precinct structure plan - city of greater geelong · in the course of our preparation of this...

MAY 2010

ARMSTRONG CREEKEAST

www.geelongaustralia.com.au

Precinct Structure Plan

AuthorsCollie Pty Ltd

© Copyright, City of Greater Geelong, May 2010.

This work is copyright. Apart from any use as permitted under Copyright Act 1963, no part may be reproduced without written permission of City of Greater Geelong.

DisclaimerNeither City of Greater Geelong. nor any member or employee of City of Greater Geelong. takes responsibility in any way whatsoever to any person or organisation (other than that for which this report has been prepared) in respect of the information set out in this report, including any errors or omissions therein. In the course of our preparation of this report, projections have been prepared on the basis of assumptions and methodology which have been described in the report. It is possible that some of the assumptions underlying the projections may change. Nevertheless, the professional judgement of the members and employees of City of Greater Geelong. have been applied in making these assumptions, such that they constitute an understandable basis for estimates and projections. Beyond this, to the extent that the assumptions do not materialise, the estimates and projections of achievable results may vary.

1 INTRODUCTION 11.1 Role of the Precinct Structure Plan 1

1.2 Land to which the Precinct Structure Plan Applies and Context 3

1.2.1 KeyExistingRoads 3

1.2.2 ExistingPublicTransport 3

1.2.3 KeyExistingandPlannedActivityCentres 3

1.2.4 KeyExistingPublicOpenSpace 3

1.2.5 KeyExistingCommunityFacilities 4

1.2.6 ExistingBroilerFarm 4

1.3 Monitoring and review 4

2 PRECINCT FEATURES 6

2.1 Heritage 6

2.2 Biodiversity 6

2.3 Topography and Landform 6

2.4 Catchments and Drainage 6

3 VISION 7

3.1 Integrated Neighbourhood Design 9

3.1.1 SenseofPlaceandCommunity 9

3.1.2 HousingChoiceDiversityandAffordability 9

3.1.3 AccessibleandVibrantActivityCentres 9

3.1.4 LocalEmploymentandBusinessActivity 9

3.1.5 BetterTransportOptions 10

3.1.6 ClimateChangeandEnvironmentalSustainability 10

3.1.7 AccessibleIntegratedandAdaptableCommunityFacilities 11

3.2 Land Use Budget 11

3.3 Demographic Projections 13

4 ELEMENTS 14

4.1 Image and Character 14

4.1.1 Objectives:ImageandCharacter 14

4.1.2 Implementation:ImageandCharacter 14

4.1.3 PlanningandDesignGuidelines:ImageandCharacter 14

4.2 Subdivision and Housing 15

4.2.1 Objectives:SubdivisionandHousing 15

4.2.2 Implementation:SubdivisionandHousing 16

4.2.3 PlanningandDesignGuidelines:SubdivisionandHousing 16

4.3 Community Facilities 17

4.3.1 Objectives:CommunityFacilities 17

4.3.2 Implementation:CommunityFacilities 17

CONTENTS

4.3.3 PlanningandDesignGuidelines:CommunityFacilities 17

4.3.4 CommunityFacilitiesDeliveryStatement 22

4.4 Public Open Space, Natural Systems and Biodiversity 22

4.4.1 Objectives:PublicOpenSpaceandNaturalSystems 22

4.4.2 Implementation:PublicOpenSpaceandNaturalSystems 22

4.4.3 PlanningandDesignGuidelines:PublicOpenSpaceand NaturalSystems 22

4.4.4 Objectives:Biodiversity 27

4.4.5 Implementation:Biodiversity 27

4.4.6 PlanningandDesignGuidelines:Biodiversity 29

