CENTRALGEELONG:LOOKINGFORWARD StructurePlan July2007
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TABLE OFCONTENTS
PARTA:STRUCTURE PLAN...... 1
1INTRODUCTION...... 1
1.1Purposeof theStructurePlan...... 1
1.2PlanComponents...... 2
1.3TheSubjectArea...... 3
2VISIONSTATEMENTANDDEVELOPMENTPOTENTIAL...... 4
3OBJECTIVESANDSTRATEGICDIRECTIONS...... 7
3.1LandUseandFunction...... 7
3.1.1LandUseandFunctionOverview...... 7
3.1.2LandUseandFunctionOverall Objectives...... 7
3.1.3CoreRetail Precinct Objectives...... 7
3.1.4CoreRetail PrecinctStrategicDirection...... 7
3.1.5Commercial LivingPrecinct Objectives...... 8
3.1.6Commercial LivingPrecinctStrategicDirection...... 8
3.1.7TransitionPrecinct Objectives...... 8
3.1.8TransitionPrecinctStrategicDirection...... 8
3.1.9Waterfront PrecinctObjectives...... 8
3.1.10Waterfront Precinct StrategicDirection...... 8
3.1.11Residential Precinct Objectives...... 9
3.1.12Residential PrecinctStrategicDirection...... 9
3.1.13Eastern ParkPrecinctObjectives...... 9
3.1.14Eastern ParkPrecinct StrategicDirection...... 9
3.1.15Medical HealthActivityCluster Objectives...... 9
3.1.16Medical HealthActivityClusterStrategicDirection...... 9
3.1.17Arts,CivicandEducationActivity Cluster Objectives ...... 9
3.1.18Arts,CivicandEducationActivity ClusterStrategicDirection...... 9
3.2Built FormandUrbanDesign...... 11
3.2.1BuiltForm andUrbanDesignOverview...... 11
3.2.2BuiltForm andUrbanDesignObjectives...... 11
3.2.3BuiltForm andUrbanDesignStrategicDirection...... 11
3.3AccessibilityandIntegration...... 13
3.3.1Accessibilityand Integration Overview...... 13
3.3.2Accessibilityand Integration Objectives...... 13
3.3.3Accessibilityand IntegrationStrategicDirections...... 13
3.4EnvironmentandCommunity...... 16
3.4.1EnvironmentandCommunityOverview...... 16
3.4.2EnvironmentandCommunityObjectives...... 16
3.4.3EnvironmentandCommunity Strategic Directions...... 16
4CENTRALGEELONGSTRUCTUREPLAN...... 18
PARTB:IMPLEMENTATIONAND REVIEW...... 19
5OVERVIEW...... 19
6IMPLEMENTATIONPLAN...... 19
7REVIEW...... 20
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PART A:STRUCTUREPLAN
1 INTRODUCTION
TheCentralGeelongStructurePlanhasbeen preparedtoprovideaplanninganddesign framework forthecityforthenext20years.Itisintendedtoprovidethefoundationforasignificanturban revitalisationprojectofCentral GeelonginlinewithCouncilobjectivesandState Governmentpolicy andsupportinginitiativesincluding theTransit Cityprogram.
TheStructurePlanisintendedtobeacatalystforurbangrowthandrenewalbydefiningthe preferreddirectionof futuregrowthandarticulatinghowthischangewill befacilitatedandmanaged.
TheStructure Planhasbeeninformed byacomprehensiveanalysisofexistingconditions, opportunitiesandconstraints.Itrespondstothesebysettingavisionandstrategicdirectionsthat will seeCentralGeelong reachitspotentialasaWaterfront cityof internationalrenown. The StructurePlanissupportedbyaimplementationplanandreview processtoensureitistranslated into tangibleoutcomes.
1.1 PurposeoftheStructurePlan
TheDepartmentofSustainabilityandEnvironment(DSE)definesstructureplanningastheprocess ofdevelopinganintegratedframeworkforthedevelopmentofanactivity centre. TheStructurePlan should giveeffecttothepoliciesandobjectivesforactivity centresassetby StateGovernmentand Council.
AccordingtoDSE’sGeneralPracticeNote:“StructurePlanningforActivity Centres” theintegrated performancecriteriaforactivitycentresisto: .
Social
�improve the liveability(safety,convenience,comfort,aesthetics)of thearea
�increaseopportunitiesforsocial interactionandprovideafocusfor thecommunity
�contributetothearea’snatural, cultural andhistorical heritage
�makeawide rangeofservicesandfacilitiesmoreaccessibletoall
�relatewell tosurroundingdevelopment, landusesandlandscapes
�meet theneedsofall segmentsof thepopulation
�maintainorimprovetransport choicefor all
�maintainorimprovepublichealth
Economic
�contributetoeconomiccompetitivenessof thenetworkofcentres that provideswide communitybenefit
�promoteurbanformsthat minimiseoverall landandtransport requirements
�ensuremoreefficient useoflandandprovisionofinfrastructure
�improvefreight movementandbusinesslogistics
�improvebusinessandemploymentopportunities
Environmental
�encouragethedevelopmentofurbantransport systemsthat will limitpollutionfrom fossil fuelsandreducegreenhousegasemissions
�improveenergy-efficient buildingdesignandlayout
�limittheamountofwastegeneratedfor disposal off-site
�increasewater conservation,includingwater-sensitiveurbandesign
�control noiseemissions toachieve reasonablelevelsnear sensitiveuses.
