REFORMED RESIDENTIAL ZONES IMPLEMENTATION REPORT. October 2013

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1 REFORMED RESIDENTIAL ZONES IMPLEMENTATION REPORT October 2013

2 Reformed Residential Zones Implementation Report October 2013 TABLE OF CONTENTS 1. INTRODUCTION EXISTING STRATEGIES AND POLICIES Greater Geelong Housing Strategy Background and Issues Report, Housing Diversity Strategy, Residential Character Study, Geelong Retail Strategy, G21 Regional Growth Plan, Greater Geelong Planning Scheme REFORMED RESIDENTIAL ZONES TRANSLATION DTPLI Practice Note Applying the new residential zones July Residential Growth Zone General Residential Zone Neighbourhood Residential Zone CURRENT POLICY ALIGNMENT WITH THE NEW RESIDENTIAL ZONES INCREASED HOUSING DIVERSITY AREA STUDY Methodology Study Findings Planning Recommendations AREA SPECIFIC RECOMMENDATIONS Geelong West, Newtown & Manifold Heights Further Work Area Ocean Grove Increased Housing Diversity Area & Significant Landscape Overlay Hamlyn Heights Vines Road Increased Housing Diversity Area Drumcondra North Shore Existing Residential 2 Zoned Areas Urban Growth Zoned areas Fyans/West Fyans Structure Plan Area REVIEW OF RESIDENTIAL CHARACTER STUDY BROCHURES (2001) SUMMARY OF RECOMMENDATIONS IMPLEMENTATION APPENDICES Appendix 1: DTPLI Practice Note: Applying new residential zones Appendix 2: CoGG Implementation Summary & Maps - Bellarine Peninsula & Urban Areas Appendix 3: New zones and proposed schedules Appendix 4: Increased Housing Diversity Areas Study Appendix 5: Proposed local planning policy Clause Increased Housing Diversity Areas Appendix 6: Geelong West/Newtown/Manifold Heights Opportunities & Constraints Map Appendix 7: Summary of LPPF changes

3 Reformed Residential Zones Implementation Report October INTRODUCTION The State Government has introduced reformed residential zones for Victoria. The reformed residential zones for Victoria are intended to better respond to present-day requirements and give greater clarity about the type of development that can be expected in any residential area. Three new residential zones have been created, each with specific roles: Residential Growth Zone (RGZ) Enables new housing growth and diversity; General Residential Zone (GRZ) Respect and preserve urban character while enabling modest housing growth and housing diversity; and Neighbourhood Residential Zone (NRZ) Restricts housing growth in areas identified for urban preservation. The zones were introduced into the Victorian Planning Provisions in July this year. Councils have been given until July of 2014 to implement the new zones, at which time the current zones, Residential 1, Residential 2 and Residential 3 Zones will no longer be available. 2. EXISTING STRATEGIES AND POLICIES 2.1 Greater Geelong Housing Strategy Background and Issues Report, 2005 The City of Greater Geelong Housing Strategy Background and Issues Report (2005) includes recommendations aimed at encouraging more diverse housing stock, noting that the City s existing housing stock is dominated by detached housing, with relatively few higher density living options. The strategy recognises that changing demographic demand will see a need to provide an increasing variety of housing to accommodate the increasing number of smaller household types that have established over the past 10 years and are predicted to grow in number over the coming 10 years. 2.2 Housing Diversity Strategy, 2007 The City of Greater Geelong Housing Diversity Strategy, 2007 (HDS) is a reference document in the Greater Geelong Planning Scheme (GGPS). The findings of the Strategy were implemented into the GGPS in January 2010 as part of Amendment C129. The purpose of the Housing Diversity Strategy is to; Provide for the development of a range of housing types and densities in the City of Greater Geelong, to meet the City s existing and future housing needs; Provide certainty to the existing and future community with regards to where different housing types and densities will be generally supported or discouraged by Council; and Provide for the development of a sustainable overall urban structure in the City of Greater Geelong. The key findings that informed the recommendations of the Strategy include: Between 2006 and 2031 it is anticipated that the City of Geelong will grow to accommodate approximately 63,000 additional people and around 41,000 additional dwellings. Much of this population growth will come from people over the age of 50. Page 1

4 Reformed Residential Zones Implementation Report October 2013 The City s population is aging rapidly, both through the in-migration of elderly persons and the aging-in-place of existing residents. Coastal areas are popular retirement destinations, particularly townships on the Bellarine Peninsula. The rate of growth in smaller household types, such as singles, childless couples and sole parents, outstrips the rate of growth for larger household types in the municipality. The majority of new housing development in the municipality will continue to be in the form of separate houses on conventionally sized blocks. However, because of the significant growth in smaller and more diverse household types, the demand for smaller and less conventional housing types is expected to increase. It is anticipated that the City will need to accommodate between 6300 and 9500 medium or higher density dwellings to 2031, and around 29,000 conventional detached dwellings. The aging of the population in particular will contribute substantially to an increase in demand for low maintenance housing and retirement accommodation that is close to a range of urban services, particularly on the Bellarine Peninsula. The Housing Diversity Strategy manages the density of housing change that can be expected in different parts of the municipality by defining a hierarchical approach with reference to the general density and type of development that can be expected in different areas. The Strategy identifies the following areas: Key Development Areas these are large existing and future development areas that have the potential to accommodate significant amounts of new medium and higher housing, including mixed use development; Increased Housing Diversity Areas these areas have been identified due to their proximity to activity centres. The strategy aims to provide for a mix of high, medium and conventional density housing in these areas, with the density of development being highest within the commercial core of the area and lower at the edge of the area; and Incremental Change Areas these are residential areas in which new development is in keeping with the municipality s traditional suburban character and are zoned Residential 3 under the planning scheme. There is also a range of residential areas across the municipality that are not categorised under this hierarchy. These include areas that are not within close proximity to activity centres that do not have the Residential 3 zone applied and new growth areas. 2.3 Residential Character Study, 2001 The Residential Character Study (RCS) (2001) identifies a set of design guidelines for assessing medium density housing development, based on the identification of precincts of similar urban character in the City. The study also highlights the particular environmental and physical attributes that contribute to the character of each defined precinct. The study resulted in the production of Neighbourhood Character Brochures for each precinct, which are currently incorporated into the Greater Geelong Planning Scheme. The Brochures establish the elements of neighbourhood character which are to be preserved and enhanced by future development. 2.4 Geelong Retail Strategy, 2006 Page 2

5 Reformed Residential Zones Implementation Report October 2013 The Geelong Retail strategy establishes a number of objectives for the future development of Geelong s retail network, including: To encourage the development of interesting, viable and vibrant retail activity centres; To improve the range and quality of shopping and business services provided at activity centres and at other locations; To improve the amenity of the built environment in activity centres; To create safe and liveable activity centres; To encourage accessibility and sustainability as key features of activity centre policy; and To introduce activities such as housing and mixed use development at appropriate locations which support the role of activity centres. The strategy encourages a variety of uses to establish at identified activity centres, including higher density residential development, where this is supported by other Council policies and by other recommendations presented in the strategy. The level and type of retail development anticipated for each activity centre is guided by it s position in the Greater Geelong Retail Hierarchy. 2.5 G21 Regional Growth Plan, 2012 The G21 Regional Growth Plan manages growth and land use pressures to It pulls together the strategic land use and growth planning already done across the region and builds on this to identify where future residential and employment growth will occur and the critical infrastructure required to support it. The Plan identifies residential land supply for the next years to accommodate a projected population of 500,000. In providing the context for growth (page 7) the Plan provides the following discussion: The population is expected to age significantly with the baby boomer generation reaching retirement age. The combined effects of youth leaving the region and a rapidly ageing population will result in a high dependency ratio, with proportionally more children and retirement age residents relative to working age residents. For the G21 community, this means developing the cultural, career and lifestyle amenity of the region to retain young adults and attract new workers to the region. The types of households we live in have changed significantly in recent decades, both in size and composition. There are more people living alone or as a couple without children, resulting in smaller households. The region s predominant housing type, however, remains single detached dwellings. These trends, together with population growth, will drive demand for more diverse housing choices that reflect our changing household compositions and sizes. In discussion identified planned growth the Plan (page 24) provides the following discussion: The current identified growth areas have been selected through local planning processes that involved extensive community engagement. Central Geelong, Armstrong Creek, Ocean Grove, Drysdale/ Clifton Springs, Leopold, Lara, Torquay/Jan Juc, Bannockburn and Colac are identified for significant growth. These settlements will contain the majority of new residents and jobs. They play an important role in supporting surrounding communities and our productive farming activity. Page 3