4.4.7 ArmstrongCreekEastNativeVegetationPrecinctPlan 29

4.5 Employment, Activity Centres and Mixed Uses Areas 32

4.5.1 Objectives:Employment,ActivityCentresandMixedUsesAreas 32

4.5.2 Implementation:Employment,ActivityCentresandMixed UsesAreas 32

4.5.3 PlanningandDesignGuidelines:Employment, ActivityCentresandMixedUsesAreas 32

4.6 Transport and Movement 35

4.6.1 Objectives:TransportandMovement 35

4.6.2 Implementation:TransportandMovement 35

4.6.3 PlanningandDesignGuidelines:TransportandMovement 35

4.7 Utilities and Energy 40

4.7.1 Objectives:UtilitiesandEnergy 40

4.7.2 Implementation:UtilitiesandEnergy 40

4.7.3 PlanningandDesignGuidelines:UtilitiesandEnergy 40

4.8 Drainage and Floodplain Management 46

4.8.1 Objectives:DrainageandFloodplainManagement 46

4.8.2 Implementation:DrainageandFloodplainManagement 46

4.8.3 PlanningandDesignGuidelines:DrainageandFloodplain Management 46

5 PRECINCT INFRASTRUCTURE PLAN 49

5.1 Introduction 49

5.1.1 LandDevelopmentWorksbyDevelopers 53

5.1.2 DevelopmentContributionsPlan 53

5.2 Infrastructure and Services Required Outside ACEP to support development of ACEP 54

5.3 Project Co-ordination 54

5.4 Delivery and Monitoring 54

6 OTHER INFORMATION 55

6.1 Acronyms and Glossary 55

6.2 Supporting Information 55

PLANS

Plan 1 Framework Plan 1

Plan 2 Context 5

Plan 3 Armstrong Creek East Precinct Urban Structure 8

Plan 4 Community Facilities 18

Plan 5 Public Open Space 24

Plan 6 Specified Fill Areas 25

Plan 7 Biodiversity 28

Plan 8 Status of Habitat Zones within the Armstrong Creek East Precinct 30

Plan 9 Status of Scattered Indigenous Trees within the Armstrong Creek East Precinct 31

Plan 10 Road Hierarchy 37

Plan 11 Walking / Cycling Links 38

Plan 12 Public Transport Network 39

Plan 13 Main Sewerage Supply Network 41

Plan 14 Main Water Supply Network 42

Plan 15 Main Recycled Water / Third Pipe Supply Network 43

Plan 16 Main Electricity Supply Network 44

Plan 17 Main Natural Gas Supply Network 45

Plan 18 Main Stormwater Drainage Network 48

Plan 19 Property Identification 59

FIGURES

Figure A Neighbourhood Activity Centre Community Hub - Indicative Concept 20

Figure B Local Activity Centre and Community Hub - Indicative Concept 21

Figure C Regional Active Public Open Space - Indicative Concept 26

Figure D Neighbourhood Activity Centre - Indicative Concept 33

Figure E ‘Main Street’ Cross Section 76

Figure F Burvilles Road Interim Cross Section 86

Figure G Burvilles Road Ultimate Cross Section 87

Figure H Burvilles Road Extension Cross Section 88

Figure I Horseshoe Bend Road Interim Cross Section 89

Figure J Horseshoe Road Bend Road Interim Plus Service Road Cross Section 90

Figure K Horseshoe Bend Road Ultimate Cross Section 91

Figure L Southern East West Connector Cross Section 92

Figure M Southern East West Connector Cross Section 93

Figure N South West Connector Cross Section 94

Figure O Charlemont Road North and South Cross Section 95

Figure P Charlemont Road Central Cross Section 96

Figure Q Batten Road Cross Section 97

Figure R Typical Local Access Street Cross Section 98

Figure S Typical Local Access Street Beside Public Open Space Cross Section 99

Figure T Typical Local Access Street as Service Road to Highways Cross Section 100

