Areas (as designated in the Incorporated Document ‘Key Development and Increased Housing Diversity Areas July 2009’).

• Maximising opportunities for housing within Increased Housing Diversity Areas (as designated in the Incorporated Document ‘Key Development and Increased Housing Diversity Areas July 2009’) by accommodating;

• high density housing in the activity centres consistent with their primary commercial and retail role; and

• medium density housing in residential areas with more intensive development being located closest to the core of activity centres.

• appropriate medium density housing in Residential 1 zoned areas.

• incremental change in Residential 3 zoned areas.

• Encourage medium density housing in mixed use zones.

• Require retirement accommodation to be located within urban areas, preferably within close proximity to existing or proposed activity centres and public transport facilities.

21.06-4

Neighbourhood character

19/07/2012

C245

Objectives

• To manage the impact of urban change on existing neighbourhoods.

• To ensure that new development responds to the existing neighbourhood character.

• To protect areas with a significant garden character.

• To protect areas with views to significant landscape features.

Strategies

• Ensure that development is responsive to the established character of the area.

• Support medium density housing in the Residential 3 Zone in accordance with the schedule to the zone.

• Acknowledge that neighbourhood character in the Increased Housing Diversity Areas and in Residential 2 Zones will adapt and evolve over time, particularly within and on the edges of activity centres, where land use and development will intensify.

• Allow for appropriate transition between residential zones.

• Ensure that development on the edges of Residential 1 and Residential 2 Zones is responsive to and respectful of the neighbourhood character in any adjoining Residential 3 Zone.

• Support the redevelopment of dwellings owned by the Office of Housing, as part of urban renewal initiatives.

• Retain existing vegetation wherever possible, particularly vegetation that contributes to the municipality’s tree canopy.

• Avoid gated communities.

• Maintain the character of the Rural Living and Low Density Residential Zoned areas.

• Ensure that dwellings and extensions to dwellings over 7.5 metres have regard to the design objectives and decision guidelines of Schedule 14 to the Design and Development Overlay.

21.06-5

Heritage and identity

28/01/2010

C129(Part 1)

Objectives

• To ensure that urban development enhances Geelong’s sense of place and identity.

• To conserve and enhance individual places and areas of pre and post contact cultural heritage significance.

Strategies

• Protect places of Aboriginal cultural heritage significance.

• Retain culturally significant heritage places and areas recognised as being of State, regional, local and contributory significance.

• Ensure that the use and development of a heritage place contributes to its heritage significance and longevity.

• Encourage the design of new development in heritage areas to provide for a contemporary interpretation that relates to the location, bulk, form and materials of existing and/or neighbouring significant buildings

21.06-6

Implementation

19/07/2012

C245

• These strategies will be implemented by:

Using policy and the exercise of discretion

Ensure all advertising signage complies with the City of Greater Geelong Advertising Sign Guidelines.

Use the Heritage Policies at Clause 22.

Use the Discretionary Uses in Rural Living and Low Density Residential Areas at Clause 22.04.

Use the Discretionary Uses in Residential Areas at Clause 22.01.

Prevent residential development from occurring outside of the settlement boundaries set out in any Framework Plan, Structure Plan or Urban Growth Plan for an area.

Assess applications against the Residential Character Study: Character Precinct Brochures.

Ensure new development in heritage areas is in accordance with the Incorporated Document City of Greater Geelong Heritage Design Guidelines.

Where appropriate, require the preparation of Conservation Management Plans for heritage places.

Applying zones and overlays

Apply an appropriate zone to identified Key Development Areas.

Further work

Conduct a Heritage Review in the Ashby precinct in Geelong West.

Implement the Newtown Heritage Study Review 2008.

Review the application of appropriate zones/overlays, consistent with the principles of the Housing Diversity Strategy, surrounding the neighbourhood centres of Pakington Street Newtown, Pakington Street Geelong West, Aberdeen Street Newtown and Shannon Avenue Manifold Heights.

Prepare structure plans for Increased Housing Diversity Areas to inform preparation of a more comprehensive set of provisions to realise the policy objectives for these areas.

Review the residential areas around Central Geelong to determine Residential 2 opportunities.

Review Residential Character Study: Character Precinct Brochures, Planisphere for City of Greater Geelong, September 2001.

As a priority commence an investigation into the future residential and industrial land use needs for Geelong, as a basis for future growth area planning, that would include:

• the assessment of the environmental, resource, landscape, development pattern, access, servicing, land use, economic and social constraints and opportunities associated with possible growth areas around Geelong;

• the identification of a preferred growth area or areas; and

• the preparation of detailed growth area plans.

Work with the Director of Housing to progress and implement the Norlane Housing Regeneration Development Areas within the Norlane-Corio Urban Renewal Feasibility Study.

References

City of Greater Geelong Housing Strategy Background and Issues Report, Swinburne University, 2005.

City of Greater Geelong Housing Diversity Strategy, alphaPlan, David Lock Associates and the City of Greater Geelong, 2007.

• City of Greater Geelong Rural Land Use Strategy, City of Greater Geelong, 2007.

• City Plan, 2007-2011.

Aboriginal Cultural Heritage Management and Protection Development Planning Protocol – 2000.

Geelong Verandah Study, Authentic Heritage Services P/L and Wendy Jacobs, 2006.

Residential Character Study: Character Precinct Brochures, Planisphere for City of Greater Geelong, September 2001.

The Australian ICOMOS Charter for the Conservation of Places of Cultural Significance (The Burra Charter), Australia ICOMOS, 1988.

City of Greater Geelong Urban Furniture Style Manual, Taylor and Cullity Pty Ltd for City of Greater Geelong, 1996.

22.01

DISCRETIONARY USES IN RESIDENTIAL AREAS

28/01/2010

C120 (Part 1)

Proposed C294

This policy applies to the consideration of use and development applications within the Residential 1, Residential 2, and Residential 3 General Residential, Residential Growth and Neighbourhood Residential Zones.

Policy Basis

Protecting of the amenity of the City’s residential areas requires a balance between the need for goods and services that serve local residents and workers and the potential for negative impacts on residential amenity.

Non-residential uses can reduce the amenity of residential areas through the generation of additional traffic, increased demand for car parking, the hours of operation of the use, appearance, noise and other emissions. In order to maintain the residential character and amenity of an area it is important that non-residential uses are located and function having regard to these issues. To protect residential areas it is important to restrict the encroachment of incompatible non-residential uses.

Purpose built non-residential buildings are important features of the City’s residential areas, particularly in the inner suburbs. Council encourages appropriate re-use of these buildings for either residential or non-residential uses where it results in an economically viable use of the building and provides a service to the local community.

Objectives

• To provide for non-residential and service uses which are compatible with the residential character, scale and amenity of neighbourhoods.

• To provide for non-residential uses which serve the needs of the local community.

• To encourage the re-use of purpose built non-residential buildings for a mix of appropriate local convenience/service and commercial uses.

