This report has been prepared by Auld Planning & Projects

Planning Report C414ggee – 67B & 67C McCurdy Road, Herne Hill

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This report has been prepared by Auld Planning & Projects.

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Report Title Planning Report Project C414ggee – 67B & 67C McCurdy Road, Herne Hill Status Final Report Issued 22 January 2021 Prepared GS Approved SA Contact auldplanning.com.au


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CONTENTS 1. INTRODUCTION.......................................................................................................................................................... 1

2. SITE ANALYSIS .............................................................................................................................................................2

2.1. Summary Analysis ............................................................................................................................................2

2.2. Site Descrption .................................................................................................................................................2

2.3. Site Context ..................................................................................................................................................... 4

3. PLANNING POLICY CONTEXT ................................................................................................................................6

3.1. Existing Zones ...................................................................................................................................................6

3.2. Existing Overlays ............................................................................................................................................. 8

3.3. Planning Policy Framework ........................................................................................................................ 10

3.4. Local Planning Policies ................................................................................................................................ 13

3.5. Ministerial Guidelines .................................................................................................................................... 13

3.6. Relevent Practice Notes ............................................................................................................................. 14

3.7. Cultural Heritage ........................................................................................................................................... 14

4. PROPOSED AMENDMENT ..................................................................................................................................... 16

5. ASSESSMENT ............................................................................................................................................................. 19

5.1. Is an appropriate zone proposed? ......................................................................................................... 19

5.2. Should any controls be applied to govern future development? .............................................. 20

5.3. Does the proposal respond to the Strategic Assessment Guidelines? .................................... 20

6. CONCLUSION .......................................................................................................................................................... 25


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LIST OF FIGURES Figure 1: Site Analysis .........................................................................................................................................................3

Figure 2: Site Context ....................................................................................................................................................... 5

Figure 3: Existing Zoning ................................................................................................................................................... 7

Figure 4: Existing Overlays ...............................................................................................................................................9

Figure 5: Proposed Zoning ............................................................................................................................................. 17

Figure 6: Proposed Overlays ......................................................................................................................................... 18

LIST OF TABLES Table 1: Relevant State and Regional Planning Policies .................................................................................... 10

Table 2: Relevant Local Policies .................................................................................................................................. 13

C414ggee – 67B & 67C McCurdy Road, Herne Hill Planning Report

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1. INTRODUCTION

Auld Planning & Projects has been engaged by the VicTrack to prepare this planning assessment in relation to a section of the former Fyansford Cement Works railway line identified as 67B and 67C McCurdy Road, Herne Hill.

This report accompanies a request to the Government Land Planning Services for a Planning Scheme Amendment to the Greater Geelong Planning Scheme. The Planning Scheme Amendment C414gee (the amendment) proposes to:

Rezone the land to the Neighbourhood Residential Zone – Schedule 8 (NRZ8).

Apply the Design and Development Overlay – Schedule 14 (DDO14).

Apply the Environmental Audit Overlay (EAO).

Consultation has been undertaken with both the Environment Protection Authority and City of Greater Geelong.

The purpose of this report is to:

Provide an overview of the site and surrounding environment.

Outline the planning context of the land including the relevant zones, overlays, policies and provisions of the Greater Geelong Planning Scheme, as well as relevant strategic studies.

Detail the particulars of the amendment.

Provide an assessment of the proposed amendment, including consideration of the Strategic Assessment Guidelines.


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2. SITE ANALYSIS

2.1. SUMMARY ANALYSIS

Site Information

Address 67B & 67C McCurdy Road, Herne Hill

Property Details 1\TP902986, 1\TP745617, 2\TP960127, 1\TP250463, 1\TP960127, 1\TP960128, 1\TP956319, 1\TP693137, 1\TP686999, 1\TP956314, 1\TP960125, 1\TP968470

Municipality Greater Geelong

Size 19,295sqm

2.2. SITE DESCRPTION

This amendment relates to land known as 67B and 67C McCurdy Road (the subject site). The subject site is a linear parcel of land located on the eastern side of McCurdy Road, between Fraser Street to the south and extends towards Itkenston Street to the north. The land has a total area of approximately 1.9Ha.