Activitycentresmustbeplannedanddevelopedtomaximisetheirpotentialtocreateopportunities forinvestment,economicdevelopmentandpopulationgrowth. Thisofcourseneeds tobebalanced withtheprotectionandenhancementofvaluedelementsoftheexistingcentreandtheconcerns andaspirationsofthe local community.
1.2 PlanComponents
TheCentralGeelong:LookingForwardStructurePlancomprises three partsofthe widerLooking ForwardStrategicPlan.PartA “StructurePlan,”PartB“ImplementationandReview”andPartC “Background Report.”
PartA containstheStructurePlan,whichincludesspecificobjectivesandstrategicdirectionsin responsetothe keyissuesidentifiedintheBackgroundReport.These arepresentedunderthe followingthemes:
•LandUse& Function
•BuiltForm andUrbanDesign
•AccessibilityIntegration
•EnvironmentCommunity
PartBcontainsaprogramforimplementingtheStructurePlanincludingdetailsrelatingtothe review ofexistingplanningpoliciesandcontrolsand theundertakingoffurtherstrategicwork, includingreviewofthisStructure Plan.
PartCprovidesthe foundationandcontextualinformation for theStructurePlanandidentifies the key issues,opportunitiesandconstraintsfacingCentralGeelong.
PartsDandEoftheLookingForwardStrategicPlancomprisetheDesignandDevelopment
Guidelinesand the PlaceManagement Strategywhichareyet tobedeveloped.
1.3 TheSubjectArea
ThesubjectareafortheCentralGeelongStructurePlanisshowninthefigurebelow. Itappliesto theinnercitydistrictboundedbyCorioBay,rearofYorkStreetproperties,rearofpropertiesfacing LaTrobe Terrace,CarrStreet,MooraboolStreet,KilgourStreet,GardenStreet,McKillopStreet, NormanbyStreet,MyersStreet,OrchardStreet,PortarlingtonRoadandLimeburnersRoad. This includesEasternPark,theWestern Wedge,thewaterfrontincludingimmediatebayarea,theretail and commercial core and surrounding transitional areas to residential areas. This area was selectedbecauseittakesinthekeylandusesandactivitiesthatdefineCentralGeelong,anditis the focusofGeelong’sbusiness,culturalandeducational,andleisureactivities.Theboundariesare logicalgeographicboundariesand generally accordwithAustralianBureauofStatisticsCensus CollectionDistrictboundaries toenablethecollectionandanalysisofdata.
2 VISION STATEMENTAND DEVELOPMENT POTENTIAL
ThevisionforCentral Geelonghasbeenset witha20-yeartimeframein mind. Thevisionhas emerged throughworkshopsconvenedby Councilandattendedby councillors,localbusiness people,communityrepresentativesandgovernmentagencies.
ThevisionforCentralGeelongis:
“GeelongisaninternationalWaterfrontcity.Ithasworld-classfacilitiesandisahighly desirableplace tobe.”
The StructurePlanhas thefollowinghigh level objectives:
•StrengthenCentralGeelong astheregionsprimarylocationfor retail,professionaland businessservices, employment, tourism, cultural,entertainment andmedical activities.
•Consolidate, strengthen and protect the strategic land use precincts and support the incrementalexpansion ofthe medicalhealthand thearts,culture andeducationclustersof activity.
•Increasetherangeofvisitoractivitiesonthewaterfrontandenhanceitsvisualappearance asCentral Geelong’smosticonicfeature.
•To encourage innovative and contemporaryarchitecture, that complementsthe existing heritage and waterfront character, retains and shares key views, and incorporates ecologicallysustainabledesignprinciples.
•Tomaximisetheoverallintensityofdevelopment,includingincreasedbusinessactivityand employment, mixedusedevelopmentand residential densities,whileprovidingrequired community infrastructureandprotecting residential amenity.
•Encourageintensificationofpeople-basedactivityandactivationofstreetedges,particularly onidentifiedkeypedestrian routesand linkageopportunities.
•DevelopamovementnetworkwithinCentral Geelongthatisefficient,legibleandconvenient, whilepromotingpublictransport useandprioritisingpedestriancomfort andsafety.
•Ensureanattractive,activeandsafepedestrianenvironmentthatstrengthensthevisualand functional linkagesfrom the retail coretothewaterfront andtoGeelongStation.
During2005CouncilworkedwithVicUrbanand otherStateGovernmentdepartments toestablisha setofdevelopmenttargetsto guidetheurban renewalprojectforCentralGeelongunderthe Transit Cityprogram.
CurrentState(2005) (approx.) / EndState(2025)Residentialpopulation / 3,993persons / 8,000persons
Workers / 12,000personsper day / 18,000personsper day
Visitors* / 20,000personsper day / 30,000personsper day
Overnight stays / 300personsper night / 500personsper night
Stationusage / 2,600personsper day / 5,000personsper day
*Note:theterm‘visitors’ hasitsbroader meaning andincludes localandregionalvisitation fortheuseofretailandother services/activities.Itishopedinfuturetoundertakeagreaterlevelofanalysistodeterminelocalandnon-localbased visitations.