• To ensure that car parking can be appropriately accommodated on site and that on street parking is relied upon only where it can be demonstrated that it will not be to the detriment of surrounding residential uses.

• To ensure that traffic generated by the use can be accommodated within the surrounding street network.

• To discourage new non-residential uses in residential zones that could reasonably be located in a nearby businesscommercial zone.

• To avoid the concentration of non-residential uses where it would create a de-facto commercial area, isolate residential properties or contribute to unplanned expansion of businesscommercial zones into surrounding residential land.

Policy

It is policy that:

Preferred Location

• Non-residential uses are located so as to benefit and be convenient to local residents.

• Non-residential uses generally be encouraged to locate on sites which have access to a Road Zone and discouraged from locating within a local access street, access lane or access place. Other locations may be considered appropriate where it can be demonstrated that residential amenity can be protected.

• Residential properties are not isolated between non-residential uses.

• Non-residential uses are encouraged to locate on sites where it can be demonstrated that due to existing conditions or constraints the site has a low standard of residential amenity.

• Larger medical centres (5 or more practitioners) are located within businesscommercial zones, unless it is adequately justified that this is not practical, in which case the medical centre should be located adjoining a Road Zone.

• Commercial uses in residential zones within a 400 metre radius of an existing businesscommercial zone are provided only where it can be justified that the use cannot be reasonably located within the nearby zone.

Amenity

• Residential amenity should be protected from:

• Noise, light and odours emitted from the site.

• Disturbance associated with the hours of operation.

Design and Siting

• The re-use of buildings originally built for non-residential uses be encouraged and facilitated.

• The design of purpose built premises should have regard to the existing neighbourhood character and reflect a residential scale and appearance, particularly with regard to the following elements:

• Building and roof form.

• Building height and setback.

• Design detail (including façade articulation, verandahs, window and door style and placement).

• Building materials.

• Colours and finishes.

• The design and siting of new buildings should have regard to the location of adjacent buildings.

Landscaping

• The landscape character of an area is maintained by ensuring that there is adequate space available for planting of vegetation and that significant trees be retained where practicable.

• Adequate buffers in the form of landscape strips be provided between adjoining properties and areas used for access and parking within the subject site.

Carparking & Traffic

• Adequate area is set aside for on site car parking.

• Areas set aside for car parking be located to ensure that they do not dominate the streetscape.

• Residential amenity be protected from significant changes in traffic conditions and significant increases in on street parking demand.

• Loading and unloading of vehicles does not cause unreasonable detrimental impact to residential amenity.

Advertising Signage

• Advertising signage be designed and located so as to create a balance between providing appropriate identification for visitors to a site and ensuring signage has regard to its residential context.

Application Requirements

• An application should be accompanied by the following information to the satisfaction of the responsible authority, as appropriate:

• A description of the proposal, including hours and days of operation, number of staff, type and frequency of deliveries, number of patrons, length of appointments, number of children at childcare centre and any other relevant information.

• A landscape plan drawn to an appropriate scale and provided by a qualified Landscape Architect who is a member of the Australian Institute of Landscape Architects, or a person with a suitable background in horticultural science or an allied field.

• A traffic report may be required depending on the type and scale of the use proposed and the context of the site.

Performance Measures

Proposals will be measured against the following performance measures:

Amenity

• Hours of operation for all non-residential uses will be considered having regard to the nature and intensity of the use and the context of the site and surrounding areas.

• Loading and unloading of vehicles should only occur between the hours of 8am and 6pm.

• Noise attenuation measures should be provided where appropriate and all external noise sources (air-conditioning, heating, plant equipment etc) should be designed and located to restrict noise emission to adjoining properties.

Design

• Air-conditioning, heating and plant equipment should be located so as to avoid being visible from areas external to the subject site.

• Applications for new buildings should be consistent with the following ResCode objectives and/or standards:

• Clause 54.03-1 Street setback.

• Clause 54.04-1 Side and rear setbacks.

• Clause 54.04-2 Walls on boundaries.

• Clause 54.04-3 Daylight to existing windows.

• Clause 54.04-4 North facing windows.

• Clause 54.04-5 Overshadowing open space.

Landscaping

• A minimum 1.5 metre landscaped buffer should be provided to separate accessways and car parking areas from adjoining residential properties.

• The front setback of sites should be set aside for landscaping.

Car parking

• Car parking should be provided at the side or rear of the site.

References

Advertising Sign Guidelines, City of Greater Geelong November 1997.

SCHEDULE TO THE RURAL LIVING ZONE

18/01/2010
C170
Proposed C294

Shown on the planning scheme map as RLZ

Land

Area/Dimensions/Distance

Minimum subdivision area (hectares).

All land

1 hectare with the average area of lots in a subdivision being at least 1.5 hectares. For the purpose of calculating average area, all lots exceeding 3.0 hectares must be considered as 3.0 hectares (and the balance of a staged subdivision should be excluded).Each lot must also be capable of containing a rectangle of 0.8 hectares with minimum dimensions of 70 metres.

Minimum area for which no permit is required to use land for a dwelling (hectares).

All land

1 hectare

Maximum floor area for which no permit is required to alter or extend an existing dwelling (square metres).

None specified

Maximum floor area for which no permit is required to construct an out-building associated with an existing dwelling (square metres)

None specified

Maximum floor area for which no permit is required to alter or extend an existing building used for agriculture (square metres)

None specified

Minimum setback from a road (metres).

None specified

Minimum setback from a boundary (metres).

None specified

Minimum setback from a dwelling not in the same ownership (metres).

None specified

Permit requirement for earthworks

Land

Earthworks which change the rate of flow or the discharge point of water across a property boundary.

All land, except land contained within the Public Acquisition Overlay (PAO3) for or impacted by the construction of the Geelong Ring Road – Sections 3, 4A, 4B and associated works.

Earthworks which increase the discharge of saline groundwater.

All land, except land contained within the Public Acquisition Overlay (PAO3) for or impacted by the construction of the Geelong Ring Road – Sections 3, 4A, 4B and associated works.

SCHEDULE 1 TO THE ACTIVITY CENTRE ZONE

09/05/2013
C222
Proposed C294

CENTRAL GEELONG ACTIVITY CENTRE

1.0

Central Geelong Framework Plan

09/05/2013
C223

2.0

09/05/2013
C223

Land use and development objectives

• To ensure Geelong remains an international waterfront city, with world-class facilities, that is a highly desirable place to be.

• To strengthen and revitalise Central Geelong as the region’s primary location for retail, professional and business services, residential, employment, tourism, cultural, entertainment, education and medical activities.

Land use

• To maximise the overall intensity of development, especially centred on the Geelong Railway Station.

• To encourage complementary and compatible mixed uses to co-locate within the centre.

• To allow a balance of retail uses across the Activity Centre Zone whilst maintaining the continued function of Precinct 1 as the core retail precinct.

• To provide a range of land uses.

Built form

• To create interest and active frontages at street level.