6 Reformed Residential Zones Implementation Report October 2013 In addition to the planned growth, data suggests that about 40% of our housing activity is within established urban areas, known as infill development. It is anticipated that this trend will continue and that infill activity could accommodate an additional population of 40-80,000 people. This figure depends on the take-up of dwellings, supply of greenfield alternatives and the maturity of the market for townhouses and apartments. While the majority of growth in the region will be in the form of single detached greenfield urban expansion, the Plan highlights the need for existing settlements to provide for infill development. The Plan goes on to discuss Settlement growth (page 24): Within the Growth Plan, urban Geelong plays a central role in the region, built around a strong city core with strong nodes to the north and south located on key transport corridors. Central Geelong is, and will continue to be, the commercial, entertainment and cultural hub of the region and is targeted to support significant high density urban infill development. Potential exists to contain a significant proportion of Geelong s population within existing settlement boundaries and to encourage infill opportunities in key development areas, including West Fyans Structure Plan precinct, and around activity centres. Incremental infill across urban Geelong will generate further significant housing opportunities, as will higher densities around district town activity centres. Compared to traditional housing options, infill and innovative higher density housing options require more active encouragement. The development industry is currently not active in higher density developments within Geelong. As the region grows, the economics of infill development are likely to improve and become more attractive and cost effective. 2.6 Greater Geelong Planning Scheme The following State policies are relevant to this Review: Activity Centres Urban Growth Regional Development Urban Environment Residential Development These polices relate to the provision of housing to meet a variety of needs, provision of infrastructure, services and facilities to meet community needs and providing high quality development that responds to existing neighbourhoods. The key issues and influences facing the municipality in relation to housing are well articulated in the Municipal Strategic Statement at Clause Demographics Between 2006 and 2031, it is estimated that the municipality will need to accommodate an additional 63,000 persons. This level of population growth will generate demand for approximately 41,000 new dwellings. The region s population is ageing rapidly through the in-migration of retiring persons and the ageing-in-place of existing residents. The municipality is a popular retirement destination, particularly the coastal towns on the Bellarine Peninsula. Although the population is ageing, it is vitally important that the City continues to provide an environment that attracts and supports children, young people and families. Page 4

7 Reformed Residential Zones Implementation Report October 2013 Housing The majority of new housing development in the municipality will continue to be in the form of detached dwellings on conventionally sized blocks; however the demand for smaller dwelling types is expected to escalate. This trend will be driven by significant growth in smaller households (primarily singles, childless couples and sole parents), as well as emerging preferences for lower maintenance dwellings that are close to urban services. The ageing of the population will contribute substantially to the increase in demand for low maintenance dwellings and retirement accommodation. This accommodation will need to be close to urban services. There is a need to maintain competition and diversity in the housing market. Settlement There is an environmental, economic and social imperative to reduce urban sprawl and improve accessibility to urban services, principally by consolidating urban development around places of activity and public transport infrastructure. Urban consolidation and changing housing needs are having a significant impact on the character of the City s existing urban areas, particularly those established suburban areas which are characterised by detached housing in a garden setting. Outward urban growth needs to be carefully managed and directed to designated locations that offer the greatest net benefit to the Geelong community, can be appropriately serviced and which have the capacity to accommodate sustainable development. All development should contribute positively to the quality of the urban environment so that it may be enjoyed and respected by the existing and future community. Whilst rural living areas provide for greater consumer choice in the housing Clause in relation to urban consolidation includes the following objectives and strategies: Objectives 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. Strategies Manage urban consolidation and housing change across the municipality, by: Accommodating medium and high density housing in Key Development Areas (as designated in the Incorporated Document Key Development and Increased Housing Diversity Areas July 2009 ). Maximising opportunities for housing within Increased Housing Diversity Areas (as designated in the Incorporated Document Key Development and Increased Housing Diversity Areas July 2009 ) by accommodating; o high density housing in the activity centres consistent with their primary commercial and retail role; and Page 5

8 Reformed Residential Zones Implementation Report October 2013 o medium density housing in residential areas with more intensive development being located closest to the core of activity centres. o appropriate medium density housing in Residential 1 zoned areas. o incremental change in Residential 3 zoned areas. 3. REFORMED RESIDENTIAL ZONES TRANSLATION 3.1 DTPLI Practice Note Applying the new residential zones July 2013 The practice note provided by the Department of Transport, Planning and Local Infrastructure to assist Councils with the application of the new zones provides the following information: The residential zones are a suite of statutory tools for a planning authority to implement state and local policies and strategies for housing and residential growth in their planning scheme to better plan for residential development. An outline of the new residential zones is provided in the sections below. Strategic use of the residential zones can give greater clarity about the type of development that can be expected in a residential area, allow a broader range of activities to be considered and better manage growth. Applying the residential zones Applying the residential zones should be underpinned by clearly expressed planning policies in the planning scheme. The State Planning Policy Framework (SPPF) and Local Planning Policy Framework (LPPF) in the planning scheme should be the starting point for deciding whether the council s strategic objectives are still valid and sound, or whether new strategic work is required. Alternatively, a council may have undertaken relevant strategic planning for their residential areas. Local Planning Policy Framework The reforms made to the residential zones in July 2013 provide more flexibility and discretion allowing permit applications for a broad range of uses. Councils may wish to create or amend existing local policies to assist in the exercise of this discretion and fully implement their strategic objectives. A council should consider whether a local policy is necessary to help establish realistic expectations about how land in an area may be used and developed, and provide a sound basis for making consistent, strategic decisions. Appendix 1 includes a copy of the practice note and zone summary table. 3.2 Residential Growth Zone The Residential Growth Zone enables new housing growth and allows greater diversity in appropriate locations while providing certainty about the expected built form outcomes. The zone sits within the suite of residential zones as the zone which encourages the greatest residential density and scale of development amongst the three new residential zones. The Residential Growth Zone may be appropriate for: areas planned for increased housing growth and density the provision of increased or predominate medium density housing Page 6

9 Reformed Residential Zones Implementation Report October 2013 land near activities areas, train stations and town centres redevelopment sites, brownfield or urban renewal sites. The Residential Growth Zone includes: allowing local application requirements and decision guidelines to be specified third party notice, objection and review rights for section 2 use and buildings and works applications a planning permit threshold to construct or extend one dwelling on a lot of 300 square metres encouraging up to four storey residential development (and complementary nonresidential uses) by setting a discretionary height limit of 13.5 metres allowing a local maximum building height that can be specified in a schedule to the zone that cannot be exceeded allowing key residential siting and amenity requirements to be varied for different neighbourhoods limiting restrictions on non residential land uses such as place of worship, medical centre, food and drink premises and shop allowing small scale commercial uses such as food and drink premises, office and shop within 100 metres of a commercial area or a Mixed Use Zone. 3.3 General Residential Zone The General Residential Zone respects and preserves neighbourhood character while allowing modest housing growth and diversity. In the suite of residential zones, the role of the General Residential Zone sits between the Residential Growth Zone, which enables housing growth and diversity, and the Neighbourhood Residential Zone which favours existing neighbourhood character and restricts housing growth. The likely application of the zone is in most residential areas where moderate growth and diversity of housing will occur consistent with existing neighbourhood character. The General Residential Zone includes: allowing local application requirements and decision guidelines to be specified third party notice, objection and review rights for section 2 use and buildings and works applications encouraging a range of building scales through a discretionary height limit of nine metres for residential development (except where specified differently in a schedule to the zone) a local maximum building height that can be specified in a schedule to the zone that cannot be exceeded allowing key residential siting and design requirements to be varied for different neighbourhoods a planning permit threshold to construct one dwelling on a lot of 300 square metres but allowing a council to specify a different threshold of 500 square metres restrictions on non residential land uses such as place of worship and medical centre Page 7

