Geelong Council Wed Night - C230 Jetty Road Growth Area Stage 1 Development Contributions Plan

On Wednesday night 27 April, The City of Greater Geelong will have their meeting. On the agenda (in pdf format 3212kb) is the C230 Jetty Road Growth Area Stage 1 Development Contributions Plan - Consideration of Submissions

A summary from the agenda is reproduced below:

C230 Jetty Road Growth Area Stage 1 Development Contributions Plan - Consideration of Submissions
Portfolio: Planning - Cr Macdonald
Source: Economic Development, Planning and Tourism
General Manager: Peter Bettess
Index Reference: Subject: Council Reports 2011
Application No: 230 Class: Strategic Implementation

Summary

This report is for Council to consider submissions to Amendment C230 which proposes a Development Contributions Plan (DCP) for the Jetty Road Growth Area at Drysdale and Clifton Springs.

This is a Council initiated amendment and seeks to include the DCP as an incorporated document in the Planning Scheme and apply a Development Contributions Plan Overlay to Stage 1 of the growth area.

The amendment also proposes a Public Acquisition Overlay (PAO) over private land between Portarlington Road and the Bellarine Rail Trail for a new north-south collector road into the growth area.

The DCP provides for the funding of infrastructure in Stage 1 of the growth area. This is also addressed by a Section 173 Agreement between Council and the four landowners/developers. The S173 Agreement obliges Council to use its best endeavours to introduce a DCP into the Planning Scheme.

The S173 agreement will continue to regulate the rights and obligations of the parties even after this DCP is formally introduced into the planning scheme. The DCP has the effect of adjusting the infrastructure costs and rate of the development contribution which is payable.

If the rate in the final DCP is higher than the rate in the S173 agreement, the new higher rate will apply and vice versa all in accordance with clause 3.1.5 of the S173 agreement.

The development contribution provisions of the section 173 agreement and this DCP are in all other respects identical.

The amendment was exhibited between 28 October and 29 November 2010.

A total of eight submissions were received with 2 submissions supporting the amendment in full and a further 5 submissions objecting to certain aspects.

The 2 supporting submissions were from the Corangamite Catchment Management Authority and Barwon Water. The objecting submissions were from the four Stage 1 developers, Vic Roads and the owner affected by the PAO.

Key issues in the objecting submissions include: timing for construction of the east west and north south collector roads; the pedestrian bridge over the north south road at the Bellarine Rail Trail; request for Stage 2 to contribute to the east-west road; Vic Roads request for the north-south road to be provided early; objection to the compulsory acquisition of land for the north-south road; query on the need for golf course netting; claims that the costs and contingencies are too high in the DCP; and a request to reduce the community infrastructure contributions.

Council officers have attempted to resolve issues with the four developers, however, there are still objecting submissions. Council can choose to change the amendment as requested by the submissions, abandon the amendment or refer the submissions to an Independent Panel appointed by the Minister for Planning. It is recommended the submissions be referred to an Independent Panel. Council officers will engage its lawyer and DCP expert to help present Council’s position to the Panel generally as outlined in this report.

Council officers will continue to try and resolve the issues in the lead up to a Panel hearing and will prepare and circulate a revised DCP document to the developers.

Recommendation

That Council having considered all submissions to Amendment C230 to the Greater Geelong Planning Scheme resolves to:

1) Request the Minister for Planning to appoint an Independent Panel under Part 8 of the Planning & Environment Act;

2) Refer all submissions to the Panel;

3) Submit to the Panel its response to the submissions generally as outlined in this report.

Pony Club Flat, Musical and Games - Tuesday 26 April

The 2011 Pony Club Barwon Zone Championships for Flat, Musical and Games teams will be held at Drysdale Leopold PC grounds, Lake Lorne Reserve, on Tuesday 26th April.

Come down and see the Drysdale Leopold teams and cheer them on.

Drysdale RSL ANZAC Day Service

The Drysdale ANZAC Day service will be held at the Drysdale Primary School Recreational Hall on Monday April 25 at 10am.

This will be followed by a march and wreath laying ceremony at the Cenotaph in High Street at 10.45am.