• To encourage the development of contemporary and innovative built form and urban design that complements the heritage and waterfront character of the centre.

• To encourage substantial change and redevelopment within the Geelong Western Wedge (Precincts 4-7), while sharing key views, respecting heritage areas and protecting the amenity of public spaces.

• To minimise the shadow impacts of building height and bulk on key pedestrian routes, parks and other public spaces.

• To promote a strong sense of place by encouraging development that builds on the history and culture of the city, and public art that reinforces Geelong’s indigenous and cultural heritage.

• To encourage best practice environmentally sustainable design in relation to building energy management, water sensitive urban design, construction materials, indoor environment quality, and waste management.

• To respect the existing waterfront character and avoid dominating the waterfront through excessive bulk and unarticulated built form.

• To promote a more human scale at street level and increase activity within the centre, with active street frontages that are attractive, comfortable, safe and add visual interest and vitality.

Views

• To ensure that views are shared from public spaces and along key view corridors.

• To ensure the reasonable sharing of views to Corio Bay.

• To maintain the visual dominance of prominent landmarks including St Mary’s Basilica spire and retain views to significant structures or features.

Public realm

• To establish strong gateway treatments at key arrival points to Central Geelong through innovative and iconic urban design and landscape treatments.

• To create public places that are adaptable for a diverse range of public events and activities.

• To protect and enhance areas of public open space including the Geelong waterfront as Geelong’s primary open space area.

Accessibility and Movement

• To develop a movement network that is efficient, legible, convenient, connects key destinations and precincts, and prioritises walkability, cycling and public transport use.

• To encourage greater use of sustainable transport through the clustering of uses relating to transport services around the Geelong Railway Station and maximising the intensity of activities in areas accessible to the station.

• To create new pedestrian routes within the activity centre through improved linkage opportunities.

Land configuration and ownership

• To encourage the reconfiguration and consolidation of land where necessary to create viable development sites.

• To avoid the fragmentation of land through subdivision.

3.0

Use of land

09/05/2013
C223

Section 1 - Permit not required

USE

CONDITION

Must be in Precinct 2, 5, 6 or 7 or Sub-precinct 1A or 1B.

Any frontage at ground floor level must not exceed 2 metres, unless the floor space adjoining the frontage is a customer service area accessible to the public.

Must be in Precinct 2, 3, 5, 6 or 7 or Sub-precinct 1A or 1B.

In Precinct 5 or 7 any frontage at ground floor level must not exceed 2 metres, unless the floor space adjoining the frontage is a customer service area accessible to the public.

Must be in Sub-precinct 1A or 1B.

Must be in Precinct 6.

Must be in Precinct 2, 3, 4, 5, 6 or 7 or Sub-precinct 1A or 1B.

In Precinct 5 or 7 any frontage at ground floor level must not exceed 2 metres, unless the floor space adjoining the frontage is a customer service area accessible to the public.

Must be in Precinct 6.

Must be in conjunction with another use in Section 1 or 2.

Must be in Sub-precinct 1A or 1B.

Any frontage at ground floor level must not exceed 2 metres and access must not be shared with a dwelling (other than a caretaker’s house).

Must be in Sub-precinct 1A or 1B.

Must be located in Sub-precinct 1A or 1B.

Must be in Sub-precinct 1A or 1B.

Must be in Sub-precinct 1A or 1B.

Must be in Sub-precinct 1A or 1B.

Must be in Precinct 2, 3, 5, 6 or 7 or Sub-precinct 1A or 1B.

In Sub-precinct 1A or 1B any frontage at ground floor level must not exceed 2 metres.

In Precinct 5 or 7 any frontage at ground floor level must not exceed 2 metres, unless the floor space adjoining the frontage is a customer service area accessible to the public.

Must be in Precinct 5 or 7 or Sub-precinct 1A or 1B, and any frontage at ground floor level must not exceed 10 metres. In Sub-precinct 1A or 1B access must not be shared with a dwelling (other than a caretaker’s house).

Must not be a primary or secondary school.

Must be in Precinct 1, 2, 4, 5, 6 or 7.

May be used for only 4 months before an election and 2 weeks after an election.

Must be in Precinct 3, 5, 6 or 7 or Sub-precinct 1A or 1B.

Must be in Precinct 5, 6 or 7.

Must be in Precinct 1, 2 or 4.

Must be in Precinct 4, 5, 6 or 7 or Sub-precinct 1A, 1B, 2A, 2B, 2C, 2D or 2E.

In Precinct 5 or 7 or Sub-precinct 1A or 1B any frontage at ground floor level must not exceed 2 metres and access must not be shared with a dwelling (other than a caretaker’s house) unless the medical centre floor space adjoining the frontage is a customer service area accessible to the public.

Must be in Precinct 4, 5, 6 or 7 or Sub-precinct 1A, 1B, 2A, 2B, 2C, 2D or 2E.

In Precinct 5 or 7 or Sub-precinct 1A or 1B any frontage at ground floor level must not exceed 2 metres and access must not be shared with a dwelling (other than a caretaker’s house) unless the office is a bank, real estate agency, travel agency, or any other office where the floor space adjoining the frontage is a customer service area accessible to the public.

Must be in Precinct 1, 2 or 4.

Must be in Precinct 6.

Must be in Precinct 2, 3, 5, 6 or 7 or Sub-precinct 1A or 1B where the floor space adjoining the frontage is a customer service area accessible to the public.

In Precinct 5 or 7 any frontage at ground floor level must not exceed 2 metres.

Must be in Sub-precinct 1A or 1B.

Must be in Sub-precinct 1A or 1B.

Must be in Sub-precinct 1A or 1B.

Must be in Precinct 3, 5, 6 or 7 or Sub-precinct 1A or 1B.

Must be in Precinct 5, 6 or 7.

Must be in Sub-precinct 1A or 1B.

Must be in Sub-precinct 1A or 1B.

Must meet the requirements of Clause 62.01.

Section 2 - Permit required

USE

CONDITION

Must be in Precinct 1, or 4 or Sub-precinct 2A, 2B, 2C, 2D or 2E.

Must be at least 200 metres (measured by the shortest route reasonably accessible on foot) from a residential zone or Business 5 Zone, land used for a hospital, primary school or secondary school or land in a Public Acquisition Overlay to be acquired for a hospital, primary school or secondary school.

Must not be in Sub-precinct 2F or 3C.

Must be in Precinct 1, 2 or 4.

Must be at least 200 metres (measured by the shortest route reasonably accessible on foot) from a residential zone or Business 5 Zone, land used for a hospital, primary school or secondary school or land in a Public Acquisition Overlay to be acquired for a hospital, primary school or secondary school.

Must not be in Sub-precinct 3B.

In Sub-precinct 2F or 3C the leasable floor area must be no more than 80 square metres.

Must not be in Precinct 3, 6 or 7 or Sub-precinct 2F, 5A, 5B, 5C or 5D.

Must be in Precinct 1, 2, 3 or 4.