10 Reformed Residential Zones Implementation Report October 2013 allowing small scale commercial uses such as a shop and food and drink premises subject to a permit. 3.4 Neighbourhood Residential Zone The Neighbourhood Residential Zone restricts housing growth and protects an identified neighbourhood character. The likely application of the Neighbourhood Residential Zone is in areas where single dwellings prevail and change is not identified. The Neighbourhood Residential Zone may be appropriate for: areas where single dwellings prevail and change is not identified, such as areas of recognised neighbourhood character, heritage, environmental or landscape significance areas which may not have good supporting transport infrastructure or other infrastructure, facilities and services and are not likely to be improved in the medium to longer term areas where constraints and natural or other hazards should limit housing growth and diversity. The Neighbourhood Residential Zone includes: allowing local application requirements and decision guidelines to be specified third party notice, objection and review rights for section 2 use and buildings and works applications allowing a minimum lot size for subdivision to be specified allowing a maximum of two dwellings on a lot, with the ability for councils to vary this limit through a schedule to the zone (the minimum can be less or more than two dwellings) a planning permit threshold to construct or extend one dwelling on a lot of 300 square metres but allowing a council to specify a different threshold encouraging single and two storey residential development with a maximum building height limit of eight metres that cannot be exceeded by a permit (except where specified differently in a schedule to the zone) a local maximum building height that can be specified in a schedule to the zone that cannot be exceeded allowing key residential siting and design requirements to be varied for different neighbourhoods. restrictions on non residential land uses such as a place of worship, medical centre and convenience shop. Page 8

11 Reformed Residential Zones Implementation Report October CURRENT POLICY ALIGNMENT WITH THE NEW RESIDENTIAL ZONES To implement the new zones a review of the existing policy framework and assessment as to how this aligns with the new residential zones has been undertaken. Council adopted a Housing Diversity Strategy in 2007 and its recommendations were implemented into the Greater Geelong Planning Scheme in Council s Housing Diversity Strategy and the G21 Regional Growth Plan (adopted by Council in August 2012) both outline issues facing the municipality in relation to housing diversity and providing for population growth. An aging population and a growing demand for more diversity in housing with a greater demand for smaller households, means that the City needs to ensure it provides for appropriately located infill opportunities. Infill development also makes more efficient use of existing infrastructure including community services. The Housing Diversity Strategy (HDS) directs the density of housing change that can be expected in different parts of the municipality by defining a hierarchical approach with reference to the general density and type of development that can be expected in different areas. The Strategy identifies: Key Development Areas; Increased Housing Diversity Areas; and Incremental Change Areas. An assessment has been undertaken of how the principles outlined for each of the new zones align with the policy direction for the areas defined in the Housing Diversity Strategy. Key Development Areas (KDA) are for the most part defined as large existing and future development areas that have the potential to accommodate significant amounts of new medium and higher density housing, including mixed use development. A zoning regime to realise these policy objectives is established for the majority of these areas with the application of the Activity Centre Zone for Central Geelong, Mixed Use Zone with some pockets of Residential 1 Zone for Fyans/West Fyans Structure Plan Areas and Urban Growth Zone for Armstrong Creek. The Residential Growth Zone will be applied to existing residential zoned land in these KDAs. The majority of residential areas in the Central Geelong KDA are zoned Residential 2. It is recommended that these be translated to the Residential Growth Zone. The Central Geelong Urban Design Guidelines provide recommendations in relation to development in these residential areas. These recommendations need to be reviewed to consider an appropriate translation into the planning scheme. It is recommended that this further work be included in the Municipal Strategic Statement, A large vacant site located adjacent to the Waurn Ponds Shopping Complex is a nominated KDA and is currently zoned Residential 1, the most appropriate zone to apply is the Residential Growth Zone given the clear alignment of purpose between KDAs and the RGZ. Increased Housing Diversity Areas are areas that have been identified due to their proximity to activity centres, train stations and town centres. The HDS aims to provide for a mix of high, medium and conventional density housing in these areas, with the density of development being highest within the commercial core of the area and lower at the edge of the area. These areas are planned for increased housing growth and density and are located within walking distance of activity centres, train stations and town centres. Page 9

12 Reformed Residential Zones Implementation Report October 2013 The existing planning policy acknowledges that neighbourhood character in the Increased Housing Diversity Areas will adapt and evolve over time, particularly within and on the edges of activity centres, where land use and development will intensify. There is a clear alignment between the Residential Growth Zone and the policy direction for Increased Housing Diversity Areas. Council s Municipal Strategic Statement recommends as further work the need to undertake more detailed planning to identify planning controls which will deliver increased housing density. This further work has been undertaken in order to inform implementation of the reformed residential zones, a detailed discussion on this further work is provided later in this report. Areas currently zoned Residential 1 that are not included in an IHDA are recommended to translate to the General Residential Zone. These areas currently allow for moderate medium density housing that respects the existing neighbourhood character. This is consistent with the GRZ. Areas currently zoned Residential 3 are Incremental Change Areas. These are residential areas in which new development should respect the municipality s traditional suburban character and where only incremental change is expected. These areas currently require the provision of a larger private open space area than the minimum required under ResCode. This additional requirement ensures that the change experienced in these areas is in keeping with the existing suburban garden character. It is recommended that all Residential 3 zoned areas have the General Residential Zone applied. A schedule to the zone will maintain the requirement for larger areas of open space consistent with the current zone. The Neighbourhood Residential Zone should be applied to areas where limited change is expected. This zone is not considered to meet the objectives of Council s Housing Diversity Strategy and current Residential 3 zoning which encourages incremental change in these areas. This zone is not recommended for these areas. Notwithstanding this there are three unique areas where the Neighbourhood Residential Zone is recommended and these areas are discussed in detail in this report. The application of the new zones across the municipality is shown on the maps in Appendix 2a (Urban Areas) and 2b (Bellarine Peninsula). The proposed zones and schedules can be found in Appendix 3. Page 10

13 5. INCREASED HOUSING DIVERSITY AREA STUDY 2013 Reformed Residential Zones Implementation Report October 2013 The implementation of the new zones needs to build on the existing strategic planning work that has been undertaken. Council s Housing Diversity Strategy provides the strategic framework to inform the implementation of the reformed residential zones into the Greater Geelong Planning Scheme. The Municipal Strategic Statement includes as further work the need to undertake more detailed planning for Increased Housing Diversity Areas to inform preparation of a more comprehensive set of provisions to realise the policy objectives for these areas. A study has now been undertaken which has informed the implementation of the reformed residential zones. 5.1 Methodology The Housing Diversity Strategy recognised that Increased Housing Diversity Areas are going to change over time in order to accommodate greater housing diversity. In order to inform what this change might look like The IHDA Study, 2013 was undertaken for each of the IHDAs. This involved: A desktop review of the existing policy framework, including Residential Character Study (RCS) precinct character brochures, relevant urban design frameworks and structure plans, as well as other relevant local policies/strategies. A review of statistical data for each IHDA including household size and type of housing stock. A detailed assessment of existing lot sizes and density, building heights, street setbacks, site coverage, public realm quality, constraints and opportunities. A street-by-street survey of IHDAs to assess the existing conditions for each IHDA. A visual and compliance assessment of developments approved between 2005 and 2012, to establish current trends and changes that these areas are experiencing. 5.2 Study Findings In summary the Study found that there is opportunity for increased housing diversity within all of the IHDAs. Opportunities and constraints were identified within each IHDA and some areas had less capacity than others due to factors such as heritage overlays, steep topography, vegetation, small lot sizes etc. Housing diversity can be achieved in all of the IHDAs by encouraging a mix of residential building typologies including infill detached, semi-detached, attached, terraced housing and low-rise apartments. A copy of the IHDAs Study can be found at Appendix 4. A summary of the findings are provided below. Built Form Building typologies were typically detached dwellings across all of the IHDA, and each IHDA had its own character(s). Where special character elements have been identified controls such as heritage, design and development and landscape overlays had been applied. A Page 11