The land is relatively flat and vegetated with a range of mature tree species. The disused rail track appears as a gravel track.

An arboricultural report prepared by Tree Logic Pty Ltd identifies that there are approximately 44 trees within the site. 2 trees were identified as of having a high aboricultural rating. It is noted that, with the exception of the southern extent of the land, trees are generally located along the perimeter of the site given the previous use of the land as a railway line.

There is an existing compound containing a telecommunications tower and associated equipment owned by VicTrack located along the western portion of the land.

A bike path runs along the eastern side of the railway line on land leased by VicTrack to City of Greater Geelong.


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FIGURE 1: SITE ANALYSIS


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2.3. SITE CONTEXT

The immediate interfaces to the site are as follows:

To the east of the land is established residential development and the Kevin Kirby Reserve. South of the reserve, Fraser, Marlborough and Great Britain Streets run directly to the boundary of the subject site, with side boundaries of residential properties abutting the land. North of the reserve, Derby Road abuts the land.

To the west of the land is McCurdy Road, also known as Fyansford-Corio Road. McCurdy Road is an arterial road providing a vehicular connection between the Midland Highway and the Princes Freeway.

To the north of the land is the continuation of the former railway line and a continuation of residential, urban land. Similarly, to the south of the land is urban, residential development, with the exception of the former Cement Works structures.

VicTrack is the owner of the former Fyansford Cement Works railway line. The railway line was constructed in the early 20th century to provide freight rail access between North Geelong and the Fyansford Cement Works. The line ceased operating following the closure of the cement works in 2001.


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FIGURE 2: SITE CONTEXT


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3. PLANNING POLICY CONTEXT

The subject site is subject to the policies, provisions and controls contained within the Greater Geelong Planning Scheme.

3.1. EXISTING ZONES

The majority of the former railway line is currently zoned Public Use Zone – Schedule 4 (PUZ4), however small portions of the land are zoned Neighbourhood Residential Zone – Schedule 8 (NRZ8). McCurdy Road is zoned Road Zone – Category 1 (RZ1).

PUBLIC USE ZONE – SCHEDULE 4

The purpose of the PUZ is:

To implement the Municipal Planning Strategy and the Planning Policy Framework.

To recognise public land use for public utility and community services and facilities.

To provide for associated uses that are consistent with the intent of the public land reservation or purpose.

The PUZ4 identifies land for Transport purposes.

NEIGHBOURHOOD RESIDENTIAL ZONE

The purpose of the NRZ is:


To recognise areas of predominantly single and double storey residential development.

To manage and ensure that development respects the identified neighbourhood character, heritage, environmental or landscape characteristics.

To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations

The NRZ8 applies to ‘incremental change areas’. The schedule to the NRZ includes:

A requirement for one canopy tree per dwelling for multi-unit developments.

A requirement for increased private open space for single dwelling and multi-unit developments.

A mandatory maximum building height of 9 metres (or 10 metres on sloped land).

A requirement for subdivisions that create lots less than 500 square metres to include development drawings or be consistent with an existing permit.


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FIGURE 3: EXISTING ZONING


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3.2. EXISTING OVERLAYS

The Design and Development Overlay – Schedule 14 (DDO14) applies to large extents of the western Greater Geelong region, including Herne Hill.

DESIGN AND DEVELOPMENT OVERLAY – SCHEDULE 14

The purpose of the DDO is:


To identify areas which are affected by specific requirements relating to the design and built form of new development.

Provide an assessment of noise levels on the land taking into account the likely noise levels associated with the ongoing operation of the Regional Rail Link.

Include recommendations for noise attenuation measures designed to achieve the internal bedroom noise limits specified in the requirements in this schedule.