Must not be in Sub-precinct 2F, 3B or 3C.

Must be in Precinct 1 or 4 or Sub-precinct 2A, 2B, 2C, 2D or 2E.

Must not be a purpose listed in the table to Clause 52.10.

Must be Precinct 1,2,3,4 or 6.

Must not be in Sub-precinct 2F, 3B or 3C.

Must not be in Sub-precinct 2F or 3C.

Must not be in Sub-precinct 2F or 3C.

Must not be in Precinct 6 or Sub-precinct 5A, 5B, 5C or 5D.

Must be in Precinct 1, 2, 4, 5, 6 or 7.

Must be in Precinct 1, 4, 6 or 7 or Sub-precinct 2A, 2B, 2C, 2D or 2E.

Must not be in Sub-precinct 2F or 3C.

Must not be in Precinct 3.

Must be in Precinct 1, 2, 3 or 4.

In Sub-precinct 2F or 3C the site must either:

• Adjoin a business zone, industrial or special purpose zone.

• Adjoin, or have access to, a road in a Road Zone.

In Sub-precinct 2F or 3C the site must not exceed either:

• 3000 square metres.

• 3600 square metres if it adjoins on two boundaries a road in a Road Zone.

Must not be located in Sub-precinct 2F or 3C.

Must not be in Precinct 5, 6 or 7 or Sub-precinct 2F or 3C.

Must not be in Precinct 2 or Sub-precinct 1C, 1D or 3C.

Must not be in Sub-precinct 1C, 1D, 2F or 3C.

Must be in Precinct 1, 2, 3, 4 or 6.

Must be in Precinct 1, 2 or 4.

Must be in Precinct 1, 2 or 4.

Must not be a purpose listed in the table to Clause 52.10.

Section 3 - Prohibited

USE 

Agriculture (other than Animal keeping or Apiculture)

Camping and caravan park

Cemetery

Corrective institution

Crematorium

Drive-in theatre

Freeway service centre

Host Farm

Intensive animal husbandry

Landscape gardening supplies (other than Plant nursery)

Major sports and recreation facility

Motor racing track

Primary produce sales

Road freight terminal

Saleyard

Winery

4.0

Centre-wide provisions

09/05/2013
C223

4.1

Use of land

09/05/2013
C223

4.2

Subdivision

09/05/2013
C223

4.3

Buildings and works

09/05/2013
C223

A permit is not required to construct a building or construct or carry out works associated with:

• the internal rearrangement of a building if the maximum leasable floor area is not increased.

• The installation of an automatic teller machine.

• An alteration to an existing building facade provided:

• The alteration does not include the installation of an external roller shutter.

• At least 75 percent of the building facade at ground floor level is maintained as an entry or window with clear glazing.

• An awning that projects over a road if it is authorised by the relevant public land manager.

• Plant rooms, services and equipment and solar collectors, provided these are not visible from any public street or public open space within 100 metres of the site.

• Shade sails to an existing roof deck.

• Railway, Railway Station and Bus Terminal.

4.4

Design and development

09/05/2013
C223

Building heights and setbacks

Development should meet any requirements specified at Clause 5 and as shown in Figure 1.

Figure 1

Preferred maximum building heights do not include non occupiable architectural features or landmarks, architectural features (such as domes, towers, masts) and building services, (including enclosed stairwells) that do not exceed the preferred maximum height by more than 4 metres. The combined floor area of these features should not exceed 10 percent of the gross floor area of the top building level.

Buildings and works that propose to exceed preferred maximum street edge wall height specified at Clause 5 of this schedule should be setback to ensure they do not add any additional shadow on the identified key pedestrian routes beyond that which would be cast by a 20 metre high street edge wall between 11am and 3pm on 22 September.

Building design

Buildings should maintain a human scale and protect the street environs by:

• Locating taller buildings in the centre of sites, setback from lower building elements on street edges.

• Ensuring building features and upper storey balconies do not protrude outside the title boundary, including over public areas, excluding ground floor verandahs and sun/overlooking protection devices.

• The ground floor level of buildings should provide active frontages and be articulated using fenestration, including recessed windows with reveals; and architraves, cornices, pilasters and their contemporary equivalents.

• The articulation of facades above the ground floor should create interesting and attractive streetscapes and reduce the apparent bulk of tall buildings by using recesses, recessed balconies, setbacks and expressed roof forms.

Development should avoid blank walls, specifically when readily viewed from Western Beach Road, Eastern Beach Road, Mercer Street, Latrobe Terrace (Princes Hwy), Gheringhap Street, Brougham Street and Ryrie Street.

Protection should be provided for pedestrians with continuous and generous verandahs and canopies over footpaths along identified key pedestrian routes, unless they would result in conflict with significant heritage places.

Plant, equipment, rubbish and storage areas should be screened from the public domain and existing and potential adjacent developments.

New Landmark Buildings or Elements should:

• Assist in distinguishing a specific location and the activity that occurs in its vicinity.

• Complement the integrity of existing landmarks including through the use of towers, domes and spires.

Adequate daylight should be provided to adjacent buildings, particularly to windows of habitable rooms and balconies of adjacent dwellings.

Taller buildings and works should not dominate the streetscape.

Built form should retain and share views from within Central Geelong and from the identified key view corridors to the city and maintain the general stepping down of built form to Corio Bay.

Development which exceeds the preferred maximum building heights specified at Clause 5 should be of slender design, demonstrate design excellence, provide increased pedestrian permeability and spaces, retain generous visual permeability between taller buildings and retain key view corridors.

Development over water should maintain and enhance public access.

Excluding verandah and awning signs, signs should be contained within the site, and integrated into the design of the building façade, preferably within the first 9 metres, without projecting over footpaths.

The design of buildings and works should seek to minimise the impact of traffic, parking, odour, light spill, signage and noise on the amenity of surrounding neighbourhood.

All new accommodation uses should provide appropriate acoustic attenuation measures.

New development should:

• Provide appropriate lighting to evenly illuminate footpaths, particularly under verandahs and undercroft areas, recesses, building entrances and parking areas.

Car parking design should:

• Ensure that the location and design of car parks, loading bays, services areas, car access points and garages to the street should not dominate the public domain and should support safe use and access.

• Avoid car parking spaces, structures and accessways from dominating street frontages by placing car parking underground or in discreetly located multi-deck structures so that parked vehicles are not visible from the street.

• Ensure car parks, including multi-level parking structures, are designed for future potential adaptation, and achieve a safe and ‘open’ feel with good sight-lines, way-finding and adequate lighting throughout.

• Conceal parking structures behind or within other buildings and uses.

• Not be located at street level adjacent to identified key pedestrian routes.

Private open space

Private open space provided in the form of a balcony should:

• Provide a balcony space of no less than 8 square metres, including a minimum dimension of 2.5 metres.

• Provide adequate weather protection.

Views and landmarks

Development should consider its impact on identified key views to the city shown on the Central Geelong Framework Plan being:

• The Central Geelong Activity Centre as viewed from Rippleside Beach.

