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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 Council’s 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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PORTARLINGTON STRUCTURE PLAN
Map No.1
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Portarlington Structure Plan -Adopted April 2007
2.0 Key Influences
The Background Report identifies and discusses, in detail, key issues, opportunities and constraints, which assisted in determining the key directions developed within the Structure Plan.
2.1 Policy Context
•Portarlington is not a location designated for extensive residential or rural residential growth within Council’s Municipal Strategic Statement;
•There is a need to nominate a clear Settlement Boundary for the township and provide for a compact urban form;
•Sensitive environmental assets and landscape features within the Study
Area should be preserved, protected and enhanced;
•Strong State and Local Planning Policy provide directions for:
• the protection of coastal environments;
• the protection of rural environments and agricultural activities;
• enhancement of building design and built form in the township, including the application of a range of policy and statutory controls;
•Opportunities exist for the enhancement of open space areas, recreational facilities and linkages;
•Retail development should be consistent with the established retail hierarchy and provision should be made for appropriate incremental growth;
•Community facilities should be provided commensurate with community needs and sustainability of service provision.
2.2 Natural and Urban Environment
•Significant landscape and biodiversity features, including remnant vegetation, require protection and enhancement;
•The need to appropriately manage the environment and landscape to conserve and protect indigenous cultural heritage values;
•Climate change and resultant sea level rises could have significant impacts on low lying coastal townships and surrounding areas;
•Support the on-going management of significant landscape and environmental assets by public land managers;
•The opportunity to enhance key views and vistas;
•The opportunity to identify and enhance a preferred character for the Portarlington Town Centre with the development of an Overlay and Local Policy which establishes broad principles and directions relating to built form and land use;
•The opportunity to strengthen the Portarlington Town Centre and improve its inter-relationship with the Portarlington Pier- Foreshore precinct;
•The opportunity to improve and strengthen the character of the
Portarlington township through an on-going program of streetscape works;
•The opportunity to control the form of development along the foreshore- coastal urban edge through the introduction of a Design and Development Overlay;
•The need for further strategic assessment to support the introduction of additional biodiversity planning controls, and design and/or landscape planning controls over the area;
•Ensure new subdivision developments respond to key landscape settings, environmental assets and existing township character.
2.3 Demographics and Social Profile
•The high proportion of older residents and other residents who live alone and may need to receive significantly higher levels of community and social services;
•There are high dwelling vacancy rates during the off season and a seasonal influx of large numbers of non-permanent residents and holiday-makers;
•There is a low labour force participation rate and, consequently, low income rates per household;
•Employment categories and journey to work data indicates that the majority of Portarlington residents who are in the workforce, are employed outside the township;
•Portarlington is an area of high socio-economic disadvantage;
•The residents of the township rely almost entirely on private cars for transport;
•There is an increasing need for the provision of a greater range of housing choices.
2.4 Township Facilities and Services
•The Portarlington Town Centre provides for basic community needs;
•The community relies on community, health and social services provided on a region-wide basis;
•The opportunity to support the establishment of a Community Centre in an existing public building in Portarlington, to provide improved community and social services;
•A new site of approximately 4,750 square metres is required in Portarlington to provide for the imminent relocation of the Country Fire Authority station and the long term provision of an ambulance service, in a co-located facility;
•The opportunity to support recommendations of previous studies to enhance open space and recreation areas, and to improve and further develop linkages between existing and future recreational facilities;
•Tourism is a significant component of the local economy and opportunities exist to lengthen the tourism visitation period by supporting and improving tourist accommodation options, tourism activities and uses, including improvements to facilities on, and access to, the foreshore reserve, waterways and environmental features.
•The opportunity to encourage tourist accommodation in proximity to the
Portarlington Town Centre;
•Aquaculture is a growth industry in the area and has the potential to provide local employment opportunities for the residents of Portarlington.
2.5 Physical and Transport Infrastructure
•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;
•The number of stormwater outfalls to Port Phillip Bay should be limited;
•Water conservation and stormwater re-use measures should be incorporated in new developments;
•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.
2.6 Township Growth and Residential Lot Supply
•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 Portarlington urban area through the rezoning of rural land for residential purposes, on the fringes of the township;
•Opportunities exist to consolidate short term residential growth within the existing residential areas.
3.0 The Plan3.1 Vision
The vision for the Portarlington township was derived from the Bellarine Peninsula
Strategic Plan, and reads as follows:
“Portarlington in 2016 will be the jewel of the Bellarine Peninsula. Our focus is a commitment to nurturing a vibrant, sustainable community, enhancing and maintaining our lifestyle, heritage and artistic pursuits.”
The Structure Plan establishes planning principles and directions consistent with achieving this vision.
3.2 Role of the Township
The traditional role of Portarlington has been that of a seaside holiday village and retirement centre, serving a small permanent population. Portarlington is one of the centres for commercial fishing within Corio and Port Phillip Bays and has become the centre for the Port Phillip Bay Aquaculture Areas. The township is not identified as a growth location within Council’s Urban Growth or Rural Residential strategies for residential or rural residential development, or as a location for major commercial or business activity.
The sensitive coastal, environmental and rural settings of the township and associated State and Local Planning Policies preclude extensive township growth. Local services and facilities are mainly limited to the provision of daily needs and requirements, although, Portarlington provides some support services for the north-eastern part of the Bellarine Peninsula, including Indented Head and St Leonards.
3.3 Principles and Directions
The Structure Plan identifies principles (objectives) and directions (strategies) relating to these key planning themes:
• Urban Growth
• Infrastructure
• Settlement and Housing
• Natural Environment
• Economic Development and Employment
• Rural Areas
3.3.1 Urban Growth
The existing residential lot supply in the township is sufficient to meet anticipated housing demand over the next 10 to 15 years. Given the identified key influences, including sensitive environmental settings and State and Local Government directions to maintain a compact urban form, it is appropriate to define a Settlement Boundary.
The nominated Settlement Boundary for Portarlington generally coincides with the “Limit to Urban Expansion” identified in the 1993 Portarlington/Indented Head Structure Plan. However, the exception to this is the Mercer Street and Oxley Street Retirement Village Area on the eastern fringe of the township.