The DDO14 applies to dwellings in areas with access to views that are over 7.5 metres. The design objective of the DDO14 is:

To ensure that the siting, height and visual bulk of dwellings achieves a reasonable sharing of views between properties to significant landscape features such as the coast (ocean and foreshore), Corio Bay, Barwon River, Central Geelong, Barrabool Hills and the You Yangs.

The DDO14 requires a planning permit for any buildings and works associated with a dwelling which is more than 7.5m above natural ground level.


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FIGURE 4: EXISTING OVERLAYS


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3.3. PLANNING POLICY FRAMEWORK

Relevant State and regional planning policies are summarised in Table 1.

TABLE 1: RELEVANT STATE AND REGIONAL PLANNING POLICIES

Clause Objective Relevant Policies / Strategies

11.01-1S Settlement

To promote the sustainable growth and development of Victoria and deliver choice and opportunity for all Victorians through a network of settlements.

Limit urban sprawl and direct growth into existing settlements.

Promote and capitalise on opportunities for urban renewal and infill redevelopment.

11.01-1R Settlement – Geelong G21

Support the role of Central Geelong as a major regional city and revitalise and strengthen its role as Victoria’s second city.

Provide for long term growth options that build on existing infrastructure, including two further investigation areas north and west of Geelong.

11.02-1R Supply of Urban Land

To ensure a sufficient supply of land is available for residential, commercial, retail, industrial, recreational, institutional and other community uses.

Ensure the ongoing provision of land and supporting infrastructure to support sustainable urban development.

13.04-1S Contaminated and potentially contaminated land

To ensure that potentially contaminated land is suitable for its intended future use and development, and that contaminated land is used safely.

Require applicants to provide adequate information on the potential for contamination to have adverse effects on future land use if the subject land is known to have been used for industry, mining or the storage of chemicals, gas, wastes or liquid fuel.

Facilitate the remediation of contaminated land, particularly on sites in developed areas with potential for residential development.

15.01-5S Neighbourhood Character

To recognise, support and protect neighbourhood character, cultural identity, and sense of place.

Ensure development responds to cultural identity and contributes to existing or preferred neighbourhood character.

Ensure development responds to its context and reinforces a sense of place and the valued features and


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characteristics of the local environment and place by emphasising the:

Pattern of local urban structure and subdivision.

Underlying natural landscape character and significant vegetation.

Heritage values and built form that reflect community identity.

16.01-1S Integrated housing

To promote a housing market that meets community needs

Increase the supply of housing in existing urban areas by facilitating increased housing yield in appropriate locations, including under-utilised urban land.

Ensure housing developments are integrated with infrastructure and services, whether they are located in existing suburbs, growth areas or regional towns.

16.01-2S Location of residential development

To locate new housing in designated locations that offer good access to jobs, services and transport.

Increase the proportion of new housing in designated locations within established urban areas and reduce the share of new dwellings in greenfield and dispersed development areas.

Ensure an adequate supply of redevelopment opportunities within established urban areas to reduce the pressure for fringe development.

Facilitate residential development that is cost effective in infrastructure provision and use, energy efficient, water efficient and encourages public transport use.

16.01-3S Housing Diversity

To provide for a range of housing types to meet diverse needs.

Ensure housing stock matches changing demand by widening housing choice.

Facilitate diverse housing that offers choice and meets changing household needs through:

A mix of housing types.


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Adaptable internal dwelling design.

Universal design

18.01-2S Transport system

To coordinate development of all transport modes to provide a comprehensive transport system.

Reserve land for strategic transport infrastructure.

19.02-6S Open Space

To establish, manage and improve a diverse and integrated network of public open space that meets the needs of the community.

Ensure that open space networks:

Are linked, including through the provision of walking and cycling trails.

Are integrated with open space from abutting subdivisions.

Incorporate, where possible, links between major parks and activity areas, along waterways and natural drainage corridors, connecting places of natural and cultural interest.

Maintain public accessibility on public land immediately adjoining waterways and coasts.