14 Reformed Residential Zones Implementation Report October 2013 number of recommendations regarding materials, finishes, building elements have been identified. Lot size and density IHDA Average Lot Size Dwellings per hectare Barwon Heads Bell Park Bell Post Bellarine Village/Newcomb Belmont Corio Drysdale East Geelong Hamlyn Heights Highton Lara Leopold Marshall North Geelong Ocean Grove Ocean Grove Market Pl Portarlington South Geelong St Leonards Waurn Ponds With the exception of North Geelong, dwelling densities in most areas are low when compared to best practice standards for urban development. There is considerable scope to increase urban densities within the existing established urban areas. Building Heights Built form in the urban IHDAs was predominantly single and two storey. Some IHDAs including Bellarine Village & Newcomb Central, Bell Post Shopping Centre, Bell Park - Separation Street, Corio Village Shopping Centre, Drysdale, Lara & Lara Station and Marshall Station had very few dwellings over 5 metres. Typically, these were typologically flatter IHDAs with limited or no views. Inner urban IHDAs including Belmont - High Street, East Geelong - Ormond Road, North Geelong Station and South Geelong Station were typologically hillier and had significant first and second storeys to capture city, coast, bay or river views. In other hilly IHDA such as Hamlyn Heights - Vines Road, Highton Shopping Centre, Leopold and Waurn Ponds Shopping Centre second storey elements were particularly evident on the slopes. In coastal IHDA second storey elements were common, and more so in hilly coastal IHDA such as Barwon Heads, Portarlington, Ocean Grove and Ocean Grove Market Place than on the reasonably flat St Leonards IHDA. These second storey elements were well integrated into the landscape particularly in Barwon Heads IHDA and Ocean Grove IHDA through a balance of landscape and built form (i.e. canopy trees and roofs). Page 12

15 Reformed Residential Zones Implementation Report October 2013 Unique built form in the Ocean Grove IHDA ranged from single storey dwellings to three storeys dwellings. These building heights were dispersed throughout the IHDA, with most two and three storeys built south of The Avenue. Roof forms were predominantly low pitched. Street Setback Street setback ranged from 4.7 metres average in South Geelong Station IHDA to 8.7 metres average in Lara & Lara Station IHDA. Larger average front setbacks in Drysdale IHDA (8.5 metres) and Lara & Lara Station IHDA (8.7 metres) were contributory to their township character, and smaller average front setbacks in South Geelong Station IHDA (4.7 metres), East Geelong - Ormond Road IHDA (4.9 metres), Geelong West IHDA (5 metres) and North Geelong Station (5.1 metres) were contributory to the inner urban character. In coastal areas street setback ranged from 5.8 metres average in Ocean Grove Market Place IHDA to 7.98 metres average in St Leonards IHDA. The larger average front setback and wide road reserves significantly contributed to the coastal streetscape and vistas (i.e. coastal character). Site coverage Generally, site coverage within all of the IHDAs was low and ranged from approximately 24% average in Corio Village Shopping Centre IHDA to approximately 43% average in South Geelong Station IHDA. Typically site coverage in urban IHDAs increased towards central Geelong, with higher average site coverage in East Geelong Ormond Rd IHDA (40%), North Geelong IHDA (39%), South Geelong Station IHDA (42%) and Geelong West IHDA (39%). The exception to this was Drysdale IHDA with average site coverage of 41% due to a large envelope of detached dwellings (and covenant). In coastal areas site coverage ranged from approximately 29% average in St Leonards IHDA to approximately 36% average in Ocean Grove IHDA. However, the majority of lots (median) in all urban and coastal IHDA were generally 2 or 3 percent lower than the (mean) average. The low site coverage correlated with housing typology and most lots contained single detached dwellings. Site coverage patterns were evident in pockets such as dwellings at the perimeter of neighbourhood blocks in Corio Village Shopping Centre IHDA east of Bacchus Marsh Road and south of Purnell Road, with only the occasional two lot subdivision throughout. This detached housing perimeter block pattern has resulted in underdevelopment of land and most lots in these blocks had site coverage below 20%. Recent residential development The following table shows the net dwelling change for each IHDA between Marshall, Ocean Grove Market Place, St Leonards, Leopold and Waurn Ponds had the biggest increases however this is due to new land releases within the area and in the case Waurn Ponds a retirement village rather than typical infill development. IHDAs with higher more typical infill development include Ocean Grove, Portarlington, Barwon Heads, Highton, Drysdale, Belmont and Bellarine Village/Newcomb Central. All these areas had an average annual change of between 5-9 dwellings over an 8 year period ( ). IHDAs with limited change were Bell Post, North Geelong, South Geelong, Corio and East Geelong which had an average annual change of between dwellings over a year period ( ). Page 13

16 These statistics show change has been mostly incremental in IHDAs. IHDA Net Dwelling Avg Annual % Change Change Change Barwon Heads Bell Park Bell Post Bellarine Village/Newcomb Belmont Corio Drysdale East Geelong Hamlyn Heights Highton Lara Leopold Marshall North Geelong Ocean Grove Ocean Grove Market Pl Portarlington South Geelong St Leonards Waurn Ponds Public Realm Quality Reformed Residential Zones Implementation Report October 2013 Street trees, footpaths and bicycle routes were documented as part of the public realm quality assessment. Generally footpaths are provided across the IHDAs. There are considerable gaps in some areas including Drysdale, Highton, Marshall, Barwon Heads, Ocean Grove, Ocean Grove Market Place, Portarlington, St Leonards. Bicycle routes are typically provided on or proposed on main roads in each of the IHDAs. The consistency of street tree planting within the IHDAs varies from regular well established trees to streets that have major gaps and irregular planting. Overall the street tree quality could be improved across all IHDAs. Constraints Constraints identified across the IHDAs included the presence of a heritage overlay, significant vegetation, steep topography, recent housing development that is unlikely to be redeveloped in the short to medium term and smaller allotments with limited capacity. Some of the more highly constrained IHDAs include East Geelong and Ocean Grove with the presence of a heritage and significant landscape overlay covering a large proportion of the area. Moderately constrained areas include Marshall, North Geelong, South Geelong and Belmont which have recently developed areas unlikely to change and some areas covered by a heritage overlay. Opportunities Opportunities were identified across all the IHDAs however some had more opportunity areas identified than others. Opportunities include areas with older housing stock and larger allotments with redevelopment potential, areas directly adjacent to activity centres and areas Page 14