TheStructurePlanprovidesaframeworkforthe growthanddevelopmentofCentralGeelongover the next20 years and beyond. Itis consistentwith the development targets and the vision thathas beensetforCentralGeelong.
Tofacilitatethisoutcomeaclearstrategicdirectionis requiredtofacilitatedevelopment. Thecurrent planningcontrolregime needstobereviewedtobetterfacilitate mixedusedevelopmentinCentral Geelongandprovide key stakeholders (theCouncil,community,developersandinvestors)witha highdegreeofcertainty andclarity abouttheapprovalsprocess forprojectsthatareconsistentwith thevisionandobjectivesforCentralGeelongasdescribedintheStructurePlan.Ofcourse,this mustbesubjecttothedemonstrationofdesignexcellence. Aspartoftheimplementationofthe StructurePlan,arange ofpolicies,zoningandoverlay controlmechanismswillbedevelopedto promoteandfacilitatepreferreddevelopment.
Clearstrategicdirectionisrequiredto guideandfacilitatepreferreddevelopmentinallareasof Central Geelong. However,informedby developerinterest,someareasappeartohavegreater developmentpotential than others. Central Geelongcontainsa numberofsignificantsites thathave highlevel ofdevelopmentopportunity, these includesitesthatprovide:
•Intensificationofpeople-basedactivityandactivationofstreetedgesasapriority.
•Theopportunitytoaccommodateabuildingofsubstantialscale(subjecttocompliancewith designcriteria).
•Accesstogoodpublictransport andthemainroadnetwork.
•Convenientaccesstoshops, restaurantsandparkland.
•Theabilitytocaptureviews toCorioBaywithout compromisingviewsharingfrom othersites.
•Opportunitiestoenhanceexistingusesandqualityofbuildings.
•Consolidatedownershippatterns.
Suchsitesarethecity’smostoutstandingopportunities forlargerscaleredevelopmentandinclude (butare notlimited to)sites identified as strategic sites as shown on theNominated Strategic Sites plan. Developmentopportunitiesstill existonothersitesinCentral Geelongandwill beconsidered on their merits inaccordancewithplanningpoliciesandcontrols.
Intheshort to mediumterm,thelocationsmost favouredfordevelopmentwillbethoseclosetothe WaterfrontandwithintheWestern Wedge(north-westareaofCentralGeelongcenteredonMercer Street).
®NominatedStrategicSites
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3 OBJECTIVESAND STRATEGIC DIRECTIONS
Specific objectives and strategic directions have been prepared to provide guidance on four important themesassociatedwith therevitalisationofCentralGeelong.
3.1 LandUseandFunction
3.1.1LandUseandFunctionOverview
TheStructurePlansupportstheintroductionofnewlandusesandactivitiesprovidingopportunities tocreatebetterlinkages andconnectivity betweentheimportantnodeswithinCentral Geelong:the coreretailarea,the Waterfront,the Western Wedgeandstation;andtheeducationandculturalarc (asshownontheStructurePlan).TheStructurePlanestablishesa frameworkwhereCentral Geelongcandevelopasaseriesofloosely definedmixeduseprecinctsthatfunctionasacoherent whole.
Toachievethedesiredoutcomes forCentral Geelongitisessential toconcentratepeople-intensive landusesinlocationswhere theycanbenefit from existingfacilities,infrastructure(particularlypublic transport)andamenities. Toattractmajornew residentialandcommercialdevelopmentitis imperativethatopportunitiesbecreated inlocationsthatwillbeattractivetoinvestmentcapitaland themarket. Majornew developmentprojectswillbeencouragedinlocationswheretheywilldeliver mostbenefitin relation to factors such as public transportusage;attraction ofvisitors;activations of street frontagesandthecreationofbusinessclusters.
AsidentifiedintheBackgroundReportandtheUrbanDesignGuidelines,themajorityofbuildings are below three storeysand there are numerousundevelopedsitesincludingatgrade carparkingin businessareas. Itappears thatCentral Geelonghasadequateland tobedevelopedorbuildings to be redeveloped,whatisrequired is the intensification ofthe use of the land and consolidation and strengtheningofexisting landuseprecincts.
Asoutlinedin thebackground report,existinglanduse, recentdevelopment approval andother strategiessuchasthe Western WedgeFrameworkandtheRetailStrategyhasinformedthe preferred landuseforCentralGeelong.
3.1.2LandUseandFunctionOverall Objectives
Thekeyoverall objectivesfor thelanduseare:
•Consolidateandstrengthenexistinglanduseprecinctsandencouragetheexpansionof activityclustersasdefinedin the StrategicLandUsePlan.
•Encourageandprotect theprimaryfunctionofeachlanduseprecinct.
•Encourageintensificationof people-basedactivityandactivationof streetsandbuilding frontageson identifiedkeypedestrianstreetsandlinkageopportunitiesasapriority.