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3.4. LOCAL PLANNING POLICIES

A summary of relevant local policies is provided in Table 2.

TABLE 2: RELEVANT LOCAL POLICIES


21.06-2

Urban Growth

To limit urban sprawl by directing urban growth to designated urban growth areas.

To improve housing affordability through the maintenance of appropriate urban land supplies, the promotion of competition in the housing market and the development of a diverse range of well located housing stock.

Maintain the Geelong Ring Road as the western boundary of urban Geelong.

Ensure development occurs within designated settlement boundaries.

21.06-3

Urban Consolidation

To provide for the consolidation of existing urban areas in a managed way.

To encourage an appropriate range of development densities.

To improve accessibility to urban services.

Manage urban consolidation and housing change across the municipality, by:

Providing for incremental change in the Neighbourhood Residential Zone (Schedule 8) areas.

Clause 21.06-4

Neighbourhood Character

To manage the impact of urban change on existing neighbourhoods.

To ensure that new development responds to the existing neighbourhood character.

To protect areas with a significant garden character.

To protect areas with views to significant landscape features.

Ensure that development is responsive to the established character of the area.

Retain existing vegetation wherever possible, particularly vegetation that contributes to the municipality’s tree canopy.

Ensure that dwellings and extensions to dwellings over 7.5 metres have regard to the design objectives and decision guidelines of Schedule 14 to the Design and Development Overlay.

3.5. MINISTERIAL GUIDELINES

Section 12(2)(a) of the Planning and Environment Act 1987 requires a Planning Authority to have regard to directions issued by the Minister for Planning. The following ministerial directions are considered relevant to this matter and are expanded upon in Section 5.3 of this report:

Ministerial Direction on the Form and Content of Planning Schemes.


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Ministerial Direction No. 1 - Potentially Contaminated Land.

Ministerial Direction No. 11 – Strategic Assessment of Amendments.

Ministerial Direction No. 15 – The Planning Scheme Amendment Process.

Ministerial Direction No. 19 – The Preparation and Content of Amendments that may have significant impact on the environment, amenity and human health.

3.6. RELEVENT PRACTICE NOTES

PLANNING PRACTICE NOTE 30: POTENTIALLY CONTAMINATED LAND (JUNE 2005)

The purpose of Planning Practice Note 30 (PPN30) is to provide guidance on how to identify potentially contaminated land and to identify an appropriate level of assessment.

PPN30 identifies railway yards as having a high potential for land contamination. It is also noted that the former railway was associated with the Fyansford Cement Works. Cement manufacturing is also identified as having a high potential for land contamination.

PPN30 identifies that, where land has a high potential for contamination and is intended to be rezoned to sensitive uses, an environmental audit overlay should be applied to ensure contamination is suitably addressed.

The purpose of the Environmental Audit Overlay (EAO) is:


To ensure that potentially contaminated land is suitable for a use which could be significantly adversely affected by any contamination.

The EAO will require that, before a sensitive use commences (defined as residential use, child care centre, pre-school centre or primary school) or buildings and works associated with an sensitive use commences:

A certificate of environmental audit must be issued for the land in accordance with Part IXD of the Environment Protection Act 1970, or

An environmental auditor appointed under the Environment Protection Act 1970 must make a statement in accordance with Part IXD of that Act that the environmental conditions of the land are suitable for the sensitive use.

3.7. CULTURAL HERITAGE

The Aboriginal Heritage Act 2006 (the AH Act) seeks to provide protection for Aboriginal cultural heritage in Victoria. The AH Act requires a mandatory cultural heritage management plan (CHMP) be prepared to undertake ‘high impact’ activities in areas of cultural heritage sensitivity. Where a mandatory CHMP is required, it must be prepared and approved by the relevant Registered Aboriginal Party before any statutory authorisations, including a planning permit, can be granted.


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A Planning Scheme Amendment is not a statutory authorisation.

The subject site is not within an area of cultural heritage sensitivity and therefore there is no requirement for a mandatory Cultural Heritage Management Plan to be prepared under the AH Act.