The nominated Settlement Boundary at Portarlington has been delineated to provide distinct urban, rural and environmental interfaces as follows:
•The western boundary is located between the existing residential zone and the Point Richards Flora and Fauna Reserve. Further urban development westwards is considered inappropriate as it would irreversibly affect unique environmental assets and landscape features, and undermine the non-urban break between Portarlington and Drysdale (Note: This excludes the Port Bellarine Tourist Resort site from the urban area);
•The southern boundary coincides with the existing “Limit to Urban to Expansion” on Tower Road, Allens Road and Batman Road. However, this does not deem the entire ‘Olive Grove’ site as being suitable for urban development. This will not undermine rural land uses or the non-urban break between the surrounding townships.
• The northern boundary is fixed by the Port Phillip Bay foreshore reserve.
•The eastern boundary shall remain in its current location along Mercer Street and at the rear of the coastal strip development along The Esplanade with the exception of the Mercer Street and Oxley Street ‘Retirement Village Area’. This area has been identified as an opportunity to provide for retirement/aged care living. This is consistent with adopted policies which advocate containment of settlements, and principles to avoid development of low lying coastal land and areas potentially affected by coastal acid sulphate soils.
Principles
•To protect the unique character of Portarlington as a small coastal village located within a sensitive environmental and significant landscape setting.
•To maintain a compact urban form and avoid linear sprawl of the township.
•To direct future residential expansion away from sensitive environmental areas.
•To ensure all new urban development is undertaken in a sustainable manner having regard to matters, such as, water conservation, stormwater reuse and energy conservation.
Directions
•Ensure that urban development does not occur outside the defined Settlement Boundaries shown on the accompanying Portarlington Structure Plan Map.
•Support new residential development in a staged manner in the growth areas shown on the accompanying Portarlington Structure Plan Map.
•Encourage appropriate infill residential development in residential zones where drainage and servicing issues can be resolved.
•Ensure urban development does not encroach on to, or have adverse effects on, significant environmental features.
3.3.2 Infrastructure
Although the Settlement Boundary generally coincides with the existing “Limit to Urban Expansion” at Indented Head, there is a need for some improvement to infrastructure, such as, roads, footpaths, drainage, water and sewerage, in the township. In addition, there will requirements for augmentation to the water and sewerage systems to cater for the identified growth areas.
The Bellarine Peninsula Leisure and Recreation Needs Study 2005 includes a number of recommendations about the enhancement of, and improvement to, existing leisure, recreation and open space areas within the township. These recommendations are consistent with the Structure Plan’s identification of the needs of the communities and, if implemented, would be of significant benefit as better linkages and improved recreational opportunities would be provided for all sections of the communities.
A strategy for improving community and social services within the township is outlined in the Bellarine Peninsula Community Service Plan 2006-2016. The actions included in the Service Plan are consistent with the needs of the community identified in the Structure Plan. In particular, the establishment of a Community Centre in Portarlington will provide an opportunity to expand the range of community support services, as well as enhancing the sense of community in the township.
Funding of infrastructure is increasingly based on user pays principles, which is accepted as a legitimate means of providing the necessary capital for new infrastructure and maintenance of existing infrastructure.
It is Council policy to make maximum use of special rates and charges schemes under the provisions of the Local Government Act 1989. These schemes are applied in existing developed or subdivided areas which lack necessary urban infrastructure, such as, sealed roads, footpaths, kerb and channel, and drainage.
A common factor of such schemes is that where property owners benefit from the works, they contribute to the cost. Council has formulated a policy, known as the Comprehensive Infrastructure Funding Policy (CIFP) to guide levels of landowner and Council contributions toward the cost of works.
To provide equitable assistance with infrastructure funding in the municipality, the City of Greater Geelong has resolved to implement Development Contributions Plans (DCPs) in appropriate locations. A DCP is a statutory tool used to impose levies on the proponents of new developments, to obtain fair and reasonable contributions towards specified, pre- scheduled infrastructure, including facilities and works.
Council may prepare a DCP for Portarlington to assist in the meeting of costs of providing infrastructure necessary to support future growth and development in the township. However, further investigation is required to determine any infrastructure needs and the financial contributions required to provide the infrastructure.
Principles
•To encourage the provision of a range of social and community services commensurate with the size and role of the township.
•To provide an improved transport and movement network, including pedestrian and cyclist linkages, throughout the township and linking with surrounding settlements.
•To provide adequate levels of public open space, both within the existing and proposed residential areas, to cater for the passive and active recreation needs of the community.
•To provide appropriate infrastructure, such as, drainage, water supply, reticulated sewerage, electricity, natural gas, and telecommunications in newly developing areas.
•To ensure new development adequately addresses stormwater drainage, including downstream storage and management requirements, and incorporates water sensitive urban design principles.
Directions
•Support the establishment of a Community Centre in Portarlington within an existing public building.
•Support the provision of a new fire station at Portarlington on a site which meets the requirements of the Country Fire Authority.
•Support the actions of public land managers to undertake the ongoing upgrading of open space, leisure and recreation areas including provision of pedestrian/bicycle linkages.
•Support the development of an ongoing program to construct footpaths along key pedestrian routes in the township.
•Geelong Road will remain as the main entry to Portarlington for traffic coming from Geelong. VicRoads should be encouraged to duplicate this road from Drysdale to Portarlington when this can be justified by traffic volumes.
•Ensure the development of the Mercer Street and Oxley Street Retirement Village/Aged Care Development Area and the Smythe Street and Tower Road Urban Development Areas include appropriate stormwater treatment and drainage with the provision of down stream stormwater infrastructure.
•Support the further investigation of the Safe Harbour project, including its integration with the adjacent foreshore reserve and the Town Centre.
•Discourage medium density housing on, and re-subdivision of, unsewered lots within the Residential 1 Zone, i.e. in the Point Richards Road and Ramblers Road area.
•Undertake a study relating to stormwater drainage and flooding in and around the Town Centre and established residential areas and existing drainage outfalls to identify mitigation and infrastructure measures.
3.3.3 Settlement and Housing
It is expected that over the next ten years, there will be a continual increase in the number of older persons residing within the township. It will be necessary to provide a range and style of housing that will be suitable for those residents. Furthermore, such housing should be located close to existing commercial, social and other relevant services and facilities which meet the daily needs of those residents.
Further consolidation of residential development in the urban areas should occur as existing housing stock is redeveloped. This will provide increased opportunities for sustainable service provision, including improvements to public transport services and enhancement of a sense of community within the township.
It will be important to preserve the residential character of the township, whose attributes include an open coastal setting, modest scale buildings and landscape features. Features of particular importance are the residential areas along the foreshore/coastal edge which form an intrinsic part of the character of Portarlington.