3.1.3CoreRetail Precinct Objectives
•StrengthenthecoreretailprecinctofCentralGeelongastheregionsprimarylocationof retail,businessandentertainment facilities.
3.1.4CoreRetail PrecinctStrategic Direction
•Supportretaildevelopmentservingthelocalcommunityandthewiderregion,including supermarkets, departmentanddiscount departmentstores, andspecialtyretail shopping.
•Support entertainment facilities including entertainment based retail, cinemas, nightclubs/barsandtheprovisionof foodanddrinkpremisesincludingrestaurantdining.
•Supportofficeandotheremploymentuseswheretheyhaveanactivestreetfrontageand complementsurrounding retail landuses.
•Supportaccommodationusesabovegroundfloorinnewandrefurbishedbuildingswhereit complementssurroundinglandusesandincludesmeasurestoprotect theamenity ofits residents.
•Supportactivefrontagesthatprovideforpedestrianinteraction/accessbetweenthestreet andbusinesses, while minimisinginactiveuses,activitiesandoperations.
3.1.5Commercial LivingPrecinct Objectives
•StrengthentheCommercialLivingprecinctofCentralGeelongastheprimaryareaofoffice andemployment activity withcomplementaryaccommodationandsecondaryretail uses.
3.1.6Commercial LivingPrecinct Strategic Direction
•Supportofficeandbusinessactivityincludingprofessionalandbusinessservicesandother employmentuses.
•Supportaccommodationuses,includingstudentaccommodation,abovegroundfloorinnew and refurbishedbuildings.
•Supportsecondaryretailfunctionswheretheydonotunderminetheroleofthecoreretail area, includinglocal convenience,bulkygoodsretailing, tradesuppliesandshowroomuses.
3.1.7TransitionPrecinct Objectives
•AllowintheTransitionPrecinctamixofusestotransitionfromtheresidentialtobusiness basedprecinctswhilesupporting theroleandamenityoftheother precincts.
3.1.8TransitionPrecinctStrategic Direction
•Support medical/healthrelateduses
•Supportaccommodationuses
•Supportusesthat retaina reasonableresidentialamenity
•Considerusesthatdonotunderminetheroleofotherprecincts
3.1.9WaterfrontPrecinctObjectives
•StrengthentheWaterfrontprecinct ofCentral Geelongasatouristand leisuredestination.
3.1.10WaterfrontPrecinct Strategic Direction
•Support specialityretailuses.
•Supportaccommodationusesonupperfloors
•Support tourist, lifestyleandentertainment activities
•Support caféandrestaurantdininguses
•Ensuredevelopment overwater maintainsandenhancespublicaccess
3.1.11ResidentialPrecinct Objectives
•StrengthentheResidential Precinct ofCentralGeelongasalocationofinnercity living.
3.1.12ResidentialPrecinctStrategic Direction
•Support residential uses.
•Support medium density housing, to take advantage of the proximity of employment, shoppingandrecreationalfacilities.
•Support theretentionof residential amenityandcharacter.
•Limitnon-residentialusesthatwouldhaveanadverseimpactonresidentialamenityorthat areencouragedandaremoresuitableinother precincts.
3.1.13EasternPark PrecinctObjectives
•ProtectandenhanceEasternParkasahighqualityinnerurbanparkenvironment,having heritagesignificance andcriticalconnectionwiththe residential,businessandwaterfront areasofCentralGeelong.
3.1.14EasternPark PrecinctStrategicDirection
•Ensuretheprotectionofidentifiedheritagefeatures,buildingsandlandscapes.
•Support communitybasedactivityandattractions.
•Supportimprovedaccessanduseof thepark.
•Supportleisurefacilitiesthatincreasetheuseof thepark
•Limitdevelopmentthatwouldconflictwiththeuseofthelandasaparkand/ordominatethe landscapesetting.
3.1.15MedicalHealthActivity Cluster Objectives
•Strengthenandexpand theMedicalHealthActivityClusterofCentral Geelongas the regions primary locationofMedical/Healthandrelatedfacilities.
3.1.16MedicalHealthActivity ClusterStrategicDirection
•Supportmedical/healthuses,includingpatienttreatment,medicalbasedretailandresearch facilities.
•Supportusesthatprovidealliedanddirectlyrelatedserviceswheretheydonotundermine thefunctionorfutureexpansionoftheprimaryMedical/Healthfacilities.
•Support medical/healthuseswithin theareabetween thetwodistinct clustersofactivity.
3.1.17Arts, CivicandEducationActivity Cluster Objectives
•StrengthenandexpandtheArts,CivicandEducationactivityclusterofCentralGeelongas areasofart,learningandcivicactivities
3.1.18Arts, CivicandEducationActivity Cluster Strategic Direction
•Support culturebasedactivities,including thedevelopmentandexhibitionofart
•Supportandconsolidatecivicfunctions that serve the local andregional community
•Supporteducation, trainingandlearninguses.
•Support retail andofficeuses that areassociatedwith theartandeducationfunction
•Supportauditoriumfacilitiesfor publicgatherings,includingaconventioncentre.
•Prepareand implement the GeelongCultural PrecinctMasterplan.