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4. PROPOSED AMENDMENT

The majority of the subject site is currently zoned PUZ4 and has been deemed surplus to Victorian Government requirements by VicTrack. The Victorian Government Land Transaction Policy and Guidelines (DELWP, 2016) requires land to be rezoned to the most appropriate underlying zone prior to offering land for sale. The guidelines specifically restrict land from being sold while it is zoned for a public purpose.

As discussed in Section 3.6, the EAO is proposed to be applied to the land given the historical use associated with railway and cement manufacturing.

It is proposed to amend the Greater Geelong Planning Scheme as follows:

Rezone the land from PUZ4 to NRZ8.

Apply the DDO14 to the rezoned area.

Apply the EAO to the rezoned area


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FIGURE 5: PROPOSED ZONING


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FIGURE 6: PROPOSED OVERLAYS


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5. ASSESSMENT

This assessment considers the following matters:

Is an appropriate zone proposed?

Should any controls be applied to the land to govern future development?

Does the proposal respond to the Strategic Assessment Guidelines?

These matters are considered within this section.

5.1. IS AN APPROPRIATE ZONE PROPOSED?

Victorian Government Land Transaction Policy and Guidelines (DELWP, 2016) requires that, before land can be sold via a public process, that land is zoned such that it can be sold on the basis of its highest and best use.

Part of the subject site, as well as surrounding land, is within the NRZ8. As the land has been deemed surplus to Victorian Government requirements, the current zoning of the land as PUZ is inappropriate.

The application of the NRZ8 is considered to be the most appropriate zone to be applied to the subject site parcels and would facilitate the highest and best use of the land. The proposal to rezone the land to NRZ8 is supported by:

The pattern of the surrounding land use zoning.

The inclusion of the land as within an “existing urban area” within the Municipal Framework Plan in Clause 21.04.

The existing zoning of the south-eastern portion of the land.

The proposed rezoning includes the existing telecommunications tower. It is considered appropriate to include the telecommunications tower within the Neighbourhood Residential Zone as:

The use of land for telecommunications facilities is not prohibited in any zone and does not require a Planning Permit in the Neighbourhood Residential Zone (subject to any buildings and works meeting the requirements of Clause 52.19).

Telecommunications facilities are common within residential areas.

Although the telecommunications tower is used by VicTrack to service the transport network, it is not necessary for the telecommunications tower to be within a Public Use Zone. The telecommunications tower is also used by a number of other telecommunications providers.


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5.2. SHOULD ANY CONTROLS BE APPLIED TO GOVERN FUTURE DEVELOPMENT?

It is not considered that there is any need to implement a Development Plan Overlay, or similar type control over the land to address its future land use and development. The residential redevelopment of the land can be effectively managed through the residential development provisions of the Planning Scheme (i.e. Clauses 55 and 56), including:

The retention of the existing bike path. It is noted that the majority of the bike path is either within the land already zoned Neighbourhood Residential Zone or within Derby Road. Only two small sections of the path are proposed to be rezoned at the northern and southern ends of the site.

The retention of moderate or high arboricultural value trees where appropriate. It is noted that both ‘high’ value trees are located close to the border of the site with Derby Road and therefore the retention of these trees should be able to be accommodated within a future development.

Vehicular access and infrastructure connections to the subject site.

All residential land to the north, east and west of the subject site is affected by the Design and Development Overlay (Schedule 14) (DDO14). The DDO14 seeks to protect views to important landscape features and applies to dwellings above 7.5m in height. The DDO14 will be applied as part of the amendment to ensure the same built form considerations that apply to surrounding land will also apply to the subject site.

The land has previously been used for railway purposes and was associated with the former cement works. As such, Practice Note 30: Potentially Contaminated Land (June, 2005) identifies that an EAO should be applied where land is rezoned to a zone that allows for sensitive uses to be established. The EAO will ensure appropriate remediation, as necessary, will be undertaken prior the development of the land.