Figure U Access Lane Cross Section 101

Figure V Access Place Cross Section 102

TABLES

Table 1 Summary Land Use Budget 12

Table 2 Summary Residential Lot Yield Analysis 13

Table 3 Lot Yield and Distribution of Densities 17

Table 4 Community Facilities 19

Table 5: Activity Centres Hierarchy 34

Table 6 Service Authorities 40

Table 7 Drainage and Floodplain Management Authorities 47

Table 8 Infrastructure Required in Armstrong Creek East Precinct 50

APPENDICES 57

Appendix 1 Detailed Land Use Budget by Property 59

Appendix 2 Detailed Residential Lot Yield by Property 65

Appendix 3 Indicative Street Tree Planting 67

Appendix 4 Community Facilities Delivery Statement 69

Appendix 5 Public Open Space Guidelines 71

Appendix 6 Neighbourhood Activity Centre Urban Design Framework Guidelines 75

Appendix 7 Road Design and Delivery Characteristics 79

Appendix 8 Road Cross Sections 85

Appendix 9 Acronyms and Glossary 103

MAY 2010 Armstrong Creek East Precinct Structure Plan 1

1.1 ROLE OF THE PRECINCT STRUCTURE PLAN

A precinct structure plan (PSP) is the planning mechanism used to plan for major new urban development together with the infrastructure and services required by its future community. It is the link between the State and local planning policies and the planning permit for development and use of land.

The PSP therefore, is at a higher or broader level than the plans that form the required documents to accompany a planning permit application. It is a long-term plan to guide future urban development. It describes how the land is expected to be developed and how and where services are planned to support development.

The PSP:

• is a strategic plan setting out the vision and structure for the creation of a new urban area that implements Victorian Government guidelines;

• provides the basis for planning controls that apply in the Schedule to the Urban Growth Zone in the relevant planning scheme;

• provides the framework for the consideration of planning permits that provide for urban development under the provisions of the relevant planning scheme;

• details requirements or conditions that must be met by future development and use;

• outlines projects required to ensure that the future community within the area is provided as early as possible with access to infrastructure and services to support a quality, affordable lifestyle;

• provides developers, investors and local communities with certainty regarding the nature of future development within the PSP area.

A PSP over land in the Armstrong Creek Urban Growth Area (ACUGA) must be generally in accordance with the incorporated (in the Greater Geelong Planning Scheme (the Scheme)) Armstrong Creek Urban Growth Plan – Framework Plan May 2010, (the Framework Plan).

The ACUGA establishes the strategic context and vision for urban development within Armstrong Creek.

Plan 1 (FrameworkPlan) contains the incorporated Framework Plan.

The Armstrong Creek East Precinct Structure Plan (ACEPSP) sets objectives and provides for their implementation in relation to eight key elements:

• image and character;

• subdivision and housing;

• community facilities;

• public open space, natural systems and biodiversity;

• employment and activity centres;

• transport and movement;

• utilities and energy;

• drainage and floodplain management.

These are set out in detail in sections 4.1 to 4.8.

1 INTRODUCTION

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1.2 LAND TO WHICH THE PRECINCT STRUCTURE PLAN APPLIES AND ITS CONTEXT

Plan 2 (Context) shows Armstrong Creek East Precinct (ACEP) in its local context. It is about 8 kilometres south of the Geelong central activities area and makes up the south eastern part of the ACUGA, the planned major extension of the greater Geelong urban area. The ACUGA includes six other precincts: Major Activity Centre; Horseshoe Bend; North East Industrial; Marshall; Armstrong Creek West; and Western Industrial.

The ACEPSP covers ACEP which is about 794 hectares in gross area.

ACEP is defined generally by the Surf Coast Highway (west), private properties to the north of Lower Duneed Road (south), Hospital Swamp (east) and the edge of private properties situated between Burvilles Road and Boundary Road (north). It is characterised by Armstrong Creek itself which flows from west to east through ACEP.

