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