5.3. DOES THE PROPOSAL RESPOND TO THE STRATEGIC ASSESSMENT GUIDELINES?

WHY IS AN AMENDMENT REQUIRED?

The Victorian Government Landholding Policy and Guidelines (LHPG) requires Victoria Government departments and agencies to review and manage their land assets on an ongoing basis. Land no longer needed for a public purpose must be declared surplus to requirements and disposed of by sale.

The subject site has been deemed surplus to Victorian Government requirements.

The amendment is required to facilitate the sale of public land in accordance with the Victorian Government Land Transaction Policy and Guidelines (DELWP, 2016). The amendment will rezone the land to the most appropriate non-public zone, being the Neighbourhood Residential Zone – Schedule 8 (NRZ8), which is consistent with the zoning of surrounding residential land.


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HOW DOES THE AMENDMENT IMPLEMENT THE OBJECTIVES OF PLANNING IN VICTORIA?

The objectives of planning in Victoria are set out in Section 4 of the Planning and Environment Act 1987. The following objectives are furthered through the proposed amendment:

(a) to provide for the fair, orderly, economic and sustainable use, and development of land. (b) to secure a pleasant, efficient and safe working, living and recreational environment for all

Victorians and visitors to Victoria. (f) to facilitate development in accordance with the objectives set out in paragraphs (a), (b), (c),

(d) and (e). (g) to balance the present and future interests of all Victorians.

The amendment will achieve these objectives by:

Rezoning surplus Government land to a zone that enables it to be sold on the basis of its highest and best use in accordance with Victorian government policy.

Providing additional land for residential development within an existing urban area with access to infrastructure and services.

Ensuring appropriate built form and environmental planning controls are in place to guide the development of the site.

HOW DOES THE AMENDMENT ADDRESS ANY ENVIRONMENTAL, SOCIAL AND ECONOMIC EFFECTS?

Environmental Effects

The amendment is unlikely to have any notable environmental effects.

The land is considered to be of potential contamination risk and therefore the application of EAO will ensure land contamination issues are satisfactorily addressed prior to the use of the land for a sensitive purpose.

Social Effects

The amendment supports the provision of housing growth and offers an opportunity for housing diversity within an existing urban area.

The application of the DDO14 will ensure that the future development of the land will satisfactorily considers the sharing of views to regional landscape features.

The amendment provides greater certainty regarding the future use and development of the land.

The existing bicycle path will be retained. Where the bicycle path is located on land rezoned to NRZ8, this will be resolved through the subdivision process.

Economic Effects

The proposed rezoning will enable the land to be sold and redeveloped for residential purposes.

Funds realised through the sale of government land will be reinvested in new infrastructure and services across Victoria.


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HOW DOES THE AMENDMENT ADDRESS ANY RELEVANT BUSHFIRE RISK?

The subject site is not affected by the Bushfire Management Overlay and is not within a bushfire prone area.

The amendment will not result in any significant change to the pattern of land use and development in that in the surrounding area. The amendment supports the policy of Clause 13.02 (Bushfire Risk) by encouraging development to low risk locations, which have convenient and safe access.

DOES THE AMENDMENT COMPLY WITH THE REQUIREMENTS OF ANY OTHER MINISTER’S DIRECTION APPLICABLE TO THE AMENDMENT?

The following ministerial directions are relevant to the amendment:

Ministerial Direction on the Form and Content of Planning Schemes

The amendment has been prepared in accordance with the Ministerial Direction on the Form and Content of Planning Schemes and Section 7(5) of the Planning and Environment Act 1987.

Ministerial Direction No. 1 – Potentially Contaminated Land

The subject site has been previously used for rail purposes and was associated with the former Fyansford Cement Works. The land is therefore considered to be potentially contaminated under Practice Note 30: Potentially Contaminated Land (June, 2005) (PPN30). The application of the Environmental Audit Overlay to the land is consistent with the requirements of Ministerial Direct No. 1 and PPN30.

