0 50 150 metres KEY Arterial Road (existing) Walking / Cycling link Residential Conventional Mixed Use Residential Medium Density Farming Drainage and Floodway Public Open Space Armstrong Creek Watercourse and Floodway Storm Water Harvest and Reuse (Indicative Location) Football / Cricket Ovals Soccer Ovals Tennis Courts Netball Courts Access / Car Parking Pavilion FIGURE C REGIONAL ACTIVE PUBLIC OPEN SPACE - Indicative Concept Only Barwon Heads Road 26
4.4.4 Objectives: Biodiversity The objectives for biodiversity as an essential part of the development of ACEP are as follows: a) to ensure ACEP is developed in ways sympathetic to the continuing conservation management of areas of significant native vegetation and fauna habitat in accordance with the Armstrong Creek East Native Vegetation Precinct Plan; b) to maximise retention of biodiversity values within ACEP and to facilitate their function as corridors linking habitats across ACEP and beyond; 4.4.5 Implementation: Biodiversity The objectives for biodiversity are met by implementation of all the following: Plan 7: Biodiversity Plan; Section 4.4.6 Biodiversity Conservation Planning and Design Guidelines; Section 4.4.7 Armstrong Creek East Native Vegetation Precinct Plan; Plan 5: Public Open Space. c) to enhance the biodiversity of the area, including the designation of areas in ACEP in which to concentrate on revegetation activities to provide habitat; d) to protect and enhance the biodiversity values along Armstrong Creek and to maintain the habitat corridor link it provides. MAY 2010 27
KEY Armstrong Creek Corridor Habitat Conservation Area Biodiversity / Passive Recreation Link Wetland Retarding Basin Refer to Plan 15 and 16 for Native Vegetation detail PLAN 7 BIODIVERSITY Armstrong Creek 28
4.4.6 Planning and Design Guidelines: Biodiversity The following planning and design guidelines must be met to the satisfaction of the responsible authority: Development in proximity to trees identified for protection in the Armstrong Creek East Native Vegetation Precinct Plan must be completed in accordance with any Tree Protection and Construction Management Plan; Any Tree Protection and Construction Management Plan developed in consultation with the Department of Sustainability and Environment must address the following: the need for measures to be used that will limit and manage earthworks in proximity to the tree identified for protection; management of subdivisional and public open space drainage to support the health of vegetation to be protected or identified; the protection of all scattered trees to twice the canopy and the planting of indigenous ground storey; conditions and requirements for permits in the Armstrong Creek East Native Vegetation Precinct Plan. The following planning and design guidelines should be met: Proposals and applications for development of public open space and drainage works should include as appropriate the design requirements for fauna habitat; Street trees and public open space landscaping should contribute to habitat for indigenous fauna species in particular arboreal animals and avifauna (birds). Where appropriate the use of indigenous trees is encouraged along streets and in parks. Lower level indigenous planting may be appropriate where it can be demonstrated it is compatible with the planning and design guidelines for street tree planting and delivery of public open space; Planting of drainage areas should promote the establishment of habitat suitable for local species such as the Growling Grass Frog (Litoria raniformis); Linear parks, water ways, greenways and widened road reserves should support the connection of areas capable of supporting the flora and fauna habitat through appropriate design and planting. 4.4.7 Armstrong Creek East Native Vegetation Precinct Plan The incorporated Armstrong Creek East Native Vegetation Precinct Plan (ACENVPP) applies to the majority of ACEP and related requirements must be met. Geelong Lutheran College, Geelong Memorial Park Crematorium and Cemetery and the land between the south boundary of Geelong Lutheran College and Armstrong Creek, have not been assessed and are excluded from the ACENVPP. Clause 52.17 of the Scheme applies to development in these areas. The ACENVPP identifies 45 habitat zones between 0.03 and 12.9 hectares in ACEP of which 33 are to be retained, seven are to be retained for offset and five are to be removed or partially removed, generating