Greater Geelong Planning Scheme Amendment C188 Explanatory Report - Jetty Road Neighbourhood Activity Centre

Planning and Environment Act 1987

Who is the planning authority?

This amendment has been prepared by the Greater Geelong City Council at the request of David Lock and Associates acting on behalf of Algo Properties.

Land affected by the amendment.

The amendment applies to the south-west corner of the land at 148-166 Jetty Road, Drysdale, the site of the proposed Jetty Road Neighbourhood Activity Centre (NAC).

What the amendment does

The amendment seeks to:

• rezone the subject land from Residential 1 Zone (R1Z) to Business 1 Zone (B1Z) and amend the Schedule to the Business 1 Zone to apply a leasable floor area cap of 6,000m2 to the activity centre;
• apply Design and Development Overlay (DDO27) to the subject land; and
• amend the Schedule to Clause 52.28-3 to include the Jetty Road Neighbourhood Activity Centre as a strip shopping centre where gaming machines are prohibited.

Strategic assessment of the amendment

Why is the amendment required?

This amendment is required to give effect to the Jetty Road Urban Growth Plan by rezoning land for a Neighbourhood Activity Centre to service the Growth Area community.

How does the amendment implement the objectives of planning in Victoria?

The amendment implements the objectives of planning in Victoria as laid out in the Planning and Environment Act 1987 by:

• Providing for the fair and orderly use and development of the subject land.
• Enabling the orderly provision and co ordination of public utilities and other facilities for the benefit of the community.
• Securing a pleasant, efficient and safe working, living and recreational environment for residents and visitors of the growth area (through the application of DDO27).

How does the amendment address the environmental effects and any relevant social and economic effects?

Environmental Effects: Development facilitated by the amendment is not expected to result in any undue impact on the environment. The amendment gives effect to the Jetty Road Urban Growth Plan and supports the development of Stage 1 of the Jetty Road growth area.

The preparation of the Jetty Road Urban Growth Plan, including the location and design principles/objectives of the NAC have sought to address the potential environmental mplications of the location and development of the NAC in detail.

The amendment is expected to result in positive environmental outcomes as it will, in particular, facilitate the development of an activity centre in a location that has good pedestrian access for the Growth Area community, while the proposed DDO aims to encourage environmentally sound and energy efficient development.

Social and Economic Effects: As noted above, this amendment will facilitate the development of an activity centre in a location that has good pedestrian access for the Growth Area community. The NAC will also provide a range of community facilities to service the Growth Area community.

Does the amendment comply with the requirements of any Minister's Direction applicable to the amendment?

The amendment is consistent with the Ministerial Direction on Development Contribution Plans under section 46M (1) of the Planning and Environment Act 1987.

The amendment is consistent with the Ministerial Direction on the Form and Content of Planning Schemes under section 7(5) of the Planning and Environment Act 1987.

How does the amendment support or implement the State Planning Policy Framework?

The proposal complies with the general implementation of State Planning Policy Framework clause 11.01 Activity Centres as the DDO will facilitate the development of an activity centre that will:

• Provide a variety of land uses and are highly accessible to the community.
• Reduce the number of private motorised trips by concentrating activities that generate high numbers of (non-freight) trips in highly accessible activity centres.
• Improve access by walking, cycling and public transport to services and facilities for local and regional populations.
• Locate new small scale health and community facilities that meet local needs in the Neighbourhood Activity Centres.
• Ensure the development of a Neighbourhood Activity Centre located within convenient walking distance of new subdivisions.

How does the amendment support or implement the Local Planning Policy Framework?

The amendment complies with the objectives of clause 21.07-3 Retail, as it intends to facilitate the development of a vibrant and viable retail activity centres in accordance with the Geelong Retail Activity Centre Hierarchy

The amendment complies with clause 21.14 The Bellarine Peninsula as it will go some way to ensuring that land use and development in the Jetty Road Urban Growth Area proceeds generally in accordance with the Jetty Road Urban Growth Plan Map.

The proposed amendment to the Schedule to Clause 52.28-3 to include the Jetty Road Neighbourhood Activity Centre as a strip shopping centre where gaming machines are prohibited accords with the Gaming policy at clause 22.57.