The Implementation and Review section of the Structure Plan provides a number of principles relating to urban form and character within the township, including future subdivision and development principles relating to key sites and the development, as appropriate, of additional planning scheme controls.
Principles
•To ensure that future housing development provides for a variety of housing sizes and types, and complements the character of Portarlington.
•To promote sustainable development principles in new residential subdivisions and infill development and provide water sensitive urban design and stormwater treatment and re-use to minimise impacts on environmentally sensitive land, open space and receiving waters.
•To achieve a high standard of urban design that integrates with the coastal character of the township and protects and enhances environmentally sensitive areas, such as, the Point Richards Flora and Fauna Reserve.
•To provide for the substitution of drinking water used for non-drinking purposes with reused and recycled water.
Directions
•Encourage development which respects the coastal landscape setting of Portarlington, by providing reasonable sharing of views of the coast and foreshore, and by promoting contemporary design that reflects the existing scale, setbacks and spacing, forms and materials of buildings in the locality.
•Apply overlay controls to the foreshore frontage/coastal edge to ensure that residential development complements the streetscape character and coastal interface.
•Encourage housing development which is consistent with the preferred character identified in the City of Greater Geelong Residential Character Study 2001.
•Encourage development which allows for the protection of significant vegetation and/or planting around buildings and which has minimal impact on roadside vegetation.
•Focus redevelopment for medium density housing within walking distance (400 metres) of the Portarlington Town Centre, other retail facilities, major areas of public open space and public transport routes. Such development should be balanced with neighbourhood character objectives.
•Support a mix of housing types and lot sizes, particularly around/within walking distance (400 metres) of the Portarlington Town Centre, including the provision of housing choices designed for elderly persons.
•Encourage incremental infill medium density housing throughout the remainder of Residential 1 zoned areas, subject to neighbourhood character considerations.
•Encourage urban development to accord with the Subdivision and
Development Principles identified in the Portarlington Structure Plan.
3.3.4 Natural Environment
The landscape features of the area surrounding Portarlington have two important roles, providing intrinsic habitat and biodiversity values to the local and wider environment and establishing the identity of the township and community.
Areas of environmental and landscape value often have Aboriginal cultural heritage significance, particularly the coastal area, so it is essential to appropriately protect and manage these areas in manner that is respectful to the indigenous community. The designation of a Settlement Boundary that excludes key environmental features from urban development will assist in the protection of these areas.
The Structure Plan supports the continued application of the Environmental Significance Overlay to the Point Richards Flora and Fauna Reserve, and the Vegetation Protection Overlay to significant roadsides and linear reserves, to ensure the permanent protection of all identified environmental values.
Communities on the Bellarine Peninsula, particularly those of Portarlington strongly support the protection of the Bellarine Hills landscape. The community values this landscape as it is intrinsic to the character of the Peninsula’s townships, and the Hills provide a natural backdrop to the settlements, as well as providing a series of outstanding coastal and hinterland views.
The Department of Sustainability and Environment Coastal Spaces Recommendations Report (April 2006) proposes the application of Significant Landscape Overlays over the Bellarine Hills and land between Portarlington and Clifton Springs. This Structure Plan strongly supports the introduction of these Overlays to assist in limiting the establishment of structures and landscaping treatments which may obstruct the expansive views to Portarlington from Murradoc Hill. However, as the proposed Overlay areas extend beyond the Study Area, the introduction of these controls should form part of the wider implementation of the Coastal Spaces project.
Public land managers, such as, the Bellarine Bayside Foreshore Committee of Management, Parks Victoria and the City of Greater Geelong, manage other key landscape features on the Bellarine Peninsula in the vicinity of Portarlington. These land managers will ensure the long-term protection of the significant environmental values of these areas through their sensitive on-going maintenance while providing, where appropriate, community access to, and good linkages across, public land.
Increased development in the township has the potential to impact adversely upon the quantity and quality of stormwater runoff into waterways and the Bay. It is recommended that further investigation be undertaken by Council to quantify the extent of drainage problems and identify and undertake appropriate mitigation measures. Subdivision Development Principles are identified in the Implementation and Review section of the Structure Plan, which encourage appropriate stormwater treatment and re-use, as well as restricting downstream stormwater flows to pre-development levels.
The Implementation and Review Section, Part B of the Structure Plan recommends that future work to be undertaken should include the further investigation of sites of significant vegetation within the township and, where appropriate, the application of additional Overlay controls to ensure the long term enhancement and protection of the natural environment.
Principles
•To protect the landscape character of the township and the ecological sensitivity of the surrounding environment.
•To ensure environmentally sensitive areas, appropriate buffers and identified ecological networks are protected from development.
•To ensure the existing and future landscape and neighbourhood character is adequately protected and enhanced with additional landscaping appropriate to the location of the township.
•To provide a sense of identity and place for Portarlington through the upgrading of the gateways to the township.
Directions
•Actively support public land managers in the on-going management, enhancement and sensitive development of the foreshore reserve and the Point Richards Flora and Fauna Reserve.
•Provide for the protection of Aboriginal cultural heritage values.
•Encourage retention and enhancement of existing vegetation on private land, roadsides and reserves using indigenous species.
•Liase with Bellarine Bayside regarding the provision of public access to the beachfront on the Portarlington Foreshore, to the west of the Portarlington Pier.
•Ensure that development adjacent to Areas of Significant Landscape, Environment & Recreation value shown on the Structure Plan is undertaken in a manner which complements and does not impact adversely upon these features.
•Ensure subdivision development meets the stormwater and landscaping principles outlined in the Subdivision and Development Principles.
•Protect and enhance key vistas and view lines to the coast and environmental features as identified in the attached Portarlington Structure Plan Map.
•Support the introduction of planning scheme controls over the Bellarine Hills and Corio Bay landscapes to protect the scenic qualities of these features.
•Support the introduction of planning scheme controls over biodiversity sites and networks to protect existing values and future enhancement of these values.
•Provide key landscaping and planting at the key gateways to the township, e.g. Geelong – Portarlington Road between Point Richards Road and Tower Road.
3.3.5 Economic Development and Employment
The existing Portarlington Town Centre should remain the focus for commercial development within the township, to foster vitality and avoid fragmentation of uses and activities. The Town Centre and the adjacent pier form the main activity precinct for the township and should remain as the focal point for the community.