17 Reformed Residential Zones Implementation Report October 2013 without any planning control restrictions. These IHDAs include Bell Park, Bell Post Hill, Bellarine Village/Newcomb, Corio, Leopold, Hamlyn Heights, Highton, Waurn Ponds, Portarlington, St Leonards and Barwon Heads. 5.3 Planning Recommendations Residential Growth Zone The Residential Growth Zone is considered to best deliver the preferred outcomes for IHDAs. This zone provides the ability to vary ResCode standards in order to assist with realising policy objectives through the use of tailored schedules. The analysis within the Study highlighted two distinctive character types within the municipality. Type one is Urban which includes the suburbs and type two is Coastal which includes the townships on the Bellarine Peninsula. To best deliver the outcomes for these two character types a schedule with specific ResCode variations has been created for each. The variations being considered are for on-site standards only. In order to provide a balance between promoting more intensive development and maintaining a reasonable level of amenity on adjoining properties, standards that have off-site amenity impacts (side and rear setbacks and walls on boundaries) have not been varied. Site Coverage The Residential Growth Zone Schedules address underdevelopment of land from low site coverage by increasing the maximum site coverage to 70% (10% above Res Code). Front Setback The Residential Growth Zone Schedules encourage development in urban IHDA to pursue urban character by reducing the minimum front setback distance to 4 metres. This distance allows for landscaping, planting of trees or car parking in front loaded terraced dwellings (where appropriate). The Schedules also encourage development in coastal IHDA to maintain a coastal character by establishing a standard front setback distance of 5.5 metres to allow for coastal landscapes and/or canopy trees. Landscaping Generally there was a lack of trees, particularly street trees across most of the IHDAs. Schedules to the General Residential and Neighbourhood Residential zones now require the planting of one canopy tree and the local policy encourages landscaping within developments and where appropriate the planting of street trees. Private Open Space Given the proximity and amenity of lots within the IHDA, the amount of private open space for typical dwellings was excessive. A study of recent developments found that private open space standards were compliant with ResCode, however solar access and internal layout could be improved. The Residential Growth Zone Schedules allow the opportunity to reduce the private open space to a minimum of 20 square metre space (with a 3 metre width minimum) or provide open space as part of a balcony or roof top terrace. Page 15

18 Reformed Residential Zones Implementation Report October 2013 Height The Residential Growth Zone Schedules allow development up to four storeys. The urban IHDAs schedule allows development up to this height. The coastal schedule recommends a maximum height of 10.5 metres (generally 3 storeys) in coastal IHDAs. This height reflects the need to balance vegetation with built form, consideration of views and the predominantly lower scale of development in these areas. Further guidance on height is provided in the local planning policy which encourages two and three storey development (four where appropriate in urban IHDA) and has design objectives around addressing topography and vegetation and recessing building elements that are three storeys and above. The policy directs more intensive development around the activity centre core and lower intensities at the edge of the IHDA. A copy of the proposed Schedules to the Residential Growth Zone can be found in Appendix 3. Local Planning Policy It is considered that a combination of using the RGZ schedule and a local planning policy are the appropriate mechanisms to achieve increased housing diversity within the IHDAs. In order to reflect the findings of the Study a Local Planning Policy is proposed to manage change. The policy recognises that housing at higher densities can have a greater impact on neighbourhood character than traditional detached housing. As housing density intensifies it is important that design quality improves to ensure a positive contribution to the neighbourhood is achieved. The policy requires due consideration is given to addressing the local site context, such as heritage. While consideration should always be given to how a development responds to the neighbourhood the proposed policy emphasises that IHDAs are changing and have an evolving character. Design recommendations for new development within IHDAs include encouraging innovative, high quality architecture that is site responsive and sympathetic to unique characteristics of the area. Recessive elements for buildings three storeys or more are encouraged in appropriate locations within all of the urban IHDAs. Incorporating more trees as part of developments in the public and private realm is also encouraged. As detailed above in relation to building height the policy directs more intensive development around the activity centre core and lower intensities at the edge of the IHDA. The interface between the IHDA and neighbouring zones must also be considered. These principles have been carried over from the Housing Diversity Strategy. A copy of the policy can be found in Appendix 5. Page 16

19 Reformed Residential Zones Implementation Report October AREA SPECIFIC RECOMMENDATIONS It is noted that not all residential land in the municipality is identified in the hierarchy defined via the Housing Diversity Strategy. Other areas that are impacted by the translation of the new zones are discussed below. 6.1 Geelong West, Newtown & Manifold Heights Further Work Area Background When the Housing Diversity Strategy was implemented it was determined the area around Geelong West, Newtown & Manifold Heights required further investigation particularly in relation to heritage housing stock. When the IHDAs were introduced theses areas were not identified. Further work clauses were introduced into the MSS to address the outstanding issues including: implement the Newtown Heritage Study Review 2008; conduct a Heritage Review in the Ashby precinct in Geelong West and review the application of appropriate zones/overlays, consistent with the principles of the Housing Diversity Strategy, surrounding the neighbourhood centres of Pakington Street Newtown, Pakington Street Geelong West, Aberdeen Street Newtown and Shannon Avenue Manifold Heights. The Ashby and Newtown Heritage Reviews have both been completed and implemented into the planning scheme. As part of the current work to implement the new zones a detailed review of this area has been undertaken. Recommendations in relation to the various areas are detailed below. Review of the Area The complexity of opportunities and constraints in this area require a unique approach to determining the areas appropriate for increased housing diversity. This area is only a short distance from Central Geelong, the inner Geelong train stations and the Waterfront. It is well positioned to take advantage of employment, transport and recreation opportunities. The review area there is also a plethora of retail, education and civic services. Page 17

20 Reformed Residential Zones Implementation Report October 2013 The retail centres within the review area are: Centre Facilities Centre type Retail Strategy Pakington Street Geelong West Pakington Street Newtown Shannon Avenue Geelong West/Manifold Heights Aberdeen Street Newtown Walkable catchments Two supermarkets; sub-regional catchment for fashion, civic and entertainment uses Fashion and cafes; no supermarket Two supermarkets; some commercial; takeway restaurants Supermarket, hotel, medical centre Community Centre Neighbourhood Centre Neighbourhood Centre Neighbourhood Centre The methodology used to identify increased housing diversity areas by the Housing Diversity Strategy was an assessment of the walkable catchment of the respective centres; 400m for neighbourhood centres and 800m for sub-regional centres. The number of centres within close proximity, the variety of housing stock and complexity of constraints in this area requires a unique approach to ensure that a rational and balanced planning outcome is achieved. The Pakington Street Geelong West centre is identified in the Retail Strategy as a Community Centre that is somewhere between a sub-regional centre and neighbourhood centre. Since the preparation of the Retail Strategy in 2006 the Pakington Street centre has grown to include a second full line supermarket and draws a sub-regional catchment for its offer of high quality fashion and café culture. For the purposes of assessing the walkable catchments in the review area it is appropriate to consider 400m from each of the neighbourhood centres and 800m from Pakington Street, Geelong West. Page 18

21 Reformed Residential Zones Implementation Report October 2013 The walkable catchments are shown below: Page 19

22 Reformed Residential Zones Implementation Report October 2013 Housing Stock: The existing housing stock across the review area varies from stately homes, worker cottages, California bungalows, modern townhouses and apartment buildings. The area is rich with heritage properties and precincts that add to the character and popularity of this inner area. Heritage assets to be protected have been identified through the following studies: Ashby Heritage Review,2010 Newtown Heritage Study, 2008 Geelong West Urban Conservation Study, 1986 Newtown Urban Conservation Study, 1991 & 1997 Heritage Overlays have been included in the planning scheme to reflect these studies. The heritage precincts and individual properties are shown below. Any new development must have regard to the heritage significance of the individual property and adjoining development. Page 20

23 Reformed Residential Zones Implementation Report October 2013 The individual heritage listed properties and precincts are shown in the figure below: Page 21

24 Reformed Residential Zones Implementation Report October 2013 Contemporary infill housing is emerging in Spring Street Single detached houses in Austin Street, Newtown Varied architectural styles in Frenery Grove, Newtown Single detached houses in Volum Street, Manifold Heights Stately homes in Virginia Street, Newtown Mixed housing styles in Clonard Avenue, Geelong West Cottages in Weller Street, Geelong West New medium density housing emerging in Sydenham Avenue, Manifold Heights New single dwellings in Upper Skene Street, Newtown Townhouses development in Percy Street, Newtown Page 22

25 Reformed Residential Zones Implementation Report October 2013 The map below shows where new dwellings have been constructed by Page 23