1.2.1 Key Existing Roads

ACEP, located between Geelong and Torquay, is traversed by Surf Coast Highway and Barwon Heads Road, both in a generally north-south direction. These roads link the area to Geelong and on to Melbourne and to the Surf Coast and the Bellarine Peninsula. Other local roads of some significance include the north-south Horseshoe Bend Road, the east-west Mt Duneed Road / Lower Duneed Road and the east-west Boundary Road.

1.2.2 Existing Public Transport

The public transport network for Geelong and Melbourne is accessed via the Melbourne-Geelong-Warrnambool rail line, which abuts the northern boundary of the ACUGA. The nearest station is Marshall about 4 kilometres north of ACEP. Regional public transport is provided by bus services (on Surf Coast Highway and Barwon Heads Road). Local bus services in Grovedale will expand or be supplemented by new services as development and occupation of dwellings and activity nodes occurs in the ACUGA.

1.2.3 Key Existing and Planned Activity Centres

ACEP is served by a hierarchy of activity centres in the region, the pre-eminent regional centre of these being the central activities area of Geelong.

Planned activity centres to serve ACEP are as contained in the Framework Plan (Plan 1) and include:

• a major activity centre abutting the north west corner of ACEP on Surf Coast Highway and planned for 137,000 square metres of retail, non-retail commercial and community services floorspace together with a public transport interchange, 3,500 jobs and higher density housing;

• in the central east of ACEP, a neighbourhood activity centre planned for at least 6,000 square metres of retail; non-retail commercial; community services floorspace; 585 jobs and medium density housing;

• one local activity centre (in the south of ACEP) (with another immediately north of the boundary on Horseshoe Bend Road) planned for about 1,000 square metres of convenience shops and services; associated jobs and some possible medium density housing;

• neighbourhood and local activity centres in other precincts.

The more significant existing employment areas reasonably accessible to ACEP include the industrial areas of Geelong including North Geelong, North Shore, Moolap, Breakwater and Newtown / South Geelong.

1.2.4 Key Existing Public Open Space

The existing major public open space areas serving the region include:

• key recreation nodes and passive open space associated with the Barwon River and its floodplain, to the north and north east;

• regional open space facilities in greater Geelong such as the Geelong Botanic Gardens and Eastern Park;

• the beach and foreshore areas of Geelong, the Surf Coast and Bellarine Peninsula;

• Kardinia Park;

• Waurn Ponds Creek with major recreational facilities.

4 Armstrong Creek East Precinct Structure Plan MAY 2010

Existing local public open spaces in ACEP or its vicinity include Stewarts Reserve in Stewarts Road and Mount Duneed Recreation Reserve in Feehans / Russell Roads (referPlan2:Context).

These will be complemented by the establishment of planned new passive and active local and regional public open space in the ACUGA and more specifically ACEP(referPlan1:FrameworkPlan).

1.2.5 Key Existing Community Facilities

Existing and higher order social and community infrastructure that will serve ACEP is based largely in Geelong and the greater Geelong region. ACEP has few existing community facilities with the exceptions being Stewarts Reserve in Stewarts Road, the Geelong Lutheran College in Burvilles Road, the Geelong Memorial Park Crematorium and Cemetery also in Burvilles Road.

1.2.6 Existing Broiler Farm

A broiler farm exists at 76-88 Grove Road, in the north east of ACEP. The existence of this broiler farm will have implications for development within its separation distance (refer section 4.2.3).

1.3 MONITORING AND REVIEW

The CoGG will monitor the implementation of this ACEPSP. Its effectiveness will be evaluated regularly, at least every four years. It is expected that this ACEPSP will be revised and updated as required.

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2 PRECINCT FEATURES

Plan 2 (Context) shows the key features of ACEP as described in the sections following.

2.1 HERITAGE

As part of investigations for thet ACEPSP, further archaeological studies were completed and accepted by AAV as sufficient to allow preparation of the ACEPSP. However before development occurs, further more detailed investigations will be required, and Cultural Heritage Management Plans (CHMPs) may be required for prescribed activities in areas of cultural heritage sensitivity.