Does the amendment make proper use of the Victoria Planning Provisions?

The Amendment makes proper use of the Victoria Planning Provisions as the application of the Business 1 Zone and DDO27 to the Land is the most appropriate way to facilitate and manage the development of a new NAC.

The proposed amendment to the Schedule to the Business 1 Zone to apply a leasable floor area cap to the activity centre will ensure that the Jetty Road NAC retains an appropriate position in the activity centre hierarchy in accordance with the Retail Strategy.

How does the amendment address the views of any relevant agency?

All relevant agencies have been involved in the preparation of the Jetty Road Urban Growth Plan which identifies the subject site as the location of the NAC. The formal views of relevant agencies regarding this amendment and planning permit will be sought again during the formal exhibition of the amendment.

Does the amendment address relevant requirements of the Transport Integration Act 2010?

While the there is to be a significant intersection in the NAC, the amendment is not expected to have a significant impact on the transport system, as defined by the Act.

Resource and administrative costs

What impact will the new planning provisions have on the resource and administrative costs of the responsible authority?

It is not expected that the proposal will result in any financial implications for Council, other than those associated with the usual processing of an amendment and planning permit and the flow-on development applications.

Where you may inspect this Amendment.

The amendment is available for public inspection, free of charge, following places:

Greater Geelong City Council, Myers Street Customer Service Centre, Ground Floor, 131 Myers Street, GEELONG – 8.00am to 5.00pm weekdays

Greater Geelong City Council, Drysdale Customer Service Centre, 18 – 20 Hancock Street, DRYSDALE – 9.00am to 5.00pm weekdays

'Have a Say' section of the City's website www.geelongaustralia.com.au/council/yoursay [Still not there]

Department of Planning and Community Development website at: www.dpcd.vic.gov.au/planning/publicinspection [This is where I got this from]

Further information

For further information about Amendment C188, please contact the Strategic Implementation Unit at the City of Greater Geelong on (03) 5272 4845 quoting reference C188 or via email strategicplanning@geelongcity.vic.gov.au

Written submissions

Submissions about Amendment C188 should be received by Monday 16 May 2011 and be addressed to:

The Coordinator

Strategic Implementation

City of Greater Geelong

either by mail to:

PO Box 104, GEELONG VIC 3220

or by email to: strategicplanning@geelongcity.vic.gov.au

More information is available from: DSE - GREATER GEELONG PLANNING SCHEME AMENDMENT C188

Geelong Council to Consider Amendment C188 - Jetty Road Drysdale Subdivision - Neighbourhood Activity Centre

Next Tuesday's Geelong Council agenda item 11 (page 96-102) will consider the proposed Jetty Road neighbourhood activity centre (NAC for short). Below is an extract from the agenda detailing what is proposed:

AMENDMENT C188 – JETTY ROAD NEIGHBOURHOOD ACTIVITY CENTRE

Portfolio: Planning – Cr Katos

Source: Economic Development, Planning & Tourism – Strategic

Implementation

General Manager: Peter Bettess

Index Reference: Project: Amendment C188

Subject: Council Reports 2010

Summary

• The purpose of this report is to seek Council support for the preparation of amendment C188 to facilitate the development of the Jetty Road Neighbourhood Activity Centre (NAC).
• The applicant for the amendment is David Lock Associates, acting on behalf of Dalgo Pty Ltd and Libnom Pty Ltd, also known as Algo Properties.
• The proposal is for a combined planning permit and amendment and applies to part of the land at 148-166 Jetty Road, Drysdale.
• The amendment seeks to:
  
