Tuesday, 28 August 2012 4:00 PM
"Council has
formally adopted the Drysdale Urban Design Framework, and will ask the
Minister for Planning for authorisation to prepare an amendment enabling
the UDF to be incorporated into the Greater Geelong Planning Scheme..."
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Geelong Council will consider the Drysdale Urban Design Framework at their next meeting on Tuesday 28 August 2012. Below is an extract from the agenda. The complete agenda item is available in pdf format (6mb) from the council website.
DRYSDALE URBAN DESIGN FRAMEWORK ADOPTION AND AUTHORISATION TO PREPARE AND EXHIBIT AN AMENDMENT
Portfolio: Planning - Cr Macdonald
Source: Economic Development Planning & Tourism
General Manager: Peter Bettess
Index Reference: Drysdale Urban Design Framework
Summary
- The Drysdale-Clifton Springs Structure Plan identified the need to improve the functionality and layout of the Drysdale Town Centre given the town is expected to grow by approximately 13,913 people over the next 20 to 30 years. The Structure Plan recommended that Council prepare an Urban Design Framework (UDF) for the town centre
- A two day Enquiry by Design (EbD) workshop was held in December 2011. The City of Greater Geelong invited a diverse range of stakeholders from across State Government, key agencies and the Drysdale community to attend. The ideas and concepts captured during the workshop have been incorporated into the development of an UDF for the Drysdale Town Centre.
- The UDF seeks to provide guidance on future growth and development, built form, streetscapes, traffic and pedestrian movements, car parking and land use. The UDF will provide a vision for how the town might develop, provide flexible design principles and recommend improvements to existing infrastructure and functionality of the town. The UDF will also assist in the assessment of future development proposals.
- The UDF was placed on informal exhibition for a 6 week period from 4 June until 13 July 2012. Letters were sent to all attendees of the EbD workshop, owners and occupiers of land within the study area and the properties directly abutting the study area. Two community information sessions were held with approximately 30-40 people attending each session. A total of 24 submissions were received.
- The key concerns raised within the submission were the timing for the development of the Drysdale Bypass, high traffic volumes along High Street, removal of pedestrian lights in High Street, removal of the Murradoc Road roundabout and replacement with traffic lights, increase in traffic generated by the closure of the Corio tip, pedestrian and bicycle movements, concern over redevelopment of the senior citizens building and the consultation process was not long enough.
- The submissions have been considered and the necessary changes have been made to the UDF. To give statutory effect to the UDF, Council must adopt it and proceed to introduce it into the Greater Geelong Planning Scheme.
Recommendation
That Council:1) adopt the Drysdale Urban Design Framework (UDF);
2) request authorisation from the Minister for Planning to prepare an amendment to the Greater Geelong Planning Scheme;
3) resolve, subject to the grant of authorisation, to exhibit an amendment to introduce the recommendation of the UDF into the Planning Scheme.
Report
Background
The current Drysdale-Clifton Springs Structure Plan was adopted by Council in September 2010. The Structure Plan identified the need to improve the functionality and layout of the Drysdale Town Centre given the town is expected to grow by approximately 13,913 people over the next 20 to 30 years. The Structure Plan recommended that Council prepare an Urban Design Framework for the town centre.The City of Greater Geelong engaged Beveridge Williams, Design Urban, TTM Consulting, and Urbacity (the consultant team) to conduct an Enquiry by Design process for the Drysdale Town Centre. This two day workshop was held in December 2011. The City of Greater Geelong invited a diverse range of stakeholders from across State Government, key agencies and the Drysdale community to attend. The ideas and concepts captured during the workshop were recorded and a report prepared. Thereport used both written and visual elements to portray the ideas and concepts and over arching principles.
The UDF seeks to further expand on the ideas and concepts developed during the EbD process to develop an overall concept for the town centre. The UDF divides the town into 4 precincts, Town Entry South, Town Centre Core, Town Entry North and Business Corridor. It also investigates the possible development of 7 key sites. The opportunities and constraints for each of the 4 precincts and key development sites were looked at based on the information gathered during the EbD process and from Council Departments and external stakeholders. This information was then used to further develop design concepts for each of the precincts and key sites. See Appendix 1-1 for a map showing the study area and precinct boundaries.
For each of the 4 precincts the UDF seeks to provide guidance on future growth and development, built form, streetscapes, traffic and pedestrian movements, car parking and land use. The UDF will provide a vision for how the town might develop, provide flexible design principles and recommend improvements to existing infrastructure and functionality of the town.