European settlement heritage sites comprise one homestead complex (local significance), which consists of a cottage, wash house and underground tank, at 105-205 Groves Road, Connewarre (HO1713 in the Scheme).

2.2 BIODIVERSITY

Key biodiversity areas and values within the Armstrong Creek area include Lake Connewarre and wetlands complex, Stewarts Reserve, Hooper’s Paddock, Armstrong Creek (parts), various existing treed road reserves and other significant stands of River Red Gums.

It is important that wherever possible, biodiversity conservation is achieved and enhanced throughout ACEP.

Much of ACEP has been cleared for agricultural purposes and, subject to the protection of biodiversity areas summarised above, development within ACEP is not considered to be constrained by ecological values.

2.3 TOPOGRAPHY AND LANDFORM

ACEP is generally flat to slightly undulating basalt lava plain, bisected from west to east by the shallow channel of the Armstrong Creek valley. The topography slopes generally from a high point on Burvilles Road in the north east of ACEP, towards a low lying, flood prone swamp land along the margins of Reedy Lake across the eastern boundary of ACEP.

Soils consist generally of red loamy clays characteristic of decomposing basalt.

The topography and landform offers no constraints to development other than in terms of land that will remain flood prone.

2.4 CATCHMENTS AND DRAINAGE

ACEP spans a number of drainage catchments(referPlan18:MainStormwaterDrainageNetwork) that drain generally in a south west direction towards the Barwon River / Reedy Lake (to the east of Barwon Heads Road) or into Armstrong Creek and then Hospital Swamp, and then in both cases into the Barwon River / Lake Connewarre complex and the defined Barwon River watercourse to its mouth at Barwon Heads.


The vision for Armstrong Creek was first identified by CoGG, which envisaged the following.

• Armstrong Creek will be developed into a sustainable community that sets new benchmarks in best practice urban development. Natural and cultural features will be protected and enhanced to create a distinct urban character. Armstrong Creek will become a highly sought-after location for living, working and recreation, forming an attractive addition to Geelong.

• Armstrong Creek will provide a range of housing types and densities in an urban structure based on walkable neighbourhoods with access to public transport and mixed use activity centres.

• All residents will be within proximity to public open space that will provide adequate opportunities for recreation and passive use.

• Armstrong Creek is the key urban extension to Greater Geelong and will accommodate major population expansion for the next 20 plus years.

The vision for ACEP(referPlan3:ArmstrongCreekEastPrecinctUrbanStructure) incorporates the overall ACUGA vision above but more specifically seeks to develop ACEP as an attractive and liveable new community centred on its key green asset of Armstrong Creek. ACEP will be characterised by:

• an inter-linked public open space and path network and public open space nodes that build on the existing landscape character while protecting the biodiversity in habitat conservation areas and through native vegetation retention and protection;

• transport and movement systems planned from the outset to facilitate the ability to move about safely by walking and cycling to promote healthy activity, energy conservation and social interaction and, in a co-ordinated planning manner, to provide for essential vehicle traffic;

• human-scale facilities including a ‘main street’ neighbourhood activity centre and a range of other planned and co-located community facilities that are accessible safely by all means of transport and from throughout ACEP and beyond.

3 VISION

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8


3.1 INTEGRATED NEIGHBOURHOOD DESIGN

The separation of ACEP from established urban Geelong by the railway line and Barwon River and, in its early years, by its location at the southern edge of the ACUGA, enables it to be developed with its own identity or preferred neighbourhood character, based on best practice integrated neighbourhood design.

This integrated neighbourhood design is summarised under the headings that follow.

3.1.1 Sense of Place and Community

A sense of place and community comes from people of all ages having opportunities to meet and interact in appropriate spaces in suitable ways and times. It requires community development over time but is facilitated through the provision of some necessary base ingredients - appropriate community infrastructure in the form of open space; internal and external meeting places for all age groups; related buildings and other structures; the provision of needed services and support people to bring the infrastructure to life; and appropriate design, materials and finishes.