As there are under-utilised and vacant sites within the Town Centre which are zoned for business purposes, no further areas are to be rezoned for business/commercial purposes. These sites should be preserved for the incremental expansion of commercial or business uses to cater for future market demand, such as, the development of an anchor retail outlet.
The municipal retail hierarchy categorises the types of retail areas within the City of Greater Geelong. It determines the quantity of retail floor space within these areas, which is both economically sustainable and does not detract from either smaller or larger retail areas. Controlling the location and supply of business zoned land will maintain the role of the Portarlington Town Centre within this retail hierarchy and enhance its position as the focal point for the community.
The Portarlington Town Centre would benefit from an improvement in built form and in the quality of the pedestrian environment, especially the relationship between shop fronts and the street. Such improvement would enhance the quality of the pedestrian and customer environment. Building forms should be of an appropriate scale and of contemporary design which invokes a coastal character. The Implementation and Review section of the Structure Plan identifies broad urban design principles for the Town Centre which will form the basis for the assessment and consideration of development applications and the preparation of a future Design and Development Overlay.
An improved range of uses and services should be encouraged within the established Town Centre, to provide for commercial, community and entertainment uses. “Shop top” accommodation should be encouraged, where there are appropriate parking and access arrangements. An opportunity exists for the development of a focal building comprising retail and tourist related activities which will improve the quality of built form in the town centre. The sustainable development of the Portarlington Town Centre and enhancement of the pier area as a community-tourist focus will provide some localised employment benefits. It is considered that the preparation of an Urban Design Framework (UDF) for the Town Centre would be appropriate to guide its future development and the enhancement of public land in the township.
Aquaculture is a growth industry in the area and has the potential to provide local employment opportunities for the residents of Portarlington. In addition, high value agricultural enterprises may be able to establish in the locality to take advantage of the availability of recycled water from the Portarlington Water Reclamation Plant.
Retention of the industrial zoned land on the north-eastern corner of the Portarlington – Queenscliff Road and Tower Road at Portarlington will cater for local businesses servicing the basic needs of the population of the township and a service base for the aquaculture industry. The existing Business 4 zoned land on Geelong Road should be retained to cater for smaller scale, local service business and uses related to fishing/aquaculture, local produce, tourism and wineries.
Principles
•To consolidate commercial activity and development within the existing
Portarlington Town Centre to create a thriving and vibrant town centre.
•To encourage contemporary development within the Portarlington Town
Centre to enhance its coastal and environmental setting.
•To provide opportunities for local employment by encouraging high value agriculture and aquaculture in the locality.
•To retain the existing industrial zoned land on the north-eastern corner of the Portarlington – Queenscliff Road and Tower Road at Portarlington to cater for businesses servicing the township and the aquaculture industry.
•To retain the Business 4 zoned land on Geelong Road, Portarlington to cater for uses related to fishing/aquaculture, local produce, tourism and wineries.
Directions
•Make no provision for additional land to be rezoned for commercial, service business or industrial uses within Portarlington.
•Encourage infill development and redevelopment of existing sites within the established Portarlington Town Centre.
•Support a mix of commercial, community and entertainment uses within the Portarlington Town Centre to meet the daily needs of the community and encourages street life and tourist visitation.
•Support development in the Portarlington Town Centre incorporating accommodation uses above ground level retail floor space, where such development meets all parking and access requirements.
•Encourage contemporary built form in the town centre which complements the coastal setting and maintains the lineal nature and existing scale of buildings in accordance with the Town Centre Design and Development Overlay Guidelines identified in the Portarlington Structure Plan.
•Preparation of an Urban Design Framework (UDF) for the Town Centre would be appropriate to guide its future development and the enhancement of public land in the township.
•Opportunity to strengthen the character of the Portarlington township through an on-going program of streetscape works.
•Support the integration of the Portarlington Town Centre and Pier-Foreshore area.
•Support the development of a focal building at 22-34 Newcombe Street, Portarlington to contain retail uses, tourist accommodation and tourism related activities.
•Support the aquaculture activities in Port Phillip Bay and land based operations in the locality.
•Support the establishment of sustainable high value agricultural activities in the locality to take advantage of recycled water from the Portarlington Water Reclamation Plant.
3.3.6 Rural Areas
A key tenet of Council’s Urban Growth and Rural Land Use Strategies is to retain the
Bellarine Peninsula as a predominantly rural area, with distinctly defined townships.
The definition of a Settlement Boundary for the township largely coinciding with the existing “Limit to Urban Expansion” will ensure the retention of the rural areas and thus avoid the ad-hoc rezoning of rural land for residential purposes. Retention of the existing Settlement Boundary at Portarlington, and appropriate rezoning, is supported in a manner which complements the rural landscape setting.
The Portarlington/Indented Head (21.34) policy under the Municipal Strategic Statement clearly encourages the maintaining of the rural buffer between Portarlington and Indented Head. 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 on the area between Portarlington and Indented Head to achieve more appropriate rural lot sizes via the consolidation of titles should be undertaken.
In accordance with State and Local Planning policies and strategies, the Structure Plan does not support the provision of additional land for rural living development.
Principles
•To preserve the surrounding rural landscape and setting of Portarlington.
Directions
•Retain the land outside the Settlement Boundary in the Rural Zones.
•Ensure that land use activities within Rural Zones retain an agricultural focus and preserve the rural, environmental and landscape qualities.
•Protect the ‘right to farm’ for landowners and utilise land for rural activities which maintain sustainable farming practices.
•Ensure any land use activities within Rural Zones do not compromise opportunities for longer term urban growth.
•Direct rural residential growth to locations within the municipality designated in the Rural Residential Strategy.
The above principles and directions for each of the key themes are summarised on the
Structure Plan Map, Map 2.
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PART B IMPLEMENTATION AND REVIEW1.0 Implementation of the Portarlington StructurePlan
This Structure Plan provides a framework for land use planning and development in Portarlington over the next ten years with identified policies and strategies to provide a basis for future decision-making.
The Implementation and Review Section identifies Review provisions and key Planning Scheme alterations, or supporting strategic work, necessary to attain the principles and directions identified in the Structure Plan including:
• Introduction of Planning Policy:
• Application of Zones and Overlays;
• Further strategic work required to support additional planning controls;
• Other Actions critical to attaining key principles and directions.
Implementation and Review Plan
Using policy and the
exercise of discretion
Apply a Planning Policy reflecting the directions and principles of Part A of the Portarlington Structure Plan, incorporating the Structure Plan as a reference document.