  • rezone the subject land from Residential 1 Zone (R1Z) to Business 1 Zone (B1Z) and amend the Schedule to the Business 1 Zone to apply a leasable floor area floor area cap to the activity centre;
  • apply Design and Development Overlay (DDO25) to the subject land; and
  • amend the Schedule to Clause 52.28-4 to include the Jetty Road Neighbourhood Activity Centre as a strip shopping centre where gaming machines are prohibited.
• The planning permit (Planning Permit 942/2010) is for a two lot subdivision tocreate a new lot for the NAC land that is to be rezoned.
• The extent of the rezoning and overlay is shown in Appendix 11-1.
• The Design and Development Overlay will ensure that the development of the NAC is consistent with the intent of the Jetty Road Urban Growth Plan and that key issues such as maintaining views, integration with the adjoining sub-regional park, pedestrianisation and amenity are properly addressed.
• The leasable floor area cap in the Schedule to the Business 1 Zone has been included to ensure that the NAC is limited in its scale, role and function to a neighbourhood level centre, meeting the needs of the Jetty Road Growth Area community and maintaining the retail centre hierarchy in the area.
• The proposed two lot subdivision will avoid the amendment resulting in one title being in two zones. It will also enable the easier sale or development of the land.
• This amendment is considered to be consistent with the Jetty Road Urban Growth Plan and the Development Plan Overlay that applies to the land. It is therefore recommended that Council support the exhibition of the amendment, subject to conditions as noted below.

Recommendation

That Council resolve to:

1) support Amendment C188 to the Greater Geelong Planning Scheme and Planning Permit 942/2010, and place them on exhibition, subject to:

a) Ministerial Authorisation being received; and

b) the Jetty Road Neighbourhood Activity Centre Master Plan, prepared under DPO20, being approved by Council;

2) request that the Minister for Planning authorise the preparation and exhibition of Amendment C188.

Report

Background

This amendment applies to land at 148-166 Jetty Road, Drysdale, located central to the Jetty Road Growth Area where the proposed Jetty Road Neighbourhood Activity Centre (NAC) is to be located. This land has been identified as the appropriate location of the NAC through an extensive planning process. The Jetty Road Urban Growth Plan (UGP) (adopted 26 June 2007, and amended 23 September 2008) outlines the general location of the NAC, along with the principles and objectives that are to guide its development. Based on the UGP, Council undertook Amendment C152 to rezone Stage 1 of the Growth Area and apply Development Plan Overlay 20 (DPO20) to the land. Of relevance to this amendment, the DPO20 requires the preparation a NAC Master Plan that responds to the topography of the site and resolves the design of a Neighbourhood Activity Centre located centrally to the Jetty Road growth area generally in the vicinity shown in the Jetty Road Urban Growth Plan.

DPO20 requires that the NAC be a street based centre with provision for commercial and non-commercial floor space in the order of 5,000m² and for community services and infrastructure. The DPO specifies that there must be proper integration between commercial and community facilities, including the subregional park.

Discussion

The amendment proposes to:

• rezone the subject land from Residential 1 Zone (R1Z) to Business 1 Zone (B1Z);
• amend the Schedule to the Business 1 Zone to apply a leasable floor area floor area cap to the activity centre;
• apply Design and Development Overlay (DDO25) to the subject land; and
• amend the Schedule to Clause 52.28-4 to include the Jetty Road Neighbourhood

Activity Centre as a strip shopping centre where gaming machines are prohibited; The planning permit (Planning Permit 942/2010) is for a two lot subdivision to create a new lot for the NAC land that is to be rezoned. The proposed two lot subdivision will avoid the amendment leading to one land title being in two zones. It will also enable the easier sale or development of the land. It should be noted that while the subdivision can be processed, it can't be finally approved until the land is serviced with an access road (or road reserve).

This proposal is considered to be consistent with the requirements of the DPO20 and will facilitate the development of the Jetty Road NAC in accordance with the UGP, DPO20, and the NAC master plan which is yet to be approved. The NAC master plan, to be prepared in accordance with the requirements of Development Plan Overlay Schedule 20, is yet to be finalised and approved by Council. Once the master plan is approved, the draft DDO schedule and the exact extent of the zone and overlay mapping will be finalised and the amendment placed on exhibition. While the mapping and DDO schedule are not yet finalised, they are sufficiently progressed and there is sufficient strategic justification to enable Council to make an informed decision regarding supporting this amendment.