The key sites have also been looked at to determine how they could be best developed taking into consideration location, traffic and parking matters, connections with adjoining land uses, building height/built form and pedestrian movements. The UDF also recommends Design and Development Overlay controls to be developed for inclusion into the Greater Geelong Planning Scheme to help guide development into the future.
The UDF also makes a number of changes to improve the long term growth and development of the town centre. The recommended changes include:
- Extension of the Business 1 Zoned land long Murradoc Road to allow for specialty retail, a new supermarket and better integration between the existing Aldi Supermarket and the town centre.
- Extension of the Business 4 Zone up to the Drysdale Bypass to expand the Drysdale business precinct.
- The retention of the Drysdale Bowling Club in its current location. It is recommended that a supermarket be constructed in Murradoc Road instead of the bowling club site as it would create a consolidated car parking area with Aldi, improve linkages to the town centre by encouraging the development of adjacent speciality shops and the creation of new road connections linking central walk to Murradoc Road.
- The removal of the round-about and replacement with traffic lights at the High Street and Murradoc Road intersection to facilitate improved vehicle and pedestrian movements.
- The development of foot and bicycle paths consistent with Council's existing strategies.
- The development of a streetscape master plan for Murradoc Road to incorporate street tree planting, road widening and a centre median strip.
Discussion
The UDF was placed on informal exhibition for a 6 week period from the 4 June until 13 July 2012. Letters were sent to all attendees of the EbD workshop, owners and occupiers of land within the study area and the properties directly abutting the study area. Two community information sessions were held with approximately 30-40 people attending each session. A total of 24 submissions were received.The issues raised during the information sessions and through submissions relate to the timing for the development of the Drysdale Bypass, high traffic volumes along High Street, removal of pedestrian lights in High Street, removal of the Murradoc Road round-about and replacement with traffic lights, increase in traffic generated by the closure of the Corio tip, pedestrian and bicycle movements, concern over redevelopment of the senior citizens building and the consultation process was not long enough.
A response to the submissions is found at Appendix 1-2. The key issues raised within the submissions are responded to below with all submissions documented within the Appendix to this report.
Drysdale Bypass
Officer commentThe Drysdale bypass is located to the east of the township linking Andersons Road with Portarlington Road, by passing the town centre. The bypass is located within a Public Acquisition Overlay. VicRoads have advised that approximately 50% of the land within the Public Acquisition Overlay has been acquired and the road is estimated to cost $80 million. Traffic counts collected by Council in May 2011 show that High Street carries approximately 16,332 vehicles per day. The timing for the delivery of the bypass road has not been determined however VicRoads have advised that they have recently re-commenced analysis and planning for the Drysdale bypass but it is likely the road will not be constructed for at least 10-15 years.
The bypass road was considered by the community to be the main factor in improving traffic movement, safety and amenity throughout the town particularly given the recent increase in truck movements to and from the Drysdale tip. Submissions suggested that new development within Drysdale should not occur until the bypass is constructed so that the traffic and amenity situation along High Street does not get any worse. Drysdale-Clifton Springs has a significant amount of planned residential growth and to limit the development of additional retailing and business uses within the town centre until the bypass is constructed has the potential to significantly impact on the quality and number of services the township may need to support a growing population. The UDF recognises the importance of constructing the Drysdale bypass and its potential to remove a significant amount of traffic from the town centre particularly during the peak holiday periods. The plan relies on the bypass being constructed to help deliver several key concepts including the widening of Murradoc Road and new traffic measures along High Street. The UDF acknowledges that the construction of the bypass will ultimately be delivered by VicRoads and the State Government and is subject to funding commitments. However, VicRoads have advised they will engage with Council in the upcoming planning and analysis phase they are currently undertaking providing Council with an opportunity to encourage VicRoads to look at the timing for the development of the bypass.
Changes to pedestrian traffic lights and the Murradoc Road round-about
Officer commentThe existing pedestrian lights located within High Street and the Murradoc Road roundabout were considered by the community to slow the flow of traffic down and cause gridlock during peak traffic times. Investigations during the EbD workshop indicated that a round-about is not the most efficient way to move traffic during peak times because they allow for a constant flow of traffic without creating the necessary breaks to allow vehicles from side streets to access the main flow of traffic. Traffic lights were considered to be the most appropriate way to provide the necessary breaks in traffic flows to keep traffic moving.
Traffic lights would also improve the walkability of the town centre by creating addition safe places to cross High Street. The location of the traffic lights would also improve pedestrian safety between the east and west sides of the town centre improving connections between the existing services and the Aldi Supermarket.