• The Central Geelong Activity Centre as viewed from the Limeburner’s Point.

• The Central Geelong Activity Centre as viewed from the corner of High Street and Mt. Pleasant Road, Belmont.

• The Central Geelong Activity Centre as viewed from the Montpellier Park, Highton.

• The Central Geelong Activity Centre as viewed from the north end of Cunningham Pier.

Development which obscures or eliminates the identified key view corridors of Corio Bay and the You Yangs when viewed from Gheringhap Street, Moorabool Street, Yarra Street, Bellerine Street, and Swanston Street should be avoided.

Views of St Mary’s Basilica Spire when viewed from the northern end of Mercer Street should not be obscured or encroached.

Strategic sites

Central Geelong contains a number of significant strategic sites that have a high level of development opportunity as shown on the precinct plans. Larger scale development, consistent with the Precinct provisions at Clause 5, should be encouraged in these locations, particularly those close to the Waterfront and in Precincts 4, 5 or 6.

Access and mobility

Development should allow for the provision of safe and publicly accessible pedestrian routes, linkages and spaces in accordance with the Precinct maps.

Adequate light should be provided to public places and to key pedestrian routes.

Environmentally Sustainable Development

• Development should seek to deliver environmentally sustainable outcomes by:

• Encouraging the storage and reuse of storm water and recycling of grey water where possible.

• Encouraging maximum building adaptability through the use of flexible floor plates and building frontages to the street and a minimum floor to ceiling height of 4 metres for ground floor levels.

• Developing buildings that are easily convertible to dwellings with the required amenity and facilities in the future.

• Encourage new buildings and significant renovations to provide sustainable solutions through materials, design, orientation, landscaping, energy use and water use.

5.0

Precinct provisions

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C223

5.1

Precinct 1: Core retail

09/05/2013
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5.1-1

Precinct map

09/05/2013
C223

5.1-2

Precinct Objectives

09/05/2013
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• To strengthen the precinct as the region’s primary location of retail, business and entertainment facilities.

• To support the following land uses and developments within the precinct:

• Retail development serving the local community and the wider region, including supermarkets, department stores and specialty retail shopping.

• Entertainment facilities including entertainment based retail, cinemas, nightclubs, taverns and the provision of food and drink premises including restaurants.

• Office and other employment uses that complement surrounding retail land uses.

• To improve linkages from Precinct 1 to other features, destinations and precincts around Central Geelong including the waterfront and the Western Wedge.

5.1-3

Precinct requirements

09/05/2013
C223

Sub-precinct

A

Preferred setback of building from street frontage (boundary)

B

Minimum street edge wall height +*

C

Preferred maximum street edge wall height +*

D

Preferred setback of building above street edge wall height+

E

Preferred minimum building height*

F

Preferred maximum building height*

1A

0 metres^

10

20 metres

5 metres

None Specified

32 metres

1B

0 metres ^

10

20 metres

5 metres

None Specified

40 metres

1C

0 metres ^

None specified

20 metres

None specified

None Specified

24 metres

1D

0 metres ^

10

20 metres

5 metres

None Specified

40 metres

* As measured from natural ground level.

^ Setbacks at ground level along the frontage may need to be provided for outdoor seating or the display of goods where not suitable for the adjacent footpath.

+ Street edge wall height (using the mid point where building is on sloping land) is the height of the wall on the front title boundary where there is no front setback.

5.1-4

Precinct guidelines

09/05/2013
C223

• Large building setbacks, landscaping and car parking in front setback areas should be avoided.

• Private balconies should be designed to minimise overlooking from adjacent streets, windows and balconies from the same or adjacent buildings. This may include opaque balustrades and side screening.

• The location and design of private balconies and windows should contribute to the activation of street frontages and the surveillance of the street whilst minimising the overlooking of neighbouring private open spaces.

• Buildings at ground level along key pedestrian routes should ensure a minimum of 75 precent of the street frontage is a non-vehicular entry or display window.

5.2

Precinct 2: Commercial living and medical

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5.2-1

Precinct map

09/05/2013
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5.2-2

Precinct objectives

09/05/2013
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• To strengthen the precinct as the primary area of health services, office and employment activity with complementary accommodation and secondary retail uses.

• To support the following land uses and developments within the precinct:

• Office and business activity including professional and business services and other employment uses.

• Medical/health uses in the clusters around the three major hospitals, including patient treatment, medical based retail and research facilities associated with the hospital facilities.

• Accommodation uses, including student accommodation, above ground floor in new and refurbished buildings.

• Retail uses where it does not undermine the core retail function of Precinct 1, including local convenience uses, restricted retail premises and trade supplies uses.

5.2-3

Precinct requirements

09/05/2013
C223

Sub-precinct

A

Preferred setback of building from street frontage (boundary)

B

Minimum street edge wall height +*

C

Preferred maximum street edge wall height +*

D

Preferred setback of building above street edge wall height+

E

Preferred minimum building height*

F

Preferred maximum building height*

2A

0 metres ^

10 metres

20 metres

5 metres

None Specified

32 metres

2B

0 metres ^

10 metres

20 metres

5 metres

None Specified

40 metres

2C

0 metres ^

10 metres

20 metres

5 metres

None Specified

24 metres

2D

0 metres ^

None specified

20 metres

None specified

None Specified

24 metres

2E

None Specified^

None specified

None Specified

None Specified

None Specified

None Specified

2F

None Specified^

None specified

None Specified

None Specified

None Specified

None Specified

* As measured from natural ground level.

^ Setbacks at ground floor level along the frontage may need to be provided for outdoor seating or the display of goods where not suitable for the adjacent footpath.

+ Street edge wall height (using the mid point where building is on sloping land) is the height of the wall on the front title boundary where there is no front setback.

5.2-4

Precinct guidelines

09/05/2013
C223

• Large building setbacks, landscaping and car parking in front setback areas should be avoided in sub-precincts 2A-2D.

• Private balconies should be designed to minimise overlooking from adjacent streets, windows and balconies from the same or adjacent buildings. This may include opaque balustrades and side screening.

• Buildings along the edge of the Activity Centre boundary that adjoin a residential zone or heritage place should provide:

• a transition by requiring new buildings to be no more than 1 storey higher than development on the adjoining residential zone or heritage place.

• For additional storeys, a setback of 2 metres for every 1 metre in additional height.

• Buildings at ground level along key pedestrian routes should ensure a minimum of 75 percent of the street frontage is a non-vehicular entry or display window.

5.3

Precinct 3: Waterfront

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5.3-1

Precinct map

09/05/2013
C223

5.3-2

Precinct objectives

09/05/2013
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• To strengthen the precinct as a tourist and leisure destination.

• To protect the existing amenity along the waterfront foreshore.

• To increase the range of living, working and visiting activities on the waterfront, and enhance its visual appearance as Central Geelong’s most iconic feature.