The location and content of community infrastructure in ACEP has been determined to give a grounding to the start of community development.

The vision of CoGG is to do whatever is reasonably possible to encourage / provide community infrastructure as early as possible in the life of ACEP to maximise the availability of community buildings and services to new residents and other visitors to ACEP. Community groups will be encouraged to establish to assist in building a sense of community via participation and input into future decisions about ACEP community infrastructure development.

3.1.2 Housing Choice Diversity and Affordability

The intention for ACEP is that a variety of housing types and densities will be developed at a variety of prices, in order to provide suitable choices for a range of different needs, lifestyle preferences and income levels thus attracting a diverse mix of people.

3.1.3 Accessible and Vibrant Activity Centres

The neighbourhood activity centre in ACEP will be focused on ‘main street’ with larger shops (such as the supermarket) and car parking generally sleeved by smaller shop fronts which will face onto ‘main street’. Pedestrian access in and around the centre will be a primary design objective including along ‘main street’ and from car parking areas and bus stops.

A permeable network of streets, walkways and public spaces will provide high quality linkages, particularly for pedestrians, to the activity centres and will inter-link with other parts of ACEP and beyond.

A sense of vitality will be encouraged within the neighbourhood activity centre with buildings designed to address the street, resulting in continuous and contained streetscapes, which create interest and interaction at street level. Footpaths will be broad, enabling alfresco dining to further activate the streetscape. All activity centres will be tree lined, provided with seating and verandahs for shelter and shade and all contributing to enhance the centre as a pedestrian oriented environment.

The neighbourhood activity centre will sit beside Barwon Heads Road with its main street entry being signalised on that road. This will allow for safe pedestrian and vehicle movements at the intersection and will assist in linking the centre to its catchment on the east side of Barwon Heads Road.

The local activity centre will be much smaller than the neighbourhood activity centre and will comprise a relatively higher proportion of community facilities than retail / commercial floorspace.

3.1.4 Local Employment and Business Activity

The ACUGA contains three proposed employment areas: in the north east, in the west and associated with the major activity centre, all within easy access of ACEP.

Local employment opportunities will grow also within ACEP. It has been estimated that development of the neighbourhood activity centre in ACEP will generate a net increase of 585 direct jobs and an additional 555 indirect jobs over the long term.

Construction activity for the whole of ACEP is predicted to generate 5271 direct ‘job years’ (refer Section 6.2) and an additional 13,279 indirect job years, totalling 18,550 job years (including full and part-time jobs).


3.1.5 Better Transport Options

The ACEP land use structure has been planned with the underlying goal that new urban development should be more sustainable ecologically, socially and economically. An essential ingredient of this is reduced distances for required travel and increased efficiency and overall community health in travel movements. The ACEPSP was designed to maximise these opportunities through the provision of:

• a planned hierarchy of walking and cycling paths that provide safe, attractive and convenient access from residential sub-precincts to other such sub-precincts and to all activity areas and especially those that will generate expected higher demand, such as the neighbourhood and local activity centres, Armstrong Creek, key active and passive open space areas and links into neighbouring precincts and their attractions;

• as part of the path network, several existing lower order streets as dedicated non-vehicular walking / cycling ‘greenways’, including Lake Road, existing Burvilles Road and sections of Stewarts and Batten Roads;

• a dedicated sub-regional transit corridor reservation for the planned future rail line (or equivalent), with proposed convenient access in the major activity centre adjacent to the north boundary of ACEP and linking to Geelong and Melbourne;

• ready access to V-Line bus services on Surf Coast Highway and Barwon Heads Road;

• an internal road design hierarchy that provides for a local bus service within 400 metres of the majority of households and with links to key activity centres and other nodes;

• a permeable and efficient local street network connecting to higher order roads at appropriate points with safe crossing control, including proposed traffic signals (for safe pedestrian and cyclist crossings and traffic control and safety) at key entry points to ACEP on Surf Coast Highway and Barwon Heads Road;