Ministerial Direction 11 – Strategic Assessment of Amendments

The amendment provides an evaluation and discussion as to how the amendment responds to the matters outlined in Ministerial Direction 11.

Ministerial Direction 15 – The Planning Scheme Amendment Process

The amendment will follow the process described in Ministerial Direction 15.

Ministerial Direction 19 – The Preparation and Content of Amendments that may have significant impact on the environment, amenity and human health

The views of the Environment Protection Authority (EPA) have been sought in relation to this amendment. The amendment has addressed the views of the EPA through the application of an Environmental Audit Overlay to the site.

HOW DOES THE AMENDMENT SUPPORT OR IMPLEMENT THE STATE PLANNING POLICY FRAMEWORK AND ANY ADOPTED STATE POLICY?

The amendment supports State Planning Policy in the following ways:


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Clause 11 (Settlement)

The amendment will promote and capitalise on an opportunity for infill development within an established area. Through providing additional infill development opportunities, the amendment will contribute to reducing the demand for urban sprawl.

Clause 15 (Built Environment and Housing)

The application of the NRZ will ensure any future redevelopment of the land will need to recognise, support and protect the neighbourhood character of the surrounding area.

Clause 16 (Housing)

The amendment will encourage new housing to be established within an established existing urban area and contribute to a reduction of pressure for fringe development. The provision of new housing will contribute to a diverse housing market that meets the needs of the community.

HOW DOES THE AMENDMENT SUPPORT OR IMPLEMENT THE LOCAL PLANNING POLICY FRAMEWORK, AND SPECIFICALLY THE MUNICIPAL STRATEGIC STATEMENT?

The Municipal Strategic Statement (MSS) seeks to limit urban sprawl through maintaining the Geelong Ring Road as the western boundary of urban Geelong (Clause 21.06-2). Further, the MSS encourages providing a range of development densities and encourages incremental change to occur in areas zoned NRZ8 (Clause 21.06-3).

The amendment supports these objectives by providing for additional residential land within the existing urban extent of Geelong. The surplus land is sufficient in area to enable a range of development typologies that can respond to the character of surrounding area.

DOES THE AMENDMENT MAKE PROPER USE OF THE VICTORIA PLANNING PROVISIONS?

The amendment recognises that the existing land use provisions over the land do not reflect the future ownership and use of the land. The amendment applies the most appropriate planning provisions that best reflect the potential future land use.

HOW DOES THE AMENDMENT ADDRESS THE VIEWS OF ANY RELEVANT AGENCY?

The Environment Protection Authority and City of Greater Geelong have been consulted during the preparation of this amendment.

DOES THE AMENDMENT ADDRESS THE REQUIREMENTS OF THE TRANSPORT INTEGRATION ACT 2010?

The amendment is not envisaged to have a significant impact on the transport system. VicTrack has been authorised to sell the land by the Department of Transport in accordance with Section 125(1)(b) of the Transport Integration Act 2010.


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IMPACT ON THE RESOURCES AND ADMINISTRATION OF THE RESPONSIBLE AUTHORITY

The amendment is not expected to have any significant impact on the resources or administrative costs of the City of Greater Geelong.


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6. CONCLUSION

The proposed amended is reflective of the land being declared to be surplus to Victorian Government requirements, consistent with the Victorian Government Land Transaction Policy and Guidelines(DELWP, 2016).

The key conclusions of this assessment are as follows:

The application of the NRZ8 is appropriate given the zoning of surrounding land and strategic policy encouraging infill residential development.

The application of the DDO14 will ensure sharing of views is considered when the land is ultimately redeveloped.

The application of the EAO is consistent with Planning Practice Note 30: Potentially contaminated land and the requirements of Ministerial Direction 1.

The future redevelopment of the site can be satisfactorily addressed by the residential development provisions (i.e. Clause 55 and Clause 56) of the Planning Scheme.

The proposed amendment supports the implementation of the Planning Policy Framework.

Documents

This report has been prepared by Auld Planning & Projects