• To support the following land uses and developments within the precinct:

• Tourist, lifestyle and entertainment activities.

• Accommodation uses on upper floors.

• Speciality retail uses that complement tourist activities.

• Café and restaurant uses.

5.3-3

Precinct requirements

09/05/2013
C223

Sub-precinct

A

Preferred setback of building from street frontage (boundary)

B

Minimum street edge wall height +*

C

Preferred maximum street edge wall height +*

D

Preferred setback of building above street edge wall height+

E

Preferred minimum building height*

F

Preferred maximum building height*

3A

0 metres ^

None specified

20 metres

None specified

None Specified

24 metres

3B

None Specified ^

None specified

None Specified

None Specified

None Specified

None Specified

3C

0 metres ^

None specified

20 metres

None specified

None Specified

24 metres

* As measured from natural ground level.

^ Setbacks at ground floor level along the frontage may need to be provided for outdoor seating or the display of goods where not suitable for the adjacent footpath.

+ Street edge wall height (using the mid point where building is on sloping land) is the height of the wall on the front title boundary where there is no front setback.

5.3-4

Precinct guidelines

09/05/2013
C223

• Large building setbacks, landscaping and car parking in the front setback area should be avoided in Sub-precinct 3A.

• Redevelopment of sites where a pedestrian or vehicular linkage opportunity is identified should make provision for the linkage within the design of new development.

• Accommodation should only be provided in upper levels of development to maintain ground level areas for more active uses.

• Private balconies should be designed to minimise overlooking from adjacent streets, windows and balconies from the same or adjacent buildings. This may include opaque balustrades and side screening.

• The location and design of private balconies and windows should contribute to the activation of street frontages and the surveillance of the street whilst minimising the overlooking of neighbouring private open spaces.

• Buildings at ground level along key pedestrian routes precinct should ensure a minimum of 75 percent of the street frontage is a non-vehicular entry or display window.

5.4

Precinct 4: Civic and cultural

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5.4-1

Precinct map

09/05/2013
C223

5.4

Precinct objectives

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• To maintain, strengthen and expand the precinct as the principal area for arts, culture, learning and civic activities.

• To support the following land uses and developments within the precinct:

• Culture based activities, including the development and exhibition of art.

• Consolidated civic functions that serve the local and regional community.

• Education, training and learning uses.

• Retail and office uses that are ancillary to arts and education facilities.

• Auditorium facilities for public gatherings, including a convention centre.

• To ensure that new development along the Mercer Street frontage has a civic focus which complements the existing civic buildings surrounding Johnstone Park.

• To respect the character of Johnstone Park.

• To create attractive frontages onto streets approaching the railway underpass.

5.4-3

Precinct requirements

09/05/2013
C223

Sub-precinct

A

Preferred setback of building from street frontage (boundary)

B

Minimum street edge wall height +*

C

Preferred maximum street edge wall height +*

D

Preferred setback of building above street edge wall height+

E

Preferred minimum building height*

F

Preferred maximum building height*

4A

Must be a minimum of 6 metres and a maximum of 10 metres

None specified

None Specified

None Specified

12 metres

None Specified

4B

0 metres^

None specified

None Specified

None Specified

12 metres

None Specified

* As measured from natural ground level.

^ Setbacks at ground level along the frontage may need to be provided to meet the objectives for this precinct and to provide for outdoor seating or the display of goods where not suitable for the adjacent footpath.

+ Street edge wall height (using the mid point where building is on sloping land) is the height of the wall on the front title boundary where there is no front setback.

5.4-4

Precinct guidelines

09/05/2013
C223

• Development adjacent or opposite to Johnstone Park should:

• Have consistent building heights around the perimeter of Johnstone Park, respecting heritage buildings including City Hall, Art Gallery and Gordon Institute. Any increased building heights should be significantly setback from the frontages facing Johnstone Park, so as to appear to be separate buildings when viewed from across the park.

• Avoid overshadowing of Johnstone Park.

• Have a setback consistent with surrounding buildings.

• Provide landscape setbacks from the Gordon Avenue frontages to the rail underpasses.

• Side setbacks between buildings or building groups should be provided to allow buildings to appear as free standing.

• New buildings fronting Latrobe Terrace should continue the punctuated sequence of large free standing buildings in landscape settings.

• New buildings in frontages opposite Johnstone Park should maintain consistency in scale with City Hall, the Art Gallery and Gordon Institute.

5.5

Precinct 5: Inner western wedge

09/05/2013
C223

5.5-1

Precinct map

09/05/2013
C223

5.5-2

Precinct objectives

09/05/2013
C223

• To support development of the precinct with a mixture of uses with a design and technology focus integrating university activities into the city fabric.

• To ensure a mix of accommodation, business and office, education, food and drink premises and other complementary uses, including retail use where it supports a local convenience function and does not compete with the core retail function of Precinct 1.

• To encourage education, office and residential uses to locate above uses with active street frontages.

• To create a precinct of more intensive development permeated by a network of pedestrian routes, squares and courtyards that characterise a mix of street level activities.

• To create public spaces, plazas and pedestrian routes that link to Western Beach Road.

• To provide views of Corio Bay that enable shared views of the waterfront from the upper floors of new and existing development.

• To encourage building scales that are sensitive to the foreshore and environs.

5.5-3

Precinct requirements

09/05/2013
C223

Sub-precinct

A

Preferred setback of building from street frontage (boundary)

B

Minimum street edge wall height +*

C

Preferred maximum street edge wall height +*

D

Preferred setback of building above street edge wall height+

E

Preferred minimum building height*

F

Preferred maximum building height*

5A

0 metres^

None specified

15 metres along Mercer and Malop Streets

4 metres along Mercer and Malop Streets

12 metres

None specified

5B

0 metres ^

None specified

None Specified

None Specified

12 metres

28 metres

5C

0 metres ^

None specified

None Specified

None Specified

12 metres

28 metres

5D

0 metres ^

None specified

None specified

None specified

12 metres

20 metres

5E

0 metres^

None specified

15 metres along MalopMercerStreet

4 metres along MalopMercerStreet

12 metres

None specified

* As measured from natural ground level.

^ Setbacks at ground level along the frontage may need to be provided to meet the objectives for this precinct and to provide for outdoor seating or the display of goods where not suitable for the adjacent footpath.

+ Street edge wall height (using the mid point where building is on sloping land) is the height of the wall on the front title boundary where there is no front setback.

5.5-4

Precinct guidelines

09/05/2013
C223

• New buildings opposite and adjacent to Johnstone Park should have a setback consistent with surrounding buildings.

• The use and development of land on the east side of Mercer Street should provide an appropriate interface to protect the amenity of properties adjoining Western Beach Road.

• Any new buildings on frontages opposite Johnstone Park should maintain consistency in scale with the City Hall, the Art Gallery, and Gordon Institute.

• A podium to Mercer Street should be created to facilitate active frontages.