The subject land sits adjacent the sub-regional hilltop park. While a large part of this park is in Stage 2 of the growth area, the development of the NAC will have a significant bearing on the amenity and function of the park, and therefore the interface and integration with the park is a key issue to be addressed by the proposed DDO. In particular, the DDO seeks to ensure that development adjacent the park does not interrupt key views from the park, including to the Melbourne CBD, and that, consistent with clause 17.01 the buildings do not dominate or 'overpower' any part of the park. The rezoning of the park to Public Park and Recreation Zone will be undertaken once the land is in Council ownership.

The amendment includes the subject land in schedule to clause 52.28-4 as a strip shopping centre where gaming machines are prohibited. The purpose of this clause is to ensure the social and economic impacts of the location of gaming machines are considered and to prohibit gaming machines in specified shopping complexes and strip shopping centres.

Environmental Implications

Development facilitated by the amendment is not expected to result in any undue impact on the environment. By providing for the local shopping and community needs of the future growth area community and by providing for good pedestrian connection and access it is expected to reduce the amount of travel required by the future population to access day-to-day service, thereby reducing their potential 'carbon footprint'.

The proposed DDO aims to encourage environmentally sound and energy efficient development.

Financial Implications

It is not expected that the proposal will result in any financial implications for Council, other than those associated with the usual processing of an amendment and planning permit and the flow on development applications.

Policy/Legal/Statutory Implications

As noted above, the proposed amendment is consistent with all major State and Council planning policies.

State Planning Policy Framework

The proposal complies with the general implementation of State Planning Policy Framework clause 17.01 Economic Development: Activity Centres as the DDO will facilitate the development of an activity centre that will:

• Provide a range of shopping facilities in locations which are readily accessible to the community.
• Incorporate and integrate a variety of land uses,
• Provide good accessibility by all available modes of transport (particularly public transport) and safe pedestrian and cycling routes
• Facilitate ease of pedestrian movement between components of centres, public transport interchanges and parking areas.
• Provide child care facilities to a level consistent with the role of the centre.
• Minimise the effects of commercial development on the amenity of residential and parkland areas, for example as a result of traffic congestion, noise or overshadowing.
• Provide attractive environments for community activities.

The amendment will also facilitate development which will meet the future community's day-to-day needs for retail, office and other commercial services and provide net community benefit in relation to accessibility, efficient infrastructure use and the aggregation and sustainability of commercial facilities.

Local Planning Policy Framework

The amendment complies with the objectives of clause 21.07-3 Retail, as it intends to facilitate the development of a vibrant and viable retail activity centres in accordance with the Geelong Retail Activity Centre Hierarchy The amendment complies with clause 21.14

The Bellarine Peninsula as it will go some way to ensuring that land use and development in the Jetty Road Urban Growth Area proceeds generally in accordance with the Jetty Road Urban Growth Plan Map.

Officer Direct or Indirect Interest

No Council staff involved in the preparation of this report have a direct or indirect interest in the matter to which this report relates.

Risk Assessment

The proposed amendment is not expected to expose Council to any risk of liability beyond that usually associated with facilitating greenfield development.

Social Considerations

The proposed DDO aims to ensure that the future NAC will provide a safe and efficient pedestrian environment and encourage a vibrant, mixed use town centre with design that contributes to a safe, walkable and attractive town centre environment. The proposed DDO will ensure that the sub-regional park is properly integrated with the NAC and that the amenity of the sub-regional park is not diminished by the bulk or scale of any buildings or works.

The amendment is expected to facilitate positive social and economic outcomes for the growth area community by facilitating the development of a NAC that includes adequate community facilities and that will meet their day-to-day shopping needs, decreasing escape expenditure and providing local employment opportunities.

The NAC is also expected provide a focal meeting point for the local community and enable the community to easily create a sense of identity and place.

Communication

The amendment will follow the standard amendment process and will be subject to the usual public notification requirements in accordance with the Planning and Environment Act, 1987. The views of relevant agencies will be sought during this time.

Where do I find out more?

The complete agenda (including detailed maps of the location of the Jetty Road development NAC) for the Geelong Council meeting on Tuesday 12 October 2010 is available in pdf format (5.43mb) from the Council's website.