an offset requirement of 1.65 habitat hectares. Based on a combination of the prior management, security and maintenance gains available to eight offset sites specified in the ACENVPP, a net gain of 1.42 habitat hectares can be achieved. In addition, revegetation gains available to join habitat zones 4, 5, 6 and 8A specified in the ACENVPP will generate a net gain of 0.22 habitat hectare. The ACENVPP identifies 308 scattered trees in ACEP of which 234 are to be retained and 74 are to be removed. The following plans summarise the information above: a) Plan 8: Status of Habitat Zones (Remove or Retain) within the Armstrong Creek East Precinct; b) Plan 9: Scattered Indigenous Trees (Remove or Retain) within the Armstrong Creek East Precinct. MAY 2010 29
KEY LOTs within Habitat Zones Status Remove Retain Offset Sites Revegetation Area Retention Basins Habitat Zones Status HZ40 Remove Retain Assessment Boundary Land Not Assessed Non-Indigenous Vegetation Refer to Detailed Ecology Assessment by SMEC PLAN 8 STATUS OF HABITAT ZONES WITHIN THE ARMSTRONG CREEK EAST PRECINCT 30
KEY Scattered Tree Status Remove Retain Assessment Boundary Land Not Assessed Non-Indigenous Vegetation 286 Refer to Detailed Ecology Assessment by SMEC PLAN 9 SCATTERED INDIGENOUS TREES WITHIN THE ARMSTRONG CREEK EAST PRECINCT 31
4.5 ACTIVITY CENTRES AND MIXED USE AREAS 4.5.1 Objectives: Activity Centres and Mixed Use Areas The objectives for activity centres and mixed use areas as essential parts of the development of ACEP are: a) to maximise neighbourhood and local activity centres as people places and thus community meeting places; b) to promote the neighbourhood activity centre with a main street open character with a variety of retail frontages to the street; c) to identify areas as mixed use where, in addition to residential use, there may be opportunities for other development and use that is complementary to nearby activity centres and community hubs. 4.5.2 Implementation: Activity Centres and Mixed Use Areas The objectives for activity centres and mixed use areas are met by implementation of all of the following: a) Plan 3: Armstrong Creek East Precinct Urban Structure; b) Planning and design guidelines as set out in section 4.5.3. 4.5.3 Planning and Design Guidelines: Activity Centres and Mixed Use Areas The following planning and design guidelines for activity centres and mixed use areas must be met: A building which is to be connected to a potable water supply must also be connected also to a reticulated recycled water supply (where connected to the lot) for toilet flushing and garden watering; Before development starts an urban design framework must be completed for the neighbourhood activity centre to the satisfaction of the responsible authority; Prior to the development or use of the mixed use area within the broiler farm buffer area an urban design framework must be prepared for that area which identifies amongst any other relevant matter, the location and density of sensitive uses (as defined by the Victorian Code for Broiler Farms 2009) and other land uses. Land may only be developed and used in accordance with the framework; The subdivision, development or use of the Neighbourhood Activity Centre or Mixed Use Area east of Barwon Heads Road must be generally in accordance with any Urban Design Framework approved by the Responsible Authority. The following planning and design guidelines should be met when preparing a neighbourhood activity centre urban design framework: An urban design framework should: be consistent generally with the Table 5: Activity Centres Hierarchy; address the whole neighbourhood activity centre area; address any relevant design guidelines prepared by the Victorian Government or CoGG; include an appropriate design response to the neighbourhood activity centre urban design framework guidelines outlined in Appendix 6 (Neighbourhood Activity Centre Urban Design Framework Guidelines) and the indicative concept illustrated in Figure D; demonstrate the relationship and connectivity of the neighbourhood activity centre to proposed development beyond its boundaries; propose an overall landscape concept for the neighbourhood activity centre; set out guidelines to address positively environmental sustainability including integrated water management and energy conservation; set out provisions for car parking including the location and design of car parking areas and car parking rates for proposed uses within the neighbourhood activity centre; set out design guidelines for the provision of service areas for deliveries and waste disposal including access for larger vehicles and measures to minimise the impact on the amenity of the activity centre and adjoining neighbourhoods; show how opportunities for medium density housing and future commercial expansion can be incorporated into the neighbourhood activity centre; provide guidance on land uses and floor space areas. 32 MAY 2010