26 Reformed Residential Zones Implementation Report October 2013 Recommendations The opportunities and constraints for this precinct are shown on the plan at Appendix 6. The recommendations for each area are: Geelong West The inner urban character of Geelong West and Pakington Street and proximity to Central Geelong make it a popular location for many different households. The range of services and centres within proximity make this pocket of Geelong West suitable to accommodate housing growth. Whilst the average lot size (420 sqm) and corresponding residential density are comparably high in the Geelong context there is still capacity to redevelop many underutilised sites and provide for innovative extensions and development of existing heritage properties. It is recommended that Geelong West be included in the Residential Growth Zone (RGZ). Whist the heritage significance of some precincts will limit the capacity within these areas there are many sites and streets that offer the opportunity to deliver new housing in the popular location. Some variations to the open space and front setback ResCode provisions will further encourage new development in this area that is consistent with the area s inner urban feel. There are two small pockets that are outside the walkable catchment of one of the retail centres however it is recommended that these areas be included in the RGZ due to the multitude of services and centres available to these areas and the need to provide logical boundaries to the new planning zones. Manifold Heights The 400m walking catchment of Shannon Avenue and Aberdeen Street centres are recommended for the RGZ consistent with the approach to the other comparable neighbourhood centres in the municipality. Both centres offer the local shopping needs of a household living close by. DDO14 should be removed consistent with controls in IHDAs. It is recommended that these centres be identified as IHDAs and included in the Incorporated Document for Key Development and Increased Housing Diversity Areas. DDO14 should be removed from this area consistent with the planning controls in places for IHDAs. The area of west of Bostock Avenue is recommend for the General Residential Zone Schedule 1. This area has a consistent garden character of single dwellings. New development in this area should provide additional open space to ensure consistency with the existing character of the area. Newtown Within the suburb of Newtown there is a distinct pocket of housing located on the Newtown Hill. This area is one of two areas identified in the City of Newtown Urban Conservation Study as having regional rather than just local significance. The significance of the area is distinguished by fine housing reflecting the lifestyles and tastes of some of Geelong s wealthier families during the last century and containing many significant buildings of architectural merit. The large garden settings and the well established street trees also contribute to the unique character of this area. Given the significance of this area the Neighbourhood Residential Zone is recommended. Page 24

27 Reformed Residential Zones Implementation Report October 2013 Outside the Newtown Hill area there is more variety in the housing stock and streetscapes and there are examples of similar housing stock elsewhere in Geelong. While there are a number of heritage precincts they are of local significance only. These areas have also seen a higher proportion of new development over recent years providing a greater mix of housing stock within the area, including heritage precincts. The General Residential Zone is recommended for these areas. The 400m walking catchment of the Newtown Pakington St centre is not recommended for RGZ like other neighbourhood centres. Whilst it is a popular and vibrant café and fashion strip the centre does not offer nearby residents the daily shopping needs that would be expected at a neighbourhood centre. However there still remains opportunity for new housing within this area and the General Residential Zone is recommended. Latrobe Terrace frontage There are a broad range of building types and uses with the residential 1 and residential 2 zoned land fronting LaTrobe Terrace. As a six lane arterial road the low level of amenity for the road is not ideally suited to residential development. Over the years a number of offices, medical centres and food and drink uses have emerged. Some with existing use rights, others operating within the constraints of the existing zoning. The application of RGZ on LaTrobe Terrace is recommended. Most of the strip is developed, including many substantial heritage properties however the RGZ offers a broader range of non-residential uses with the discretion of council than are currently permissible that are appropriate in this busy corridor. The alternative to facilitate non-residential uses would be an extensive expansion of the mixed use or commercial zones that could undermine planning for other centres. The application of the RGZ provides a good balance of flexibility for landowners and guidance that can be provided by council through the permit process. 6.2 Ocean Grove Increased Housing Diversity Area & Significant Landscape Overlay 7 A number of issues have been raised over recent years by Council s planners and the community with the application and operation of the Significant Landscape Overlay schedule 7 Ocean Grove Coastal Area (SLO7). The review into the implementation of the reformed residential zones has considered how the policy objectives of the Housing Diversity Strategy, SLO7 and application of the reformed residential zones should be managed. The objectives of the SLO7 are to provide a balance between roof tops and vegetation when viewed from a distance, encourage development that seeks to maximise views and encourage space for planting and the retention of vegetation. The Ocean Grove IHDA is located around and supports the Town Centre. It is clear Council policy to promote housing density and change in this area through the Housing Diversity Strategy, Ocean Grove Structure Plan and Ocean Grove Town Centre Urban Design Framework (currently being prepared). The application of the Residential Growth Zone is considered to best reflect these policy directions. As part of the review the boundary of the IHDA has been revisited to ensure that any areas of particularly significant character are not unduly affected by new development. There are a number of areas that display exceptional landscape characteristics that are articulated in the SLO7. The area south of the properties fronting Orton Street should not be included in the IHDA and should be included as an Incremental Change Area. These areas typically interface with coastal vegetation reserves, stands of remnant vegetation or are highly visible from public viewing locations. The scale and character of new development in these areas should be carefully considered to ensure that the significant vegetation and landscape characteristics are maintained. The existing and proposed IHDA boundary is shown below. Page 25

28 Reformed Residential Zones Implementation Report October 2013 To deliver a balanced approach in the Ocean Grove IHDA the objectives of the Housing Diversity Strategy and SLO7 both need to be considered. The SLO7 does potentially impact on the capacity of the Ocean Grove IHDA to deliver the housing change anticipated in an IHDA. However, a review of the area has shown it is delivering housing change, increases in density and quality architectural styles when compared to other IHDAs. To this end it is recommended that the SLO7 be retained with administrative improvements to clarify when the overlay should be considered and to require a permit for the removal of Tea-Tree in locations where it is indigenous. 6.3 Hamlyn Heights Vines Road Increased Housing Diversity Area This area was nominated as a potential IHDA in the Housing Diversity Strategy in Since this time the centre has further developed with expansion of the community and education facilities, new and expanded retail development and streetscape upgrades. It is recommended that a 400m walking catchment around the centre be recognised as an Increased Housing Diversity Area and this is included in the Incorporated Document in the for Key Development and Increased Housing Diversity Areas. It is recommended that this area have the same zoning regime applied as other IHDAs with the Residential Growth Zone being applied and DDO14 being removed from the IHDA. Page 26

29 Reformed Residential Zones Implementation Report October Drumcondra Like the Newtown Hill area noted above the Geelong West Urban Conservation Areas Study has identified the Drumcondra area as having substantially high quality homes with a number of dwellings designed by local notable architects Buchan Laird and Seeley King and Everett. The area is significant for its almost exclusively detached housing, wide streets with footpaths and street tree plantings, allotment sizes which allow side boundary and generous front setbacks with substantial gardens and consistent materials and styles with rich architectural detailing. For these reasons the Neighbourhood Residential Zone is recommended. 6.5 North Shore The Neighbourhood Residential Zone (NRZ) is recommended for the residential pocket in North Shore. The NRZ can be used in areas where constraints and natural or other hazards restrict housing growth. The maximum number of dwellings on a lot in the NRZ may not exceed two. The North Shore residential area is constrained by the proximity of port activities and industrial zoned land and the need to manage potential conflicts between port uses and the amenity of existing residences. These issues were considered in the adopted Port Structure Plan 2007and the Environmental Significance Overlay 5 (ESO5) Port of Geelong Environs. The Structure Plan recognises the economic importance of the Port and the need to manage the interface between port and sensitive residential uses. A key direction of the Plan is to minimise future amenity conflict in the Port and interface area. The ESO5 was introduced in 2012 to manage potential conflicts between land in the port environs and the adjoining Port Page 27