5.6

Precinct 6: Station

09/05/2013
C223

5.6-1

Precinct map

09/05/2013
C223

5.6-2

Precinct objectives

09/05/2013
C223

• To support Geelong Railway Station as the region’s primary railway station, travel interchange and a sustainable multi-modal transport hub and encourage uses that have synergies with the station and contribute to an intensively used precinct at all times.

• To support development of the precinct for a mixture of uses including residential, food and drink premises and complementary retail with a design and technology focus.

• To create attractive frontages onto streets approaching the railway underpasses.

• To ensure new buildings along the east side of Latrobe Terrace retain the existing character of large free standing buildings in landscape settings.

• To enhance the visibility of Geelong Railway Station as a focal point of the Precincts 4, 5, 6 and 7.

5.6-3

Precinct requirements

09/05/2013
C223

Sub-precinct

A

Preferred setback of building from street frontage (boundary)

B

Minimum street edge wall height +*

C

Preferred maximum street edge wall height +*

D

Preferred setback of building above street edge wall height+

E

Preferred minimum building height*

F

Preferred maximum building height*

6A

Should be between 6-10 metres fronting Latrobe Terrace, 0 metres elsewhere

None specified

None Specified

None Specified

12 metres

None Specified

6B

0 metre front and side setback to Mercer Street.

None specified

15 metres

4 metres

12 metres

None Specified

* As measured from natural ground level.

^ Setbacks at ground level along the frontage may need to be provided to meet the objectives for this precinct and to provide for outdoor seating or the display of goods where not suitable for the adjacent footpath.

+ Street edge wall height (using the mid point where building is on sloping land) is the height of the wall on the front title boundary where there is no front setback.

5.6-4

Precinct guidelines

09/05/2013
C223

• Developments adjacent and opposite to Johnstone Park should:

• Have consistent building heights around the perimeter of Johnstone Park, respecting heritage buildings including City Hall, Art Gallery and Gordon Institute. Any increased building heights should be significantly setback from the frontages facing Johnstone Park, so as to appear to be separate buildings when viewed from across the park.

• Avoid overshadowing of Johnstone Park.

• Have a setback consistent with surrounding buildings.

• Side setbacks should be provided between buildings or building groups.

• Landscape setbacks should be provided to Gordon Avenue, Brougham and Roy Streets.

• Railway land should be intensively redeveloped to take advantage of its highly accessible location.

• Development should provide strong architectural enclosure and definition of plazas east and west of the station and improve the visibility of the station as a focal point of the Geelong Western Wedge.

5.7

Precinct 7: Mercer Street

09/05/2013
C223

5.7-1

Precinct map

09/05/2013
C223

5.7-2

Precinct objectives

09/05/2013
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• To support development of the precinct to create a lively boulevard with active frontages providing a mixture of uses with residential accommodation at upper levels and to the rear.

• To ensure a mix of accommodation, business and offices, education and other complementary uses, including retail use where it supports a local convenience function and does not compete with the core retail function of Precinct 1.

• To encourage food, drink and entertainment uses to promote evening time activities and to take advantage of the close proximity of Geelong Railway Station, education institutions and the foreshore.

• To maximise the potential intensity of development adjacent to the railway where potential impacts on other uses will be minimal.

• To ensure that development abutting existing residential properties adjoining Western Beach Road does not unreasonably affect their amenity.

• To maintain and enhance the views of the St Peter and St Paul Cathedral from Mercer Street and enhance the surrounding open space.

• To encourage buildings on the west side of Mercer Street to increase in height from Ginn Street to Brougham Street.

5.7-3

Precinct requirements

09/05/2013
C223

Sub-precinct

A

Preferred setback of building from street frontage (boundary)

B

Minimum street edge wall height +*

C

Preferred maximum street edge wall height +*

D

Preferred setback of building above street edge wall height+

E

Preferred minimum building height*

F

Preferred maximum building height*

7A

0 metres^

None specified

15 metres

4 metres

12 metres

15 metres

7B

0 metres^

None specified

15 metres

4 metres

12 metres

None Specified

7C

0 metres^

None specified

15 metres

None Specified

12 metres

15 metres

* As measured from natural ground level.

^ Setbacks at ground level along the frontage may need to be provided to meet the objectives for this precinct and to provide for outdoor seating or the display of goods where not suitable for the adjacent footpath.

+ Street edge wall height (using the mid point where building is on sloping land) is the height of the wall on the front title boundary where there is no front setback.

5.7-4

Precinct guidelines

09/05/2013
C223

• Setbacks consistent with the existing buildings setbacks should be provided for new development in Malone Street.

• A landscaped angled setback from Mercer St between Kerley Street and Malone Street should be provided to improve northerly views to St. Peter and St. Paul Cathedral along Mercer Street.

• Where building sites directly adjoin houses with side setbacks, and are not separated from them by a street or laneway, a landscaped buffer of 2 metres should be provided to protect residential amenity.

• Heights of buildings in sub precinct 7C should reduce from 15 metres to the east and the north to respond to adjoining low level residential development.

• Use and development of land on the east side of Mercer Street should provide an appropriate interface to protect the amenity of residentially zoned properties adjoining Western Beach.

6.0

Application requirements

09/05/2013
C223

In addition to the application requirements set out at Clause 37.08-7, any application must be accompanied by the following information, as appropriate, to the satisfaction of the responsible authority.

Use of land

An application to use land must be accompanied by the following information:

• The likely economic impact on Precinct 1 of any proposed retail use/development of over 1,000 square metres of leasable floor area outside of Precinct 1.

• For applications for sensitive uses (residential, child care centre, pre-school or primary school uses) proximate to the Geelong Railway Station, an assessment prepared by an acoustic engineer, of the likely effects of railway noise and vibration on the proposed development and the amenity of its occupants and measures to attenuate any adverse effects.

Buildings and works

An application to construct a building or construct or carry out works must be accompanied by the following information:

• For any building or other structure with a height over 15 metres above natural ground level:

• Diagrams which show:

• Street views from eye-level within the context of the surrounding development showing the proposed building in 3 dimensional forms within the context of the surrounding development, with particular reference to demonstrating how the proposal complies with the objectives of this schedule.

• Views from identified key views, including assessment of any impact on the view corridors to St.Mary’s Basilica Spire.

• An assessment of view sharing.

• Details of roof forms and any tower elements/landmark features.

• A wind assessment, including impact on the street microclimate.

• A report outlining the environmentally sustainable design elements of the proposal in relation to building energy management, water sensitive urban design, construction materials, indoor environment quality, waste management and transport.

• For developments adjacent to public streets or public pedestrian paths:

• Details of the proposed interface treatment to the public domain, including façade treatment, entrances, advertising and any proposed streetscape improvements.

• For an application that creates new pedestrian connections, a written statement showing how the proposal meets Crime Prevention through Environmental Design (CPTED) principles.

• For developments adjacent to heritage places within a Heritage Overlay, a written statement showing how the proposal respects and maintains views to the heritage place (consistent with the description in the Heritage Overlay).