Barwon Heads Road 0 50 150 metres CF R S R R S S S H R R KEY S R H CF Arterial Road (existing) Connector Street Level 2 Access Street Residential Mixed Use Shop / Retail / Office Retail (other than shop) / Office Hotel Potential Future Shop Office Walking / Cycling Link Community Facilities Public Open Space (Easement) Possible Village Square Primary Retail Anchor Secondary Retail Anchor Activate Frontage Car Parking Vehicle Access to Parking Signal Controlled Intersection Regional or Local Bus Stop Taxi Rank FIGURE D NEIGHBOURHOOD ACTIVITY CENTRE - Indicative Concept Only 33
TABLE 5: ACTIVITY CENTRES HIERARCHY Activity Centre Neighbourhood activity centre off Barwon Heads Road Role and function Indicative shop floorspace of a maximum 6,000 square metres, or more subject to justification and permit. A permit may be granted to exceed this amount where a net community benefit is established in terms of the planned regional retail hierarchy. Indicative office floorspace of 2,000 square metres. A main street centre anchored by a supermarket, potentially a second supermarket and supported by specialty shops. Provision for public health and other community facilities, private medical and allied medical services. Provision for the development of non-retail commercial uses which include office and small office / home office development. Economic development / business support services. Local activity centre off Horseshoe Bend Road Planned walking / cycling links to community facilities throughout ACEP and beyond. Indicative retail floorspace of up to 1000 square metres. Indicative office floorspace of up to 500 square metres. Co-location with community facilities including a primary school. The following planning and design guidelines for mixed use areas should be met: Development should be designed interfacing appropriately with abutting development in the mixed use area; Development should be planned to maximise architectural feature buildings on prominent or gateway sites to provide a sense of arrival on main roads; Development should be designed to provide view lines where possible from roads to abutting public open space and in particular to the regional active public open space from Barwon Heads Road; Development that incorporates public access should be sited to encourage permeability through the mixed use areas to enable access to and from adjoining land uses and activities; Development should be designed and sited to provide appropriate interfaces and address to abutting public open space and road frontages; The use of the land within the mixed use area located east of Barwon Heads Road for a shop should provide for local convenience services and not compete with the primary function of other activity centres within the Armstrong Creek Growth area. 34 MAY 2010
4.6 TRANSPORT AND MOVEMENT 4.6.1 Objectives: Transport and Movement The objectives for transport and movement as an essential part of the development of ACEP are: a) to ensure the detailed planning of ACEP facilitates a broad range of transport modes that start with making attractive, accessible and convenient walking and cycling trips; b) to develop shared paths or safe on-road links that provide a network of inter-connected walking and cycling routes throughout ACEP and inter-linking activity centres (including the major activity centre on Burvilles Road, the neighbourhood activity centre on Barwon Heads Road, the local activity centre on Horseshoe Bend Road and the regional active open space facility) and other people places (including to link with similar routes outside ACEP); c) to develop a safe and appropriate road network that services ACEP and beyond, that recognizes the wider regional function of key existing highways and major roads but one that encourages trips by walking and cycling through the planning of movement links and mode choices; d) to plan appropriately for and to facilitate the provision of public transport with good accessibility to all households and other people places. 