30 Reformed Residential Zones Implementation Report October 2013 of Geelong. Land within this overlay should not be developed for any purpose that might compromise the long term protection and expansion of port operations infrastructure and associated storage facilities. The use of the NRZ in North Shore and its restrictions on the number of dwellings allowed on a lot are consistent with these directions. 6.6 Existing Residential 2 Zoned Areas Existing Residential 2 zoned areas are located within the Central Geelong Key Development Area as well as a small pocket in the south east corner of Geelong West. The area in Geelong West has been previously discussed and is recommended for the Residential Growth Zone. The area in central Geelong is also recommended to be translated to the Residential Growth Zone. The Residential 2 Zone encourages residential development at medium or higher densities to make optimum use of the facilities and services available which is consistent with the objectives of the Residential Growth Zone. The Central Geelong Urban Design Guidelines provide recommendations in relation to development in these residential areas. These recommendations need to be reviewed to consider an appropriate translation into the planning scheme. It is recommended that this further work be documented in the Municipal Strategic Statement at clause under Central Geelong. 6.7 Urban Growth Zoned areas The Urban Growth Zone (UGZ) is currently applied in the Armstrong Creek growth area which is the largest contiguous growth area in Victoria. Two residential precincts have been approved with the growth corridor. These precincts include application of the existing residential 1 zone. Given the nature of the Urban Growth Zone and the different land uses it applies to it is recommended that specific zones be resolved as part of a separate process that is consistent with the approach across over growth areas in Victoria. 6.8 Fyans/West Fyans Structure Plan Area Council adopted a Structure Plan for the Fyans/West Fyans area in The vision for the area is to: Accommodate a diverse range of quality living and working environments, in a way that reconnects the precinct with the Barwon River and celebrates its industrial heritage. This area was nominated as a Key Development Area in the Housing Diversity Strategy. It is recommended that residential zoned areas within the Fyans/West Fyans Structure Plan Area are zoned Residential Growth Zone to reflect that medium to high density residential development is encouraged in this area. Page 28

31 Reformed Residential Zones Implementation Report October REVIEW OF RESIDENTIAL CHARACTER STUDY BROCHURES (2001) Under clause Settlement and Housing there is a recommendation to: Review Residential Character Study: Character Precinct Brochures, Planisphere for City of Greater Geelong, September This review has been completed as part of the new zone translation. It is recommended the Study be removed as a reference document in the Planning Scheme for the reasons outlined below. The Study surveyed the residential character of each part of Geelong, described that character through words and photographs and produced guidelines in the form of brochures to maintain, enhance and improve the character of each part of the municipality. The Study acknowledged the challenges of identifying and describing residential character in Geelong given the diversity of townships and suburbs in the municipality. The Study dates back to 2001 and development over the last 12 years has seen some significant changes to townships and suburbs across the municipality. More contemporary architecture, two storey forms, prevalence of garaging, reduced front setbacks and an increase in housing typologies mean the existing and preferred character statements do not necessarily reflect what is occurring in The brochures have also been criticised for being too generic in nature and not reflective of specific sites or areas within a defined precinct. Within a precinct there can be a different character identified between and even within streets. Some inconsistencies also exist between the brochures and other planning controls such as overlays. This can be seen in Ocean Grove where site coverage recommendations within the various character precincts are different from those recommended in the Significant Landscape Overlay 7 control. The practice note on Understanding Residential Character states in most cases, about five sites or buildings up and down the street, across the street and behind the site in question should be sufficient to identify the features of the neighbourhood that should influence the design. However, sometimes it may be necessary to look further than this, depending upon the individual circumstances of the site and the neighbourhood. In many cases the character brochures which apply to large precincts do not reflect the character found directly around the subject site. The need to identify and respond to Neighbourhood character is reiterated throughout the planning scheme: State Policy Objectives Require development to include a site analysis and descriptive statement explaining how the proposed development responds to the site and its context. Achieve architectural and urban design outcomes that contribute positively to local urban character and enhance the public realm while minimising detrimental impact on neighbouring properties. Ensure development recognises distinctive urban forms and layout and their relationship to landscape and vegetation. Ensure development responds to its context and reinforces special characteristics of local environment and place by emphasising: The underlying natural landscape character. Page 29

32 Reformed Residential Zones Implementation Report October 2013 The heritage values and built form that reflect community identity. The values, needs and aspirations of the community. Local Policy Objectives 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. To ensure that urban development enhances Geelong s sense of place and identity. To conserve and enhance individual places and areas of pre and post contact cultural heritage significance. Particular Provisions Objectives of Clause 54 (single dwellings) and 55 (two or more dwellings) include: To ensure that the design respects the existing neighbourhood character or contributes to a preferred neighbourhood character. To ensure that development responds to the features of the site and the surrounding area. The relevance of the brochures in 2013 along with the recommendations outlined in this report means the character brochures are no longer required as a reference document in the planning scheme and it is recommended they be removed. Page 30

33 Reformed Residential Zones Implementation Report October SUMMARY OF RECOMMENDATIONS Appendix 2 to this report provides a summary of the translation and maps identifying the proposed zone changes. Appendix 7 to this report details the proposed changes to the Local Planning Policy Framework of the Greater Geelong Planning Scheme. The following table provides a summary of the proposed implementation of the reformed residential zones. Proposed Zone Residential Growth Zone - Schedule 1 Residential Growth Zone - Schedule 2 Residential Growth Zone - Schedule 3 General Residential Zone - Schedule 1 General Residential Zone - Schedule 2 Local areas Design and siting - ResCode variations Waurn Ponds Key Development Area Fyans/West Fyans Key Development Area (current R1Z land only) Residential 2 Zone areas around the periphery of Central Geelong Latrobe Terrace frontage area Urban Increased Housing Diversity Areas (including Geelong West, Vines Road and Manifold Heights areas) Coastal Increased Housing Diversity Areas (around coastal town centres) Newtown (Chilwell) All other Residential 1 Zoned areas Incremental Change Areas currently zoned Residential 3 Front setback 4 metres Site coverage maximum 70% Private open space minimum area of 20 square metres with a minimum width of 3 metres Front setback 5.5 metres Site coverage maximum 70% Private open space minimum area of 20 square metres with a minimum width of 3 metres None Specified Landscaping - one canopy tree per dwelling Private open space A total of 60 m² with a minimum area at the side or rear of the dwelling of 40m² with a minimum dimension of 5 metres. Maximum building height Should be no higher than 13.5 metres Should not exceed 13.5 metres Must not exceed 10.5 metres Should not exceed 9 metres Must not exceed 9 metres Maximum no. of dwellings on a lot None specified None specified None specified None specified None specified Page 31

34 Reformed Residential Zones Implementation Report October 2013 Neighbourhood Residential Zone - Schedule 1 Neighbourhood Residential Zone - Schedule 2 North Shore Must not exceed 8 metres Newtown (hill) Drumcondra Landscaping - one canopy tree per dwelling Private open space A total of 60 m² with a minimum area at the side or rear of the dwelling of 40m² with a minimum dimension of 5 metres. Must not exceed 8 metres Two dwellings Two dwellings 9. IMPLEMENTATION In order to implement the new zones it is recommended that Council undertake a standard planning scheme amendment process enabling public consultation during statutory exhibition of the amendment. Some Councils have requested the Minister to approve a 20(4) amendment in order to implement the new zones. This process does not provide for public consultation. Given the additional strategic work that has been undertaken to inform the proposed translation into the Greater Geelong Planning Scheme, it is considered appropriate that a standard planning scheme amendment process be undertaken. Page 32

35 Appendix 1: DTPLI Practice Note: Applying new residential zones

36 Applying the residential zones Practice Note 78 July 2013 This practice note provides information and guidance to councils about: the purposes and features of the residential zones how to apply the residential zones the schedules to the residential zones. The reformed zones In July 2013 amendments to residential zones were introduced into the Victoria Planning Provisions (VPP). This included: the introduction of three new zones, the General Residential Zone (GRZ), Neighbourhood Residential Zone (NRZ) and Residential Growth Zone (RGZ) to replace the Residential 1, 2 and 3 zones reforms to the Mixed Use, Low Density and Township Zone consequential changes, including changes to Clauses 54, 55 and 56 ResCode to ensure consistency between the reformed residential zones and the VPP. The Department of Transport, Planning and Local Infrastructure website contains detailed information on Amendments V8 and VC100. A suite of residential zones The residential zones are a suite of statutory tools for a planning authority to implement state and local policies and strategies for housing and residential growth in their planning scheme to better plan for residential development. Strategic use of the residential zones can give greater clarity about the type of development that can be expected in a residential area, allow a broader range of activities to be considered and better manage growth. The six residential zones are: Mixed Use Zone (MUZ) enables new housing and jobs growth in mixed use areas Residential Growth Zone (RGZ) enables new housing growth and diversity General Residential Zone (GRZ) enables moderate housing growth and diversity while respecting urban character Neighbourhood Residential Zone (NRZ) restricts housing growth in areas identified for urban preservation Township Growth Zone (TZ) enables moderate housing growth while respecting urban character in small towns Low Density Residential Zone (LDRZ) enables low density housing. The following table provides details about each of the residential zones, their potential application and key planning requirements.