Applying Zones and
Overlays
• Apply a Design and Development Overlay to the Portarlington Town Centre based on the principles identified in the Structure Plan.
• Apply the Design and Development Overlay to those properties fronting the foreshore and coastal edge based on the principles identified in the Structure Plan.
• Apply the Residential 1 Zone, with an IPO and DPO based on the principles identified in the Structure Plan, to the Smythe Street and Tower Road Urban Development Area.
• Apply the Environmental Significance Overlay or the Vegetation Protection Overlay to areas of significance identified in Council’s Biodiversity Strategy and Wetland Strategy.
Undertaking further
strategic work
• Investigate the application of the Restructure
Overlay to the rural zoned land between Portarlington and Indented Head to achieve more appropriate rural lot sizes via the consolidation of titles.
Implementation and Review Plan
• Review the Portarlington Structure Plan every five years to assess lot supply, additional urban growth needs and associated community infrastructure and services.
• Prepare an Urban Design Framework (UDF) to guide the future development of the Portarlington Town Centre and the enhancement of public land in the township.
Other Actions
•Undertake a study relating to stormwater
drainage and flooding in and around the Portarlington Town Centre and established residential areas and existing drainage outfalls to identify mitigation and infrastructure measures.
•
Investigate the designation of Fenwick Street and Smythe Street as collector roads.
•
Develop an ongoing program to construct footpaths along key pedestrian routes in the township.
2.0 Development of Overlay Controls2.1 The Design and Development Overlay: Town Centre
A Design & Development Overlay (DDO) is to be introduced affecting those properties within the Town Centre which are zoned Business 1 (refer to Map 3). The purpose of the DDO is to establish urban design principles for the town centre which enhances its appearance and coastal character.
The DDO is to be generally built around the following design objectives:
Streetscape
Element
Objective
Design Response
Streetscape
Character
Reinforce the centre’s proximity to the bay.
Protect existing views and vistas from the centre.
Protect views of the bay and avoid signage and structures that inhibit views to the bay.
Building Siting
Ensure appropriate building frontage rhythm that reflects a traditional strip shopping area.
Ensure that new commercial buildings address the street.
Retain the traditional narrow frontage treatments.
Ensure new buildings match the setbacks of the front facades of adjoining shopfronts. Where the adjoining shopfronts have varied setbacks, design buildings to step to each setback.
Orientate commercial buildings to address the street.
Building Form
Ensure that new buildings are designed to respond to the characteristics of the site and locality, and demonstrate a high standard of contemporary expression.
Design buildings for energy efficiency, considering solar access and utilising sustainable energy and construction techniques wherever possible.
Articulate the form of buildings and elevations.
Limit buildings in the town centre generally to a height of two storeys.
Provide articulated roof forms on new developments to provide visual interest to the street.
Streetscape
Element
Objective
Design Response
Design building forms that express the fine grain (narrow frontage) pattern of the town centre.
On larger sites articulate facades to emulate the fine grain (narrow frontage) pattern of the town centre.
Ensure that new buildings encourage social interaction and interest at street level.
Orientate commercial buildings towards the street and provide the entrance to the building directly from the street frontage.
Provide a well articulated façade, with shop front windows at street level.
On corner allotments, ensure buildings address both street frontages with shopfront windows at street level.
Building
Details and
Finishes
Encourage buildings that have
regard to the palette of materials and colours in the town, and demonstrate a high level of contemporary finish.
Encourage details which are integrated with the architecture of the building and contribute
to the character and amenity of
the centre.
Ensure that signage does not dominate the building or streetscape and contributes to the pedestrian environment.
Use simple building details.
Use a mix of contemporary and traditional coastal materials, textures and finishes.
Utilise colours and finishes that compliment those occurring naturally in the area.
Provide verandahs/awnings without posts on commercial buildings wherever possible. If posts are necessary, ensure they are narrow and contribute to the street setting.
Relate the height of the verandah/awning to the building elevation.
Provide subtle façade lighting and down lighting under verandahs/ awnings where possible.
Direct signage at pedestrians (i.e. verandah/awning or street level).
Provide signs only on the verandah/awning fascia or under
Streetscape
Element
Objective
Design Response
the awning wherever possible.
If a flat wall sign is proposed, relate the sign to the architecture of the buildings in style and placement (i.e. individual letters as opposed to large, flat rectangular signs).
If a hanging wall sign is proposed, consider an artistic or individual approach and ensure it is constructed to a high level of finish.
Walkability
Provide safe, convenient pedestrian movement
Maintain existing pedestrian connections to the town centre.
Avoid blank walls fronting onto footpaths or pedestrian linkages.
Vehicle
Access and
Car Parking
Provide a safe environment for
pedestrians, and to minimise the visual impact of car parking areas.
Locate car parking areas at the
rear of sites to minimise visibility from Newcombe Street and adjacent residential areas. Minimise the width of vehicle access points to the car parking areas.
Provide shade trees and other planting to ground level car parks.
Design car parking areas to minimise large expanses of unrelieved hard surface.
If car parking is provided below ground level, it should be accessed from the rear of the property with no part visible from the street frontage.
2.2 Design and Development Overlay: Foreshore Frontage/Coastal Edge
A Design & Development Overlay (DDO) is to be applied to those properties fronting the foreshore and coastal edge (refer to Map 3).
The purpose of the DDO is to establish urban design criteria for the erection of dwellings, dwelling extensions and outbuildings, which complement the streetscape character and coastal interface.
The DDO is to be developed around the following objectives:
•To ensure that new development is, and extensions to existing buildings are, compatible with the existing scale and bulk of buildings in the surrounding streetscape and coastal setting;
•To ensure that new development reflects the rhythm of existing building spacing and provides for visual permeability when viewed from the coastline and from the
street;
•To encourage building forms to, and use of materials that, complement the coastal landscape setting;
• To encourage and promote development which employs sustainable design
principles.
•To provide for the retention and re-establishment of vegetation to enhance the screening of development from adjoining properties and public areas.
•To provide for the reasonable sharing of views of Port Phillip Bay and the coastal shoreline.
It is proposed that a planning permit will not be required to construct or extend a building provided all of the following requirements (or similar requirements) are met:
•The height of any part of the building, excluding any television antenna, chimney or flue, is less than 7.5 metres in height above natural ground level;
• One side boundary is clear of buildings for at least 2.0 metres, except in the
situation where a dwelling exists on site and the dwelling extension or building does not reduce the established side setbacks.