Thepreferred land usesbyprecinct andclustersareidentifiedbelowintheCentralGeelong
StrategicLandUse Plan:
Astheaboveplandemonstratesthe generalstructureofCentralGeelongisacentralretailcorethat includesenclosedshoppingcentres,streetbasedretail storesandfood retailing. Thisissurrounded onmostsidesbyoffice andsecondary retailuses. Furtherto the south,east,south-westandnorth- westisatransitionarea thatincludesmixedusesandinstitutionalbuildings,beforetheouterareas whicharepredominantly residentialareas. EasternPark,includingthe GeelongBotanicGardens is attheeasternedgeofCentralGeelong. Thewaterfrontprecinct,includingthewaterandadjacent land,isakeydestinationandiconthat formsthenorthernedgeofCentralGeelong.
Theplanalsorecognisestheclusteringoflikeactivities,intheMedical/Healthclusterand theArts, CivicandEducationcluster. Thesesitaboveandtranscend theunderlyinglanduseforeach precinct.
3.2 BuiltFormandUrbanDesign
3.2.1Built FormandUrbanDesignOverview
CentralGeelongischaracterisedbyitslow-scalebuiltformwhichgenerallyhasaheightof2-3 storiesinbusinessareas,occasionallypunctuatedbyatallerofficeandmedicalbuildings.For CentralGeelongtofulfilitspotentialasa Waterfrontcityofinternationalstanding,andtomeetthe growth targets set as part of the urban revitalisation aspirations, it will be necessary to accommodateanumberoflargerscalebuildingsinappropriatelocations.Thelocationanddesign of new buildings should contribute positively to the Central Geelong skyline, respect existing heritageelementsand improveamenity,andnothaveunreasonableimpactsinterms of overshadowingandwindeffects. Theredevelopmentand revitalisationprojectinCentral Geelong shouldenable thesharingofviewsoverCorioBay inparticular.
Itisalsoimportantthatnew developmentaddsto the qualityofthe streetbyhavingactive frontages andappropriatescale.Architectureshouldbecontemporary andrespectfulofexistingheritage buildings.
3.2.2Built FormandUrbanDesignObjectives
•To encourage innovative and contemporary architecture and design that incorporates ecologicallysustainabledesignprinciples.
•Toencouragenewbuildingstocomplementtheexistingheritageandwaterfront character.
•Tomaximisetheoverallintensityofdevelopmentandtheretentionandcreationofviable developmentsites,whilediscouragingunderdevelopment.
•ToensurebuiltformretainsandshareskeyviewsfromwithinCentralGeelongandfrom external vantagepointsand maintainsthegeneral stepdownofbuilt form to CorioBay.
•Toprotectresidentialamenity,includingaccesstosun-lightandviews,noiseattenuationand useableprivateopenspace.
•To increasepedestrianpermeabilityandspaces.
•Torequirebuilt form to facilitatepreferredlanduseandactivity.
•Torequirebuilt form to facilitatepreferredaccessibilityandintegration.
•Toensureattractive,active,comfortableandsafestreetsandbuildingfrontages,including theretentionofsun-lighttokeypedestrianstreetsandlinkageopportunities.
3.2.3Built FormandUrbanDesignStrategicDirection
•PrepareaCentralGeelongDesignandDevelopmentGuidelinesdocumentandintroduce thisintotheGreaterGeelongPlanningScheme,toprovideforgreatercertainty and consistencyindevelopmentoutcomesinCentral Geelong,includingpreferredbuiltformand height outcomes.
•UntiltheCentralGeelongDesignandDevelopmentGuidelinesaredeveloped,beguidedby existingdocumentsincludingthe WaterfrontGeelongDesignandDevelopmentCode1996, theGeelongWestern WedgeFramework,April2005(updatedSeptember2005),Guidelines forHigherDensity ResidentialDevelopment,DepartmentofSustainabilityandEnvironment (2004)andtheSaferDesignGuidelines forVictoria,CrimePreventionVictoriaand Department ofSustainabilityandEnvironment (2005).
•Encourageverandahsonnewbuildingsandthereinstatementofverandahsconsistentwith theGeelongVerandahStudy2006.
•Use theestablishedUrbanDesignAdvisory Board toprovideadviceondesignexcellenceon keyprojects.
•EnsuregreaterconsiderationoftheexistingurbancontextbyrequiringanUrbanContext
Report tobepreparedforall significant developmentprojects.Thisistoinclude:
-A spatial analysisofthelocation.
-Detail oftheinter-relationshipofthesubject site toit’ssurroundingbuildings.
-Thepredominantlandscapeandbuildingform.
-Development form andrhythm.
-Amenityandfunctionalrelationshipsandopportunitiesbetweenthesubjectsiteand adjacent areas.
-Theproposedbuildingincomputer based3dimensional model.
•EnsureapplicationsareconsideredagainsttheStructure Panbyrequiringasappropriate:
-A descriptionofhowthedesignobjectivesaremet.
-Forapplicationsforanybuildingorotherstructurewithafinishedheightgreaterthan
15metresabovenatural groundlevel,diagramsshowingtheproposedbuildingin3 dimensional formwithinthecontextofthesurroundingdevelopment,withparticular referencetodemonstratinghow theproposalcomplieswiththeobjectivesofthis schedule.