• as part of an efficient higher order road network and with the aim of improving convenience and travel times, a new southern east-west connector linking Surf Coast Highway to Barwon Heads Road and a south-west connector to replace the Stewart’s Road ‘greenway’ and improve access in and out of ACEP;

• a well-designed siting and spacing of higher order roads to cater for necessary district, regional and wider vehicle trips including service requirements;

• activity centres sited and designed to encourage and make them attractive for walking and cycling access and to provide a scale that is ‘people friendly’ rather than car-dominated;

• based on all of the above, convenient access to local employment opportunities within ACEP, in dedicated employment areas outside ACEP but within the ACUGA in close proximity and in the greater Geelong area and beyond.

3.1.6 Climate Change and Environmental Sustainability

The aim for the ACUGA and thus also ACEP, is to deliver a sustainable community that is designed to:

• maximise passive solar design through lot orientation and building design;

• reduce car dependence through a convenient network of walking / cycling links to local employment opportunities and community infrastructure;

• retain native vegetation;

• provide for the availability of recycled water.

The early delivery of public transport will contribute significantly to the overall sustainability of the ACUGA.

The stormwater management strategy is based on the treatment and management of stormwater runoff as close to the point of origin as practicable within each sub-catchment and then the individual stormwater management strategies for each sub-catchment are combined as a set of cascading strategies within ACEP. Objectives for stormwater management have been defined for each sub-catchment, as have the extent of distributed retardation basins, overland flow paths, drainage systems and constructed wetlands controlling stormwater flows and quality.

By virtue of its inland location, the ACUGA and thus ACEP, is unlikely to be subject to the expected future increase in storm surges and sea levels along the Victorian coastline generated by climate change.


The drainage study has sought to maximise environmental sustainability through integrated systems analysis techniques to develop a stormwater management strategy tailored specifically to the unique topography and stream corridor within ACEP. The strategy has considered stormwater runoff volumes, flood mitigation, likely if any impacts from sea level rise due to climate change and stormwater quality objectives for public safety and environmental protection of Armstrong Creek and the downstream Ramsar wetland.

It is proposed also to restore the degraded section of Armstrong Creek between Horseshoe Bend and Barwon Heads Roads as a meandering system including linear retardation adjacent to the Creek. This will create an environmental buffer between more intensive urban development and the Armstrong Creek environment. This buffer will assist in the improvement of stormwater quality, volumes and velocities discharging into the watercourse and the protection of waterway ecosystems. It is expected that these systems will provide a high level of amenity.

The stormwater strategy aims to meet the objectives of the stormwater management policy for the ACUGA of CoGG (the relevant drainage authority).

Low water use gardens will be encouraged. Alternative water supplies via a reticulated recycled water system will be provided. Water sensitive urban design principles will be incorporated throughout ACEP through adopting the following measures:

• retardation basins;

• utilisation of storm water to conserve potable water;

• use of vegetation for filtering purposes;

• water efficient landscaping;

• gross pollutant traps;

• environmental buffers;

• swales;

• bio retention systems;

• porous pavements;

• localised water harvesting.

3.1.7 Accessible Integrated and Adaptable Community Facilities

In ACEP there are two community hubs planned to incorporate local social and community infrastructure. A comprehensive network of active and passive public open spaces and recreation facilities are planned within easy reach of all homes and workplaces. This will range from active sports facilities to informal parks and passive areas including creek-side walks.

Playing fields are planned associated with each activity centre and in the larger, regional-scale facility. Indoor recreation facilities are envisaged in accessible locations. Local parks and playgrounds designed specifically for children will be distributed within easy walking distance of every home. Linking all of these public open space and recreation facilities will be a network of greenways, leisure trails and more direct walking / cycling paths, contributing to the formation of a healthy community.