Note: The intent of this clause for new developments is that one side boundary should be clear of buildings (in this case limited to dwellings, garages, carports and outbuildings) for at least 2.0 metres. Where a dwelling exists on a site it is intended that a permit will not be required where any dwelling extension or outbuilding maintains or increases the established side setbacks. This does not apply where an existing building is rebuilt.
Decision guidelines are to include:
•Whether the proposed development accords with the preferred character of the area and achieves the design objectives and responses of the City of Greater Geelong Residential Character Study (August 2001): Character Precinct Brochures for Portarlington Precincts 1 and 2;
•The need to ensure the design and siting of buildings exceeding 7.5 metres in
height will not dominate the foreshore reserve, coastal edge and the streetscape, and will not impact on long distance views;
•The need to ensure the design and siting of buildings exceeding 7.5 metres in height will allow for the reasonable sharing of view(s) having regard to the extent of available view(s) and the significance of the view(s) from the affected properties;
•Whether the proposed development has appropriate regard to:
o the impact on the streetscape and vegetation character;
o the rhythm of existing building spacing; and
o the visual permeability of the existing built form;
o when viewed from the foreshore reserve, the coast and the street;
•Whether the siting, height, scale, materials and form of proposed buildings will
complement the coastal landscape setting.
•The use of appropriate materials, articulation and roof forms which complement the coastal landscape setting.
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3.0 Subdivision and Development Principles
The following principles are to apply to future subdivision, in addition to the existing ResCode provisions contained in Clause 56 of the Greater Geelong Planning Scheme, and development within the township:
Open Space:
•Provide an adequate area of useable open space, at least of ten per cent (10%) of the land, which is able to be connected to the existing and future open space networks;
•Incorporate landscape features such as ridgelines, significant indigenous and or exotic vegetation, established shelterbelt planting, and creek/wetland corridors into the open space system. Consider the usability of these public open spaces when making decisions on whether to accept these as the open space contribution;
• Require lots to front on to parks and other areas of open space;
•Design future public open space to incorporate and enhance significant indigenous and or exotic vegetation.
Street layout and permeability:
•Connect new roads into the existing town road system by continuing the adjoining street pattern, where appropriate;
•Design new development which provides for extension of the street system into new areas in the future;
•Avoid cul–de-sacs and other street layouts with isolated forms of development that discourage permeability;
•Provide for direct pedestrian access and access for people with limited mobility. Density:
• Develop lot sizes consistent with the established areas of Portarlington while
allowing for some diversity in size including smaller lots in proximity to the town centre.
Streetscape:
• Design streetscapes which reflect the established streetscape character of
Portarlington.
•Streetscape planting design which includes canopy tree planting should be utilised to reduce urban form & visual impact on the recognised landscape character types.
•In larger subdivisions, require specification of design guidelines for future dwellings and landscaping to reflect the established and the preferred future character of Portarlington as described in the City of Greater Geelong Residential Character Brochures, responding to the characteristics of the particular site, and employing environmentally sustainable design principles.
Water sensitive urban design:
•In larger subdivisions a detailed stormwater management plan is required to ensure there is no decrease in the quality of stormwater runoff entering a receiving waterway, there is no decrease in run-off water quality and that existing downstream flows are restricted to pre-development levels to prevent detrimental impacts on sensitive environments including, Port Phillip Bay and the Point Richards Flora and Fauna Reserve and any future nature reserves.
•Require provision of ‘water sensitive urban design’ solutions to treat or contain stormwater on site consistent with the ‘Urban Stormwater - Best Practice Environmental Management Guidelines’ prepared by the Victorian Stormwater Committee, the Melbourne Water WSUD Engineering Procedures Guidelines
2005, Royal Lifesaving Society Safety Guidelines and Melbourne Water Guidelines
for Development in Flood Prone Areas 2003.
•Developments shall incorporate stormwater reuse as part of the overall design.
•The proposed stormwater quality treatment measures shall be reviewed using the Model for Urban Stormwater Improvement Conceptualisation (MUSIC) Program to determine compliance with the water quality objectives.
•Council's adopted Storm Water Quality Management Plan should direct the general principles for development in particular catchments.
•Stormwater management systems as part of subdivision design must meet the requirements of Australian Rainfall and Run-off (ARR) to cater for design storms and higher intensity storms with excess overland flows. Public safety and amenity must be primary considerations, and Water Sensitive Urban Design principles should be incorporated where appropriate.
•Subdivision design should incorporate as appropriate the principles and design methodology of "Urban Stormwater - Best Practice Environmental Management Guidelines" prepared by the Victorian Stormwater Committee.
Environmentally Sustainable Development:
•Conditions shall be placed on permits for new development and subdivisions to require the applicant to enter into a Section 173 Agreement to ensure that all new buildings are fitted with solar hot water systems, AAA rated water appliances, and a rain water tank that is to be directly connected to the toilet flushing system.
Native Vegetation:
•Require impacts on native vegetation from future subdivisions to be assessed under the three step approach outlined in Victoria’s Native Vegetation Management – A Framework for Action (Department of Natural Resources 2002) and any relevant overlay controls.
•Where native vegetation exists on road reserves abutting the perimeter of the subject site, the subdivision layout should ensure that that access to lots is provided from internal roads.
3.1 Principles for Development of the Smythe Street and Tower RoadUrban Development Area
In addition to the above broad principles, the following principles are to apply to the future development of the Smythe Street and Tower Road Urban Development Area:
•Application of an Incorporated Plan Overlay (IPO), to all of the land bounded by Smythe Street, the Queenscliff – Portarlington Road, Tower Road and Sproat Street that incorporates the following principles:
•To encourage an integrated efficient and function transport and access network;
•To create a sense of place that integrates with the existing Portarlington
Township;
•To enable passive surveillance of all public realms;
•To encourage sustainable development practices including storm water management, and energy efficiency in design;
•Create safe and attractive living and pedestrian spaces; and
•To provide clear vehicle and pedestrian linkages to and within the site.