Council and VicRoads would need to work together to improve the traffic flows through the town as part of the overall planning for the development of the bypass. However it is recommended that the round-about be replaced with traffic lights regardless of the timing for the construction of the Drysdale Bypass to improve pedestrian movement throughout the town. Funding for the construction of traffic lights is currently not available but should be looked as part of an overall concept for developing the town square and Murradoc Road.
VicRoads have advised that the replacement of the pedestrian lights in High Street with flashing lights would impact on traffic flows and could actually further slow traffic down. It is a combination of the round-about and the pedestrian lights that create the current slowing of traffic along High Street. The UDF does not advocate the replacement of these pedestrian lights and again this matter would be further investigated as an overall concept for the bypass and Murradoc Road was developed.
Bicycle and Pedestrian Movement
Officer commentThe community raised concerns that the UDF did not adequately address this issue. The UDF identifies the locations within the study area where there are gaps in footpath construction. The plan advocates for footpaths to be constructed in these locations. It is anticipated that where new development occurs adjacent to sites without footpaths, that the developer would construct the footpath. In locations where it is unlikely that a site would be redeveloped Council has a number of strategies, including special rates and charges schemes that could be utilised to construct the footpaths as the need arises.
Council has developed the City of Greater Geelong Cycle Strategy. This document was developed to provide Council with guidance on expanding Geelong's on and off road cycle network, improving bicycle facilities, enhancing cyclist education and delivering promotions that encourage people to cycle as a means of transport, recreation and sport. The document details improvements to the bicycle network in and around Drysdale. The study area is in part affected by the recommendations of this strategy and it is recommended that they be incorporated into the UDF.
Redevelopment of the Senior Citizens Building
Officer commentIn 2008 Council investigated the possible redevelopment of the Drysdale Senior Citizens Building which is located adjacent to the town square. At that time it was proposed to develop a multi purpose building which could include a new Library, customer service centre and meeting space/function rooms. Since this time Council has upgraded the existing library and customer service centre located in Hancock Street which has taken pressure off the need to up grade these services. The site may still be re-developed as a multi purpose building in the future, but the design and timing of the redevelopment would be subject to a further community consultation process which is not part of the development of the UDF.
Environmental Implications
The future implementation of the UDF is not expected to result in any adverse environmental impacts. The UDF supports the development of water sensitive urban design treatments to improve the quality of stormwater runoff being generated from new development particularly the industrial precinct along Murradoc Road. This should help to improve the water quality at Lake Lorne.Financial Implications
The eventual implementation of the UDF is likely to require Council funding contributions for several projects identified within the UDF including streetscape works, the re-development of the town square and public buildings. The UDF projects will need to be fully costed and may result in future budget bids to Council and to external funding agencies. There are also several aspects to the plan that could be delivered through developer contributionsPolicy/Legal/Statutory Implications
After its subsequent adoption by Council, the policies and outcomes of the UDF will need to be incorporated into the Greater Geelong Planning Scheme. A Planning Scheme Amendment will be prepared to revise Clause 21.14 – The Bellarine Peninsula of the Municipal Strategic Statement to reflect the outcomes of the UDF. A minor review of the wording of the existing Drysdale Commercial Heritage Area Policy will also occur to ensure a cohesive link between the UDF and the heritage controls. Two Design and Development Overlay Controls will be introduced over the town centre and industrial precinct. There may also be developer requests to rezone land along Murradoc Road in accordance with the recommendations of the UDF.Officer Direct or Indirect Interest
No Council officers have any direct or indirect interest, in accordance with Section 80(C) of the Local Government Act to which this UDF relates.Risk Assessment
There are no notable risks in adopting the Drysdale Urban Design FrameworkSocial Considerations
The UDF includes proposals that will deliver significant long term social benefits to Drysdale community. These include increased retail choice and offer through expansion of the shopping centre and industrial precincts and providing improved streetscapes, traffic and pedestrian access throughout the town centre. The UDF will create a new civic precinct including a town square so that it becomes a focus for social interaction within the town.Communication
The draft Drysdale UDF was made available for public comment for a six week period from 1 June until 13 July 2012. The UDF documents were available at the Drysdale Customer Service Centre and on the City's web site. Two community information sessions were held on the 18 and 23 June 2012. Approximately 30-40 people attended each session. Letters were also sent to affected properties, EbD attendees and surrounding property owners. Notice of the amendment will be given in accordance with the requirements of the Planning and Environment Act 1987.