3.2 LAND USE BUDGET

ACEP covers a gross development area (GDA) (all inclusive land within its boundaries irrespective of its use or condition) of 794 hectares and of this gross area, about 477 hectares are the net developable area (NDA) (the proportion of the gross land that is able to be developed; it excludes for example Armstrong Creek and its floodway). That is, about 60 per cent of ACEP is available for development.

The NDA excludes a range of proposed developments and land uses that do not include dwellings (such as government schools, public open space, arterial roads and community facilities).

The summary land use budget (refer Table 1: Summary Land Use Budget) and summary yield analysis (refer Table 2: Summary Residential Lot Yield Analysis) provide target land budget and target lot yield details on the future urban structure as a whole. The detailed budget and detailed yield analysis (refer Appendix 1: Detailed Land Use Budget by Property and Appendix 2: Detailed Residential Lot Yield by Property) provide specific targets for each property.


TABLE 1: SUMMARY LAND USE BUDGET

DESCRIPTION HECTARES % TOTAL PRECINCT % NDA

1.1 Total Precinct Area 794.87 100.00

1.2 Transport

Surf Coast Highway 1/2 width 2.78 0.35% 0.58%

Barwon Heads Road 6.58 0.83% 1.38%

Horseshoe Bend / Batten / Charlemont Roads 12.49 1.57% 2.62%

Potential Future Transit Corridor 3.50 0.44% 0.73%

Sub total 25.34 3.19% 5.31%

1.3 Community Facilities

Geelong Memorial Park Crematorium and Cemetery

39.96 5.03% 8.37%

Neighbourhood Activity Centre (NAC) 1.25 0.16% 0.26%

Local Activity Centre (LAC) 0.60 0.08% 0.13%

Sub total 41.81 5.26% 8.76%

1.4 Education

Government Schools 18.20 2.29% 3.81%

Geelong Lutheran College 13.46 1.69% 2.82%

Community Kindergarten 0.00 0.00% 0.00%

Sub total 31.66 3.98% 6.63%

1.5 Proposed Public Open Space:

Encumbered Land Available for Recreation

Alcoa power easement 13.00 1.64% 2.72%

Waterway / Drainage / Wetlands / Retarding Basins / Sewer

97.08 12.21% 20.34%

Conservation Areas 13.12 1.65% 2.75%

Passive Open Space 9.05 1.14% 1.90%

Active Open Space 20.50 2.58% 4.30%

Crown Land 2.53 0.32% 0.53%

Sub total 155.30 19.54% 32.53%

Unencumbered Land Available for Recreation

NAC Community Hub Active Open Space 8.00 1.01% 1.68%

LAC Community Hub Active Open Space 8.90 1.12% 1.86%

Passive Open Space 30.87 3.88% 6.47%

Sub total 47.77 6.01% 10.01%

1.6 Other

Habitat Conservation Area (Hooper’s Paddock) 15.66 1.97% 3.28%

Sub total 15.66 1.97% 3.28%

NET DEVELOPABLE AREA (NDA) ha 477.33 60.05%


TABLE 2: SUMMARY RESIDENTIAL LOT YIELD ANALYSIS

DESCRIPTION NDA HECTARES (HA) DWELLINGS / Ha DWELLINGS

2.1 Retail and Employment

Neighbourhood Activity Centre (NAC) 6

Local Activity Centre (LAC) 0.5

Sub total 6.5

2.2 Residential

Conventional Density 427.79 15.0 6417

Medium Density 43.04 20.0 861

Sub total 470.83 15.5 7278

Total 477.33 15.25 7278

3.3 DEMOGRAPHIC PROJECTIONS

The ACUGA is anticipated to provide housing for 54,000 people in 22,000 households, which translates to an average of 2.45 persons per household. At an average of 15 dwellings per net developable hectare (477 hectares) and 2.45 persons per household, ACEP will house in the order of 17,530 people assuming one household per lot.

precinct structure plan - city of greater geelong · in the course of our preparation of this...

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