Drysdale and Clifton Springs Community Association Public Meeting - 27 April

You are invited to discuss current township activities and hear progress reports on the following:

• The Lake Lorne Walking Track
• The Dell Heritage Signage Project
• The Drysdale Sports Precinct Plan
• The Jetty Road Development

Have your say on how you think the towns should develop

Presented by the Drysdale and Clifton Springs Community Association Inc. No. A0046568H

Venue: Springdale Neighbourhood Centre, High Street, Drysdale

When: Wednesday 27 April at 7.00 PM.

Authorised by D. Carson. President

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

Curlewis Parks Estate Starts Site Construction

The Echo Property section (Thursday April 14, 2011) reports that site construction has started at Curlewis Parks estate off Jetty Road in Drysdale.

Curlewis Parks sales manager Brett Thompson says in the article that they have reached 100 sales and the fourth land release in the 550 block development, known as the Domain Precinct, is now selling and includes 21 home sites centred around Hermsley Park.

Stage four land is on Shakespeare Ave , Carlotta Plance and Amber Avenue all looking out or close to Hermsley Park and also close to a proposed new shopping centre.

Land size ranges from 400 sqm to 576sqm, priced from $149k to $175k and House and Land Packages are available.

A major display village consisting of 21 houses will be buit at Curlewis Parks later this year.

More information is available from Curlewis Parks.

Real Estate Prices Rise in Drysdale and Clifton Springs

The Herald Sun on Saturdaly April 16, 2011 (page 21) published figures from the Real Esate Insittute of Victoria showing median price rises and falls in real estate across the various suburbs of Melbourne and regional areas. Below are the figures for our local area:

Town	March Q 2010	March Q 2011	% Change
Drysdale*	$329,000	$462,500	40.6%
Clifton Springs	$319,000	$352,000	10.3%
Portarlington	$377,500	$455,000	20.5%
St Leonards	$358,000	$445,000	24.3%
Indented Head*	$325,000	$415,000	27.7%
Ocean Grove	$473,250	$470,000	-0.7%
Leopold	$334,600	$337,000	0.7%

* Indicates fewer than 30 sales were recored in the quarter.

Amendment C188 - Jetty Road Neighbourhood Activity Centre, Drysdale

The City of Greater Geelong has prepared an amendment to rezone the land for the Jetty Road Neighbourhood Activity Centre in Drysdale from Residential 1 to Business 1 and to apply a design and development overlay 27.

This was advertised in the Independent newspaper on Friday April 8 2011 and the Geelong Advertiser on 9 April 2011.

The ad from the City of Greater Geelong says the information is available on the Geelong Council's - Have Your say website - and the Department of Planning and Community Development - Planning documents on exhibition.

On checking this Saturday April 9 2011 at 7.50pm - the information was not available.

Submissions close Monday 16 May 2011.

Submissions must be in writing and sent to: The Coordinator, Strategic Implementation Unit, city of Greater Geelong, PO Box 104, Geelong, Vic 3220 or by email to strategicplanning@geelongcity.vic.gov.au

All submissions will be made publicly available for consideration as part of the planning process.

Drysdale Clifton Springs Crime Statistics 2009/10

Victoria Police have published online their Crime Statistics 2009/10

Under Offences recorded by postcode 2009/10 Drysdale Clifton Springs has:
2009/10 269
2008/09 451
2007/08 192
2006/07 196
2005/06 203

There is no further breakdown.

Bayshore Avenue - Griggs Creek Bridge

The Independent reports  "Homes backed, bridge opposed" (April 1, 2011) that a bridge from Bayshore Avenue in Clifton Springs over Griggs Creek connecting into the Jetty Road estate is back on the City of Greater Geelong's plans.

"Residents have welcomed a new residential development at Clifton Springs but fear a proposed bridge to the land could ruin their quiet streets, according to an objector.

John Boland said the residents of Bayshore Avenue and Kewarra Street were worried about the bridge directing “hundreds” of vehicles past their homes each day...

Mr Boland said residents gathered a petition with 244 signatures against an initial 2008 plan for the bridge over Grigg Creek to Clifton Springs’ Jetty Road growth area...

Cr Macdonald said a bridge planning permit application would probably go to a hearings panel after council attracted 35 objections."