-Awindassessmentfordevelopmentgreaterthan15metresabovenaturalground level.
-Areportthatdemonstratestheuseofinnovative,bestpractice,urbandesignand buildingtechniquesthatincorporateecologicallysustainabledesignprinciples.
-Areportthatdemonstrateshowthenewdevelopmentwilladdressenvironmental sustainability includingresponsetolocalclimateandmicroclimateconditions,and layouts that support goodsolarorientationinnewbuildings.
-A report thatidentifiesanyheritagerestorationworks.
-A report thatdemonstratesarchitectural designquality.
-Areportthatdemonstratesimprovementofsafetyandtheperceptionofsafetyby applyingprinciplesofcrimeprevention throughenvironmental design.
3.3 AccessibilityandIntegration
3.3.1 AccessibilityandIntegrationOverview
AccessinCentralGeelongisgenerallyverygoodbyvirtueoftheregulargrid-basedroadlayout. Thereare problemshoweverwitheast-westtrafficmovements through thecity and,in particular,the negativeimpactoffreightvehiclesandthroughtrafficontheamenity ofkey retailstreets,pedestrian amenityandbusinessopportunities.
CentralGeelongisalsohighlycardependent.Arangeofmeasuresareneededtomakewalking andcycling moreattractiveandsafer.
There is also aneed toprovideadditional “intra-block”pedestrian connections to strengthen the physicalandfunctionalrelationshipsbetweenvariousactivitynodesinCentralGeelongtoimprove itslegibilityandnavigability.
3.3.2AccessibilityandIntegrationObjectives
•Ensure accessibility and streetscape objectives are achieved in accordance with the
Accessibilityand IntegrationPlan.
•Todevelopavehicle,pedestrianandbicyclenetworkthatprovidesefficient movement toand withinCentralGeelongwhileprioritisingpedestriancomfortandsafety.
•Toencouragevisitorstoaccessviews to thewaterfront andkey landmarks.
•Toprovideandpromotealegible, safeandconvenientaccessnetwork.
•Toencouragetheuseof public transport,walkingandcycling.
•Tominimisetheoccurrenceandimpact ofthroughtraffic.
•Toprovidefor intimateandinterestingpedestrianaccessways.
•To increasepedestrianpermeabilityandspaces.
3.3.3AccessibilityandIntegrationStrategicDirections
•Support GeelongTrainStationastheregionsprimary trainstationandtravel interchange.
•Designateprimarymovementnetworksforeachmodaltype,whichrespondstotopography, landuses, destinations, safetyetc.
•Throughsignage,linemarking,informationsharingetcassistwayfindingbyprovidingand promotingalegible, safeandconvenientprimarymovement network.
•Encouragepedestrian movementstohaveprioritywithin thecoreretail area.
•Toensuremovementnetworksconnectkeydestinationsandprecincts,includingGeelong
Train Station,coreretail precinct andthewaterfront.
•Attainmidblockpedestrianconnections,extendingexistinglanewaysandaccessthrough buildingsparticularly largeenclosedshoppingcentres.
•Toreducethroughvehicletrafficthroughthewaterfront andcoreretail precinct.
•Managetrafficvolumestoavoidconflictbetweenthroughtrafficandassociatedamenity impacts.
•ImprovepedestrianenvironmentalongMercerStreet,particularlybetweenBroughamStreet andRailwayTerrace.
•ImprovepedestrianlinkagesbetweentheGordonTAFEandJohnstoneParkby reducingthe trafficfunctionofFenwickStreet.
•Improve pedestrian linkages between the Geelong Station and the Gordon TAFE and
JohnstoneParkbyreducing thetrafficfunctionof RailwayTerrace.
•Strengtheneast-westpedestrianconnectivitybetweentheGeelongStationandthecore retail areathroughtheenhancement ofBroughamSt, Bayley Street andCorioStreet.
•Establishandimprovenorth-southbicycleconnectionsthroughCentralGeelongincluding thedevelopmentofaprimary north-southroute linkingthebay andtheriveraswellas improvinglinksbetweenkeynodes
•Differentiatepedestrianandvehiclestreetsthroughappropriatetrafficcalmingtreatments.
•Reorientate and signalise the Mercer Street, Gheringhap Street and Malop Street intersectionandprovidesignalisedpedestriancrossings.
•Provideaccesstonewcarparkingoffmainvehicleroutestopreserveamenityoflocal,more pedestrian-orientatedstreets.
•Encourageconvenientaccessforpeopleoflimitedmobility,includingmatchingfootpathand buildinglevels.
•Provideforbus interchangesandstopsthatarelegible, convenientandof highamenity.
•Improvethefunctionalityofbus-bus interchangeswithinCentral Geelong
•Providefor theconvenientandtimelychangeoftravel modes.
•EncourageandinputdirectlytothepreparationoftheGeelongStationMasterplanbythe
StateGovernment.
•Preparea ParkingPrecinctPlanfor CentralGeelong thatisbasedonparkingconsolidation.