4.6.2 Implementation: Transport and Movement The objectives for transport and movement are met by implementation of all of the following: a) Plan 3: Armstrong Creek East Precinct Structure; b) Plan 10: Road Hierarchy; c) Appendix 7: Road Design and Delivery Characteristics; d) Plan 11: Walking / Cycling Links; e) Plan 12: Public Transport Network; f) Appendix 8: Road Cross Sections (Figures F to V). 4.6.3 Planning and Design Guidelines: Transport and Movement The following planning and design guidelines for transport and movement must be met: Connector streets (including any culverts and all related infrastructure) must be constructed progressively by development proponents as part of the subdivision works (before the issue of a statement of compliance for the relevant stages); All intersections with Surf Coast Highway and Barwon Heads Road must be designed, constructed and controlled in accordance with the Precinct Investment Plan (Section 5) to the satisfaction of the responsible authority and the Roads Corporation; Subdivisions must be staged to provide for the timely connection of road links between properties and to the arterial road network to support transport and movement links (that is, walking, cycling and vehicular links); The provision must be made for any bus route and bus stop (which must have direct and safe pedestrian access connected to an existing walking / cycling path) where nominated by the Director of Public Transport; Walking and cycling path crossings must be provided at all relevant intersections and at the intersection of key ACEP-wide shared paths and higher order roads; Cycle parking facilities must be provided in convenient and prominent locations at key destinations such as schools, community centres, activity centres and public transport interchanges. The following planning and design guidelines for transport and movement should be met: Development should plan for the future grade separation of the transport corridor by ensuring that sufficient land is set aside to accommodate grade separated road and rail intersections. Land areas to be set aside are to be to the satisfaction of the responsible authority (determined in consultation with the Department of Transport (including VicTrack)); In order to minimise back fences along access controlled roads (eg Barwon Heads Road or Surf Coast Highway), dwellings or other land uses should be designed and sited to address, except in limited situations, those roads but be separated by service roads or inter-connected T-head courts; MAY 2010 35
Bus stop facilities constructed by development proponents as part of the subdivision works (before the issue of a statement of compliance for the relevant stage or bonded) should be to a design standard approved by the Director of Public Transport; Bus stops should be designed as an integral part of activity centres and activity generating land uses, such as schools, community hubs and regional active public open space; Walking / cycling paths should be constructed by development proponents as part of subdivision works (before the issue of a statement of compliance for the relevant stage except if the works are bonded); Bicycle lanes should be designed to allow for the smooth transition between on-road and off-road facilities; The local street network should be designed to provide permeable and safe routes for walking / cycling to activity centres, community facilities, public open spaces and public transport; Road and street cross sections should be consistent generally with those in Appendix 8: Road Cross Sections (Figures F to V) but with consideration of the need for adjustments within the overall specified road reserve widths if required to cater for existing utilities and existing street trees; Courts that are not inter-connected for walking / cycling permeability should be avoided; Courts where included must have a T-head, court bowl or equivalent except where providing vehicle access to four or less dwellings and garbage collection is to occur at the mouth of the court. Walking / cycling paths and footpaths should be designed and located to maximize passive surveillance; 36 MAY 2010