•Application of a Development Plan Overlay (DPO) to the proposed subdivision area that incorporates the following principles:
•Lot layouts which incorporate lots of varying sizes to provide diverse housing choices and mix of lot sizes, and identifies multi-dwelling development sites and provides for solar efficiency and design;
•An internal road network that provides a high level of access within the development for all vehicular and non-vehicular traffic;
•A subdivision design that provides an attractive entrance treatment to the township and also contributes to the amenity of Portarlington - Queenscliff Road;
•Provision for public open space of not less than ten per cent (10%) of the development area, within walking distance (400 metres) of each household. This may include land identified for stormwater detention or treatment where the Council is satisfied that the land is not unduly compromised for use as open space in its secondary role for Stormwater Management;
•Provision for the collection, treatment and disposal of stormwater runoff in an environmentally acceptable manner, including the provision of water retention basins and water quality treatment wetlands and bioretention systems within the local street network. The management of stormwater discharge must be consistent with guidelines established using appropriate Australian design standards and Council’s Stormwater Quality Management Plan;
•A design report describing the stormwater management system referred to above including all stormwater quality and quantity systems to be implemented; and
•A subdivision staging plan with approximate timing of development including intersection improvements to Portarlington - Queenscliff Road and construction / upgrading of the surrounding road network.
•Inclusion of a Section 173 Agreement pursuant to the Planning and Environment Act 1987 providing agreement for the timing of either the finance or works in kind for:
• Construction of Sproat Street between Tower Road and Smythe Street;
• Construction of Tower Road between Sproat Street and the Portarlington- Queenscliff Road;
• Any required upgrades to the intersection of Tower Road and Sproat
Street;
• Any required upgrades to the intersection of Tower Road and the Portarlington–Queenscliff Road to include protected right turn lanes and left turn deceleration lanes to Austroads standards to the satisfaction of VicRoads;
• Treatment works at the intersection of the Portarlington–Queenscliff Road and the access road to the development area to include protected right turn lanes and left turn deceleration lanes to Austroads standards to the satisfaction of VicRoads;
• Any required upgrades to the intersection of the Portarlington–Queenscliff Road and the Portarlington–St Leonards Road (Fisher Street/Hood Road) to Austroads standards to the satisfaction of VicRoads;
• Any required upgrades to the intersection of the Geelong - Portarlington Road, Portarlington–Queenscliff Road and the Portarlington–St Leonards Road (Hood Road) to Austroads standards to the satisfaction of VicRoads;
• Any other required upgrades to roads or intersections in the township;
• A contribution towards the provision of community infrastructure in
Portarlington; and
• The construction of a 1.5 metre wide pedestrian pathway on one side of
High Street between Smythe Street and Newcombe Street.
3.2 Principles for Development of the Mercer Street and Oxley StreetSpecial Investigation Area
The draft Structure Plan identified that this site could be suitable for the development of a retirement village and/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.
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
A request for rezoning must be accompanied by a comprehensive application for planning approval for the proposed land use and development. Council will consider such a proposal pursuant to Section 96A of the Planning and Environment Act.
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.
Any request to rezone the site should be accompanied by the following information:
•A report from a suitably qualified archaeologist demonstrating that the impact of the proposed development on Aboriginal cultural heritage values has been addressed;
• An assessment of the risks related to climate change that may affect the site.
•An assessment of the risks related to Coastal Acid Sulphate Soils that may affect the site.
•A Flooding and Drainage Study for the site and associated catchment that examines the functioning of the existing Oxley Street stormwater drainage outfall to Port Phillip Bay and identifies if the outfall requires upgrading works or should be relocated to a more suitable discharge point satisfactory to Council, Bellarine Bayside and DSE. In addition, the study should examine the management of localised flooding, on site water retention and stormwater re-use measures.
•A full assessment of the provision of reticulated sewerage to the site in a manner which meets the requirements of Barwon Water.
4.0 Review of Structure Plan
The take-up of land and redevelopment within Portarlington needs to be regularly monitored and it is appropriate that a basic review of development and residential lot supply within the township be undertaken every five years.
If such a review reveals that the residential lot supply has fallen to a rate of less than 10 years (using accepted lot supply analysis criteria), a full review of the Structure Plan should be undertaken. This review would need to examine whether further growth of the town is appropriate, and if so provide directions for growth and community needs, and whether an ultimate Settlement Boundary should be set.
5.0 Directions for Future Growth
It is recommended that the ‘Olive Grove’ Urban Development Area should remain as a longer term growth area. Whilst the community has concerns that development on this land will be detrimental to the landscape values of the Bellarine Hills, 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 on the foothills surrounding the town. The 1993 Structure Plan specified the 55 metre AHD contour as the limit to urban development on this site, however, this limitation was primarily based on constraints to the provision of reticulated water supply to the land, not upon a detailed landscape assessment.
To control the impacts of the built form of development on this prominent site, the application of a Design and Development Overlay may be required, e.g. minimising building heights, ensuring use of appropriate building colours and materials, and landscaping, to minimise visual intrusion.
In addition to the above broad principles, a future rezoning would require a development plan to be prepared and approved prior to the issue of any permit for the subdivision and development of the land, to ensure that this new residential area is planned and developed in a fully integrated manner and that all major planning issues are resolved to the satisfaction of the Responsible Authority.
The Development Plan will need to address a number of principles, including but not limited to, the following:
•The State Government’s Coastal Strategy and Coastal Spaces Project, with specific reference to the Bellarine Hills south of the subject land. The land forms part of the “backdrop” of Portarlington township and the final subdivision design and layout will need to be responsive to this fact, especially to views from public vantage points external to the land.
•Subdivisional layouts which incorporate lots of varying sizes to provide for diverse housing choices resulting from a mix of lot sizes, solar efficiency and design and identification of multi-dwelling development sites. Recognition of the rural and residential interface of the subject land and the “rural” land to the east of Allens Road and south of Batman Road. This may include specific landscaping designs for these road reserves.
•The subdivision design needs to be responsive to any servicing constraints to ensure the provision of reticulated services to the development.
•An internal road network that provides a high level of access within the development for all vehicular and non-vehicular traffic.
•A subdivision design that provides an attractive entrance treatment to the township and also contributes to the amenity of Geelong - Portarlington Road by ensuring that residential development addresses Geelong - Portarlington Road (i.e. by use of service roads or internal roads to enable dwellings to face Geelong - Portarlington Road).
•Unless other arrangements to the satisfaction of Council are agreed to, provision for public open space of not less than ten per cent (10%) of the development area, within walking distance (400 metres) of each household. This may include land identified for stormwater detention or treatment where the Council is satisfied that the land is not unduly compromised for use as open space as its secondary role to Stormwater Management. It shall include a large area of open space adjacent to Pigdon Street and a centrally located playground sited to take advantage of bay views.