•ReducelevelsoffreighttrafficthroughCentralGeelongbypromotinguseofthefollowing routesfor thispurpose:
-FyansStreet,Carr Street,BellarineHighway;and
-BreakwaterRoad, FellmongersRoad,Boundary Road.
•Undertake a range of local traffic works to mitigate congestion and improve amenity, including:
-ModifyMercerStreet withwidenedlanesandimprovedpedestrianaccess;
-Improve right-turn phasing at Gheringhap Street and Ryrie Street for north-east movements;
-Improve theturning movementsat RyrieStreet andLatrobeTerrace;
-Re-orientatetheRyrieStreet,SydneyParadeandSwanstonStreetintersectionto promotethroughmovements;
-Improveaccessto BellarineHighwayatMyersStreetand OrmondRoadintersection;
-Installationof7amto7pmclearway(MontoSun)inLatrobeTerracebetweenMercer
Street overpassandNobleStreet /KilgourStreet; and
-Theconversionof Gheringhap Street,northofCorioStreet, totwo-waytraffic.
ACCESSIBILITYandINTEGRATION
...KeyPedesf/ianRoutes
'UnkegeOppot!uniUes
***StreetscapeflrprovementPriorities
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CentralGeelongAccessibilityandIntegrationPlan
3.4 EnvironmentandCommunity
3.4.1EnvironmentandCommunityOverview
CentralGeelong’sparklandsandpublicspacesareoneofthe city’sgreatestassetsandwill be pivotaltotheurban renewalproject. Tobestmaximisetheinherentamenityattributestoattract investmentanddevelopmentitisnecessary toprovideresidentialandemploymentopportunities in closeproximityand toensuredevelopment enhances theseassets.
Central Geelongisfortunate tohaveawide rangeofcommunityand recreationfacilities toserve the needsofthelocalandregionalpopulation.ThisisanopportunitytoenhanceGeelong’sstandingas acentre forcultureand thearts. Thiswouldfurtherincrease theattractivenessofthe cityasaplace toliveandvisit.
PopulationgrowthinCentralGeelongwillgeneratedemandfornewandadditionalfacilities.Itis important thattheseneedsareunderstoodandresponded to inatimelyway.
3.4.2EnvironmentandCommunityObjectives
•Promoteeaseofaccessbetweenkeysites,andresponsiveinfilldevelopmenttocreatea highlywalkable, safe,andactiveplace.
•Strengthen CentralGeelongasaplacefor cultureandthearts.
•IncreasetheprofileofCentralGeelongasaplace to live,work, visitandrecreate.
•Ensure that adequate community infrastructure is in place to meet the changing and emergingneedsof theCity.
•ReinforcethesenseofplaceinCentralGeelongthroughpromotingdevelopmentthatbuilds on thehistoryandcultureofthe City.
•Maximise theWaterfront livingandworkingopportunities.
3.4.3EnvironmentandCommunityStrategicDirections
•EstablishstronggatewaytreatmentsatkeyarrivalpointstoCentralGeelongthroughurban designand landscape treatments.
•UrbandesignstreetscapeworksonMercerStreettoenhancethearrivalexperienceto
CentralGeelongfrom thenorth-east.
•PursueamarketingandpromotionalcampaigntoraiseGeelong’sprofileasaplacetolive andvisit.
•Improvethelevelofactivationandstreetscapeconditionofkeypedestrianstreets,including
Brougham,YarraandCunningham Streets.
•Developpublicplacesthatareflexibleforadiverserangeoflargeandintimatepublicevents andactivities.
•CelebrateandenhanceGeelong’sheritagebuildingsandplaces.
•Encouragetherefurbishmentandappearanceoffrontagesofretail/commercialbuildingson keystreetsincludingreinstatementofverandahsconsistentwiththeGeelongVerandah Study2006.
•Continue toreinforceGeelong’sindigenousandcultural heritagethroughpublicart.
•Redevelopthearts/civicprecinctfocussedaroundJohnstoneParkandtofurtherenhance andbuildonthestatusofCentralGeelongasacentreforartsandculture.
•Plaques telling of cultural and historic significance and public artworks, performances, celebrationsandevents toprovidesharedculturalexperiences.
•Redevelop the Yarra Street pier ina way thatenables public access and increases the attractiveness oftheWaterfrontforrecreationandleisure.
•Encourage and support sustainable approaches to development, including ESDinitiatives and infrastructure to be incorporated in new buildings and urban development, water sensitiveurbandesign,andgivingprioritytononcarbasedmodesanddesign.
4CENTRALGEELONGSTRUCTUREPLAN
ThebelowStructurePlanisthegraphicrepresentation ofkeyobjectivesandstrategicdirections.
ACCESSIBILITYandINTEGRATION
...KeyPedestrianRoutes
'-UnkageOpportuniues
......
012 2-'0
PRECINCTS Waterfrort
Touristandleisure destination.
CoreRetail
......
'
\
",
Theregionsprimarylocationof retail.businessand entertainmentfacilities
CommercialUving
Theprimary areaofofficeand employmentactity'll'fth campiementary
accommodationandsecondary retanuses.
1Transition
EastemPn
Amixofuses thattransitions betweenandsupportstherole andamenityoftheother
precincts.