Refer Figure Q Refer Figure H Refer Figure T Refer Figures I, J and K Roadside vegetation to be retained Service Road Locations KEY Existing Major Arterial Level 2 Connector (interim) Duplicated Arterial (ultimate) Level 2 Connector (Potential future single carriageway sub-arterial) Level 2 Connector (On Road Cycle Lanes) Level 1 Connector (On RoadCycle Lanes / Provision) Level 1 Connector -arterial) PLAN 10 ROAD HIERARCHY Refer Figure T Refer Figure O Refer Figure P Refer Figure O Refer Figure M Refer Figures F and G Refer Figure N 37
Road So st Ea tc W es r cto ne on ek Cre (Old Stewarts Road) rn ut he ng stro Arm Existing School E Burvilles Road CF South We tor st Connec Existing Crematorium and Cemetery Barrwarre Road E 0m 40 e hm tc L y ar nd Lower Duneed Road E CF Ca ou b nt ek Cre ion press ge de Burvilles Road Extension Walking and Cycling Links Mt Duneed Road Feehans Road Whites Highway Surf Coast Draina E Land Subject to Inundation (existing) Southern East West Connector e Boundary Road Drainag Horseshoe Bend Road Horseshoe Bend Road Batten Road 38 (Old Batten Road) n CF N (Old Lake Road) N st Southern East We 0m 40 BR Q100 d Roa 10 BR Q ves Gro ec tor nn rwo Co Ba BR 00 Q1 Q1 00 BR ads He Ro ad Charlemont Road 0 Q1 BR 0 Q10 BR 0 Q1 BR Key walking / cycling links 75 A 225 1:7500 @A1 Armstrong Creek East Precinct 1:15000 @A3Structure Plan 0 Date: 22.01.2010 PLAN 11 ACEPSP WALKING / CYCLING LINKS Proposed - Wide Kerbside Lanes Proposed - Dedicated Lanes Existing Cycling Lanes KEY
KEY Bus Route / 400m Coverage Existing Recommended Secondary Potential Secondary Indicative Stop Locations Principle Standard Sub-regional Transit Corridor Reservation PLAN 12 PUBLIC TRANSPORT NETWORK 39
4.7 UTILITIES AND ENERGY 4.7.1 Objectives: Utilities and Energy The objectives for the provision of utilities as an essential part of the development of ACEP are: a) to ensure all land is serviced appropriately including the supply to all developed lots to the satisfaction of the relevant authority of: a potable water supply; reticulated sewerage; gas; underground electricity (except for infrastructure to support cables with a voltage greater than 66kv, sub-stations and the Alcoa power lines); telecommunications (including fibre to the lot); a recycled water supply; b) to encourage relevant authorities to work toward the undergrounding of existing electricity services; 4.7.3 Planning and Design Guidelines: Utilities and Energy The following planning and design guidelines for utilities and energy must be met: Permits for the subdivision of land into lots must include a condition requiring the installation of infrastructure to the satisfaction of the responsible authority and the relevant water authority for the delivery of recycled water to each lot; Each dwelling must be connected to a reticulated recycled water supply system (where connected to the lot) for toilet flushing and garden watering; Development must plan for the future grade separation of the transport corridor by ensuring that sufficient land is set aside to accommodate grade separated road and rail intersections. Land areas to be set aside are to be to the satisfaction of the responsible authority (determined in consultation with the Department of Transport (including VicTrack)). TABLE 6: SERVICE AUTHORITIES c) to facilitate innovative, sustainable and energy efficient approaches to the provision of such servicing. 4.7.2 Implementation: Utilities and Energy The objectives for the provision of utilities are met by implementation of all of the following: a) Plan 3: Armstrong Creek East Precinct Urban Structure; b) Plan 13: Main Sewerage Supply Network; c) Plan 14: Main Water Supply Network; d) Plan 15: Main Recycled Water / Third Pipe Supply Network; e) Plan 16: Main Electricity Supply Network; f) Plan 17: Main Natural Gas Supply Network. The exact location of physical infrastructure and staging of development will be determined by proponents of development at the planning permit stage and will be implemented through appropriate permit conditions. Service Water Sewerage Gas Electricity Telecommunications Reticulated recycled water Relevant Authority Barwon Water Barwon Water SPAusNet Powercor Various Barwon Water 40 MAY 2010
KEY Existing Outfall Sewer Barwon Water Assets ACEP Sewerage Works DN 900 Trunk Sewer DN 225-DN 150 Branch Sewer Rising Main Pump Station PLAN 13 MAIN SEWERAGE SUPPLY NETWORK 41
KEY DN 100 Reticulation Main DN 150 Reticulation Main DN 225 Reticulation Main DN 300 Distribution Main DN 375 Distribution Main DN 450 Transfer Main DN 525 Transfer Main DN 600 Transfer Main DN 750 Transfer Main PLAN 14 MAIN WATER SUPPLY NETWORK 42