•Provision for the collection, treatment, re-use and disposal of stormwater runoff in an environmentally acceptable manner including the provision of water retention basins and water quality treatment wetlands, and bioretention systems within the local street network. The management of stormwater must be consistent with guidelines established using appropriate Australian design standards and Council’s Stormwater Quality Management Plan, the Best Practice guidelines, Royal Lifesaving Society safety guidelines & Melbourne Water guidelines.
•A design report describing the stormwater management system referred to above including all stormwater quality and quantity systems to be implemented. Details on the reuse of stormwater retained on-site are to be incorporated into the detailed design report. The proposed stormwater quality treatment measures shall be reviewed using the Model for Urban Stormwater Improvement Conceptualisation (MUSIC) program to determine compliance with the water quality objectives;
•A report outlining whether measures should be taken to ensure retention of the existing olive trees within the proposed subdivision layout both within public areas and on future residential lots;
•A subdivision staging plan with approximate timing of development including intersection improvements to Geelong - Portarlington Road and construction / upgrading of the surrounding road network;
•Infrastructure required to be provided at the developer’s cost:
•Upgrading of the three intersections with Geelong - Portarlington Road (being Batman and Tower Roads, and Pigdon Street) to include protected right turn lanes and left turn deceleration lanes to Austroads standards to the satisfaction of VicRoads;
•The full construction of Pigdon Street, Allens Road, Batman Road and Tower
Road.
•The construction of a 1.5 metre wide pedestrian pathway on one side of
Geelong Road from Tower Road to Smythe Street.
PART C BACKGROUND REPORT1.0 Introduction1.1 Background
Land use and development in Portarlington has thus far been guided by the Structure Plan prepared by the Geelong Regional Commission and adopted by the City of Greater Geelong in August, 1993. The 1993 Portarlington/Indented Head Structure Plan has ensured that development of the township has been undertaken in a coordinated manner. It is timely to undertake a comprehensive review of the Structure Plan in order to provide guidance for future land use and development.
The purpose of the Structure Plan is to identify the key strategic planning issues and opportunities facing the township and articulate the preferred future directions including the location of settlement boundaries, future residential and commercial growth and future community service provision, as well as identifying appropriate planning controls.
1.2 Location
Portarlington is situated on the north-eastern shore of the Bellarine Peninsula, approximately 31 kilometres east of Geelong. The location of the township in relation to the rest of the municipality and within the Bellarine Peninsula is indicated on Map 4 and Map 5.
The township lies between Drysdale/Clifton Springs and Indented Head and the Port Phillip Bay foreshore forms its northern edge. To the south-west of Portarlington, the Bellarine Hills form a significant landscape backdrop to the township. Land to the east of Portarlington on the coastal edge is low lying and mainly used for agricultural purposes. Geelong-Portarlington Road is the main entrance to the town from Geelong, with the commercial node focussed along Newcombe Street, to the south of the pier/foreshore area.
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1.3 Role of the Township
Portarlington’s primary role has traditionally been as a seaside holiday village, serving a small permanent population.
The township has traditionally served various roles on the Bellarine Peninsula:
•it has been and will continue to be a popular destination for holiday makers and perform an important resort role. During holiday periods the population of the area becomes dominated by holiday makers, ‘day-tripper’ visitors and those making use of holiday homes
•it is a popular retirement centre and elderly persons comprise a large proportion of the permanent population.
• Portarlington is one of the centres for commercial fishing within Corio and Port
Phillip Bays and is the centre for the Portarlington Aquaculture Areas.
Portarlington is not identified as a growth location within Council’s Urban Growth or
Rural Residential strategies for conventional residential or rural living development.
1.4 Indigenous Heritage
Portarlington holds significant values and associations with Aboriginal history. According to Clark’s 1990 synthesis of Aboriginal social organisation in Victoria in the 1800s, the pre-European Aboriginal inhabitants of the Portarlington area were from the Wada wurrung language group, whose territory included the coastline from the Werribee River to Painkalac Creek at Aireys Inlet. The Wada wurrung included at least 25 different clans
– family units associated with specific locations. There is little specific historical information on the specific clans for the Portarlington area, however, there are recorded sites of Archaeological or cultural significance within the study area, including shell middens, stone artefact scatters including a hand axe, areas of baked earth, ash and charcoal, and a scarred tree.
Council has entered into a formal arrangement through a protocol with the Wathaurong Aboriginal Co-operative to assist in identifying, conserving and protecting places of Aboriginal cultural heritage.
The protocol establishes a number of trigger points where Council is required to take into account the requirements of Commonwealth and State legislation and the views of the Community in providing for the conservation and enhancement of places, sites and objects of Aboriginal cultural heritage.
Protection of Aboriginal sites is formalised through the State Archaeological and Aboriginal Relics Preservation Act 1972 and the Commonwealth Aboriginal and Torres Strait Islander Heritage Protection Act 1984. However, new legislation to protect Victorian Aboriginal cultural heritage is due to come into effect on 28 May, 2007. The Aboriginal Heritage Act 2006 aims to replace the current Aboriginal cultural heritage regime in Victoria with a consistent and effective process. Under the new Act, the State will have sole responsibility for Victoria’s Aboriginal cultural heritage instead of the current combination of State and Federal legislation.
Key features of the Aboriginal Heritage Act 2006 include:
•the creation of the Aboriginal Heritage Council, with membership of traditional owners who will advise on the protection of Aboriginal heritage;
•the use of cultural heritage management plans for certain development plans or
activities;
•the ability for registered Aboriginal parties to evaluate management plans, advise on permit applications, enter into cultural heritage agreements and negotiate the repatriation of Aboriginal human remains; and
•alternative dispute resolution procedures.
Council will continue to maintain a relationship with the Wathaurong Aboriginal Co- operative in regard to proposed developments that may impact on Aboriginal cultural heritage, in accordance with both the established protocol and State and Commonwealth legislation.
1.5 European History
Recorded European visitation of Port Phillip Bay dates back to February 1802 when Lieutenant John Murray spent over three weeks exploring its features. Lieutenant Murray was soon followed by Matthew Flinders who mistook Port Phillip Bay for Western Port. Flinders landed and made camp at the place now known as Indented Head, six kilometres south-east of Portarlington. He moved further northwest along the Bellarine Peninsula, in the vicinity of Portarlington. Flinders crossed Port Phillip Bay again to investigate the You Yangs, later returning to Indented Head.
In early 1803 the ‘Cumberland’ entered Port Phillip Bay with the Surveyor-General Charles Grimes, to survey the coast for potential settlement. They landed at Portarlington and headed westw