Residertial
Alocationofinner cityling.
EasternPark
Ahighqualityinnerurbanpark enwonment,having heritage significance andcri!lcal connections.
ACTM1YCLUSTERS MedicalHealth
Theregionsprimarylocationof Medical/Healthandrelated facilities.
Arts,Civic,EdJcation
..,.._..,;;;,;;,.;,..."'"-.._...;...._..;...._-...o..;;. o.....a.-.--;,;,;,....;;;.....,...,;,;;,.:..,."""""..-;...;,.--.-...... ,.,;,;;,;;,;,;,--...;.;..,;,;o..""''iAreasofart,learningandcivic
CentralGeelongStructurePlan
actMties.
PARTB:IMPLEMENTATIONANDREVIEW
5 OVERVIEW
Implementationisacriticalcomponentofthe CentralGeelongStructurePlanandrequiresthe coordinatedcommitmentofkey governmentstakeholders,particularly Council,State Government includingDSE,aswellas agencies with more specific interestin matters such as transport, infrastructureor communityfacilities.
TheStructurePlanwillbeimplementedthrough arangeofmeasuressetoutintheActionPlan below,including:
•ChangestoplanningpolicyandcontrolstogivestatutoryweighttotheObjectivesand
Strategic Directions.
•Keyinitiatives,programsandprojectsforCouncil,StateGovernmentandtheprivatesector toassistinrealising thevisionandobjectivesfor CentralGeelong.
•Marketing and promotion campaigns to attract investment by raising awareness of the exceptionalopportunitiespresentedby CentralGeelongasaplacetolive,conductbusiness, investorsimplyvisit.
•Detailingthetimingandfundingofspecificcapitalworksprojectsthatflowfromvarious
Strategic Directions.
6 IMPLEMENTATION PLAN
TherevitalisationofCentralGeelonginaccordancewiththevisioncontainedintheStructurePlan willrequireafacilitativeandenablingplanningpolicyandcontrolregime.Thishasbeenaddressed inpartthroughAmendmentC124whichintroducesanewsuiteofzoneandoverlaycontrolstoland in theWesternWedge.
Inadditiontotheplanningcontrolchangesintroducedby AmendmentC124,implementationofthe StructurePlanmayrequiresomefurtherplanningpolicyandcontrolchangestoprovidestrategic direction and encourage high quality development outcomes. The nature and scope of these changeswillbecomeapparentfollowingthe completionofa‘CentralGeelongDesignand DevelopmentGuidelines’ document tobeintroducedin theGreater GeelongPlanningScheme.
Usingpolicyandtheexerciseofdiscretion / •Introducea localpolicyin theLPPFthatreflectsthe objectivesandstrategicdirectionsof PartAof the CentralGeelongStructurePlan.•IncorporatetheCentralGeelongStructurePlaninthe
GreaterGeelongPlanningScheme.
•IncludetheParkingPrecinctPlanas anincorporated documentinthe PlanningScheme.
•IncludetheGeelongVerandahStudy2006as a referencedocumentin thePlanningScheme.
ApplyingZonesandOverlays / •ApplynewZoneandOverlaycontrolsfortheWestern Wedgeareainaccordancewiththeadopted AmendmentC124.
•RemoveDDO14fromresidentialareaswithinCentral Geelong(asdefinedbyStructurePlanarea)to facilitatemediumdensityhousing
•Reviewall zonecontrolsin CentralGeelong(as definedbyStructurePlanarea)to ensurepreferred landuseisfacilitated.
•ReviewalloverlaycontrolsinCentralGeelong(as definedbyStructurePlanarea)followingthe completionof theproposed‘CentralGeelongDesign andDevelopmentGuidelines’andtoinclude appropriatereferencetotheGeelongVerandahStudy
2006.
Undertakingfurtherstrategicwork / •Preparea newpolicydocument,CentralGeelong DesignandDevelopmentGuidelines,whichareto applytotheCentralGeelongStructurePlanarea. IntroducethisintheGreaterGeelongPlanning Scheme.Thisdocumentistobeusedas abasisfor reviewingexistinglocalpoliciesrelatingto Central Geelong,reviewingthe applicationandcontentof DesignandDevelopmentOverlaySchedule2 (DDO2)
•PreparetheGeelongCulturalPrecinctMasterplan.
•Realisethe YarraStreetPierproposal.
•Developacomputerbased3-Dmodelof Central
Geelong.
7 REVIEW
TheCentralGeelongStructurePlanhasbeenpreparedtoguideurbangrowthanddevelopment over the next 20 years. Over this period, the plan will need to undergo regular review and adjustment toensureit remains responsive tochangingconditionsandunforseencircumstances.
TheStructurePlanshouldbereviewedevery3−5yearsfollowingitsintroductionintothePlanning
Scheme.Thereviewshoulddo thefollowing:
•AssesstheappropriatenessoftheVisionandObjectives that underpinthe Plan.
•Measureachievementagainst theobjectives.
•Assessprogressonthedeliveryofspecificactionsascontainedinthe ActionPlan.
•Reportandmap(asappropriate) measurableoutcomesdeliveredunder theStructurePlan.
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