• An acoustic assessment should be prepared by a qualified acoustic consultant. The assessment must document the acoustic mitigation measures and include:

• The internal and external noise levels and the method of calculation used.

• Details of the sound insulating materials and design of walls, roof, windows, door, external glazing and the air- conditioning or ventilation system.

7.0

Notice and review

09/05/2013
C223

Use of land

An application for the use of land is not exempt from the notice requirements of Section 52(1) (a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act.

Subdivision

In Precinct 3 an application to subdivide land is not exempt from the notice requirements of Section 52(1) (a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act.

Except in Precinct 5 or 7 an application to subdivide land within 30 metres of land (not a road) which is in a residential zone or Business 5 Zone, land used for a hospital or an education centre or land in a Public Acquisition Overlay to be acquired for a hospital or an education centre is not exempt from the notice requirements of Section 52(1) (a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act.

Buildings and works

In Precinct 3 an application to construct a building or construct or carry out works is not exempt from the notice requirements of Section 52(1) (a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act.

In all other Precincts, an application to construct a building or construct or carry out works is not exempt if the buildings and works are within 30 metres of land (not a road) which is in a residential zone or Business 5 Zone, land used for a hospital or an education centre or land in a Public Acquisition Overlay to be acquired for a hospital or an education centre.

An application which exceeds a preferred maximum building height as specified in Clause 5 of this Schedule is not exempt from the notice requirements of Section 52(1) (a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act.

8.0

Decision guidelines

09/05/2013
C223

Before deciding on an application, in addition to the decision guidelines at Clause 65 and Clause 37.08-10, the responsible authority must consider, as appropriate:

• Whether the proposed retail use and the existing overall retail floor area within the zone competes with the main retail area or replicates uses in the Core Retail Precinct 1.

• Whether the retail and food and drink component of a proposed Cinema based entertainment facility could reasonably be located at the ground floor with the cinema component located above.

• For applications in Precinct 6, the comments of the Director of Public Transport, any Minister or public land manager having responsibility for the care or management of the land or adjacent land, the municipal Council (where not the responsible authority).

Buildings and works

Before deciding on an application, in addition to the decision guidelines at Clause 65 and Clause 37.08-10 the responsible authority must consider, as appropriate:

• Whether the location, scale, siting, roof form, bulk and appearance of any proposed buildings and works will:

• Strengthen the City’s unique urban identity.

• Promote sustainable growth.

• Improve the public environment.

• Whether new buildings within and fronting Johnstone Park are of exceptionally high architectural quality.

• Whether the proposal would unreasonably overshadow the public or private realms.

• Whether the proposal achieves appropriate view-sharing to the identified key views, vistas and landmarks.

• Whether the proposal incorporates features of environmentally sustainable design.

• Whether the impacts of the proposed development on the micro climate are reasonable, particularly with regard to any wind tunnelling effect.

• Whether the proposed design of car parking and access arrangements is appropriate.

• Whether the proposal incorporates appropriate noise mitigation measures.

• For applications in Precinct 6, the comments of the Director of Public Transport, any Minister or public land manager having responsibility for the care or management of the land or adjacent land, and the municipal Council (where not the responsible authority).

9.0

Advertising signs

09/05/2013
C223

The advertising sign requirements are at Clause 52.05. Land located within Precinct 3 is in Category 3. All other land is in Category 1.

10.0

Reference documents

09/05/2013
C223

Central Geelong: Looking Forward Structure Plan, City of Greater Geelong (July 2007

Central Geelong Urban Design Guidelines, City of Greater Geelong and Department of Planning and Community Development, Victorian State Government (October 2008)

Geelong Western Wedge Framework, Planisphere and Jones & Whitehead Pty Ltd (April 2005, updated September 2005)

14/03/2013
VC85
Proposed C294

SCHEDULE TO THE HERITAGE OVERLAY

The requirements of this overlay apply to both the heritage place and its associated land.

PS Map Ref

Heritage Place

External Paint Controls Apply?

Internal Alteration Controls Apply?

Tree Controls Apply?

Outbuildings or fences which are not exempt under Clause 43.01-3

Included on the Victorian Heritage Register under the Heritage Act 1995?

Prohibited uses may be permitted?

Name of Incorporated Plan under Clause 43.01-2

Aboriginal heritage place?

HO290

"Applegarth"

Slab hut excluding residence

1662-1710 Bellarine Highway, Marcus Hill

Yes

No

No

No

No

Yes

No

HO653

Residence

68A Clarence Street, Geelong West

No

No

No

No

No

No

No

HO1621

Peace Memorial

Johnstone Park, 24-28 Gheringhap Street and 49 Little Malop Street, Geelong

Yes

Yes - to peace memorial interior only

No

No

No

Yes

No

HO736

Residence

27 O'Connell Street, Geelong West

No

No

No

No

No

No

No

HO737

Geelong West Free Kindergarten

46-54 O'Connell Street, Geelong West

No

No

No

No

No

No

No

HO1587

St. Francis Xavier Catholic Church

1030 Portarlington Road,

CurlewisLeopold

Yes

Yes - Former Church Building Interior Only

Yes

No

No

Yes

No

HO1915

Geelong Sale Yards

125 Weddell Road, North Geelong

No

Yes - Stock and Station Agents offices only

No

No

No

Yes

No

HO1901

Cartret

13 Wimmera Street,

Belmont

Yes

No

Yes - cactiNo

No

No

No

No

SCHEDULE 13 TO THE DESIGN AND DEVELOPMENT OVERLAY

19/01/2006
VC37
Proposed CXXX

WANDANA STRUCTURE PLAN AREA

1.0

Design Objectives

19/01/2006
VC37

To provide for the conservation and maintenance of the Barwon River and environs by ensuring that any development does not have an adverse impact on the local environment.

To ensure that development does not adversely impact on the amenity of existing or proposed public open space.

To provide for well designed development of the land.

2.0

Buildings and Works

19/01/2006
VC37

A permit is not required to construct a building or construct or carry out works except if any of the following apply:

• The lot abuts the Public Acquisition Overlay 3 (or Road Zone) and acoustic treatment has not been undertaken for the Western ByPass.

• The roof of any building is proposed to be constructed using a reflective material.

• The land is within 10 metres of an area designated as public open space on a Development Plan approved by the responsible authority.

• The amount of cut is to exceed 1.5 metre below natural ground level.

• The amount of fill is to exceed 1.5 metre above ground level.

A permit is required to construct a fence located within 10 metres of an area designated as public open space on a Development Plan approved by the responsible authority, other than a rural-style fence that is no greater than 1.2 metres in height.

3.0

Decision Guidelines

19/01/2006
VC37

Before deciding on an application the responsible authority should have regard to the following:

The Wandana Structure Plan 1998 and Wandana Development Plan.

The impact of the buildings or works on the amenity of the Barwon River and environs or any area of existing or proposed public open space.

For lots which abut the Western ByPass reservation, the attenuation of potential noice from teh freeway.