37 Residential Zones MUZ RGZ GRZ NRZ TZ LDRZ MIXED USE ZONE RESIDENTIAL GROWTH ZONE GENERAL RESIDENTIAL ZONE NEIGHBOURHOOD RESIDENTIAL ZONE TOWNSHIP ZONE LOW DENSITY RESIDENTIAL ZONE WHAT IS THE ROLE OF THE ZONE? Enables new housing and jobs growth in mixed use areas. Enables new housing growth and diversity. Respect and preserve urban character while enabling moderate housing growth and housing diversity. Restricts housing growth in areas identified for urban preservation. Provides for residential and other uses in small towns. Enables moderate housing growth. Enables low density housing. WHERE WILL IT BE USED? In areas with a mix of residential and non-residential development. In local neighbourhood centres undergoing renewal and around train stations, where appropriate. In appropriate locations near activity areas, train stations and other areas suitable for increased housing activity. In most residential areas where moderate growth and diversity of housing is provided, it is consistent with existing neighbourhood character. In areas where single dwellings prevail and change is not identified, such as areas of recognised neighbourhood character or environmental or landscape significance. In townships. On the fringe of urban areas and townships where sewerage may not be available. DOES RESCODE APPLY? Yes (up to and including 4 storeys) Yes (up to and including 4 storeys) Yes Yes Yes No WHAT SORT OF HOUSING CAN BE EXPECTED? High and medium density housing A mixture of townhouses and apartment style housing up to three storeys, and higher where appropriate. Medium density housing A mixture of townhouses and apartments with underground car parking. Single dwellings and some medium density housing A mixture of single dwellings, dual occupancies with some villa units and in limited circumstances town houses, where appropriate. Single dwellings and dual occupancies under some circumstances Single dwellings and some medium density housing A mixture of single dwellings, dual occupancies, villa units and town houses. Single dwellings DOES THE ZONE SET A MAXIMUM BUILDING HEIGHT FOR HOUSING? No But a maximum building height can be specified. Yes, 13.5 metres But a higher or lower maximum building height can be set by a council. Yes, 9 metres But a higher or lower maximum building height can be set by a council. Yes, 8 metres mandatory Can be varied by council with approval from the Minister for Planning. Yes, 9 metres But a higher or lower maximum building height can be set by a council. No CAN A PERMIT BE GRANTED TO EXCEED THE MAXIMUM BUILDING HEIGHT? Yes When approved by a council. Yes Except when a higher or lower maximum building height has been set which cannot be exceeded. Yes Except when a higher or lower maximum building height has been set which cannot be exceeded. No Except when a higher or lower maximum building height has been set which cannot be exceeded. Yes Except when a higher or lower maximum building height has been set which cannot be exceeded. No IS A STRUCTURE PLAN OR DESIGN FRAMEWORK REQUIRED FOR THE ZONE TO BE APPLIED? No The preferred future use of land and built form may be specified if necessary. No The preferred future built form may be specified if necessary. No No No No Practice Note 78 Applying the residential zones 2 of 7 Practice Note 78 Applying the residential zones 2 of 12

38 There are other zones in the VPP that allow residential development including the Commercial 1 Zone, Comprehensive Development Zone, Activity Centre Zone, Capital City Zone and the Docklands Zone. Applying the residential zones Applying the residential zones should be underpinned by clearly expressed planning policies in the planning scheme. The State Planning Policy Framework (SPPF) and Local Planning Policy Framework (LPPF) in the planning scheme should be the starting point for deciding whether the council s strategic objectives are still valid and sound, or whether new strategic work is required. Alternatively, a council may have undertaken relevant strategic planning for their residential areas. State Planning Policy Framework The SPPF provides a context for spatial planning and decision making by planning and responsible authorities. The SPPF in conjunction with relevant policies in the LPPF provide key guidance for planning authorities to implement residential zones within a municipality. Local Planning Policy Framework The reforms made to the residential zones in July 2013 provide more flexibility and discretion allowing permit applications for a broad range of uses. Councils may wish to create or amend existing local policies to assist in the exercise of this discretion and fully implement their strategic objectives. A council should consider whether a local policy is necessary to help establish realistic expectations about how land in an area may be used and developed, and provide a sound basis for making consistent, strategic decisions. Refer to Practice note 8: Writing a Local Planning Policy for more guidance on using local planning policies. Strategic Planning Sound strategic planning for residential areas is essential to ensuring that land use and development achieves the desired outcomes for an area. It can help ensure that: use and development in residential areas fits into the overall strategic planning of the municipality housing development is consistent with the housing needs and housing strategies new housing demand, growth and diversity can be accommodated in identified areas housing growth may be restricted or moderated in identified areas new development respects and preserves existing neighbourhood character planning for residential areas takes into account matters such as heritage, environmental constraints, hazards such as bushfire and contaminated land and access to infrastructure, transport, employment, commercial and community facilities the most appropriate residential zone is used to achieve strategic planning objectives. Many councils have already undertaken strategic planning and resource management studies for their residential areas and used this work to articulate strategic objectives in their Municipal Strategic Statements (MSS). New strategic work may not be required if existing policies address the key residential land use issues in the municipality and adequately reflect the planning outcomes that the council wants to achieve. If the MSS objectives and local policies no longer provide clear guidance for decision making, or there are strategic gaps, new strategic work may be required. Before commencing new strategic work, the planning authority should review the policy components of the planning scheme and other relevant studies. Practice Note 78 Applying the residential zones 3 of 12

39 Principles and criteria for applying the residential zones The following tables can assist councils in identifying principles and criteria to apply the residential zones when preparing a planning scheme amendment. Table 1 Principles for applying the residential zones RESIDENTIAL ZONE PRINCIPLES IN APPLYING ZONES Zone Purpose Likely application Principles can be deduced from the purposes of the zones (and should be considered together)* MUZ RGZ GRZ Enables new housing and jobs growth in mixed use areas Enables new housing growth and diversity in appropriate locations Respects and preserves neighbourhood character while allowing moderate housing growth and diversity In areas with a mix of residential and nonresidential development. In local neighbourhood centres undergoing renewal and around train stations, where appropriate. In appropriate locations near activities areas, town centres, train stations and other areas suitable for increased housing activity such as smaller strategic redevelopment sites In most residential areas where moderate growth and diversity of housing that is consistent with existing neighbourhood character is to be provided Areas encouraging a range of residential, commercial, industrial and other uses Areas to provide for housing at higher densities and higher built form that responds to the existing or preferred neighbourhood character Locations offering good access to services, transport and other infrastructure Areas which provide a transition between areas of more intensive use and development and areas of restricted housing growth Areas where there is mature market demand for higher density outcomes Areas with a diversity of housing stock, diversity of lot sizes and a more varied neighbourhood character Areas where moderate housing growth and housing diversity is encouraged Practice Note 78 Applying the residential zones 4 of 12

40 RESIDENTIAL ZONE PRINCIPLES IN APPLYING ZONES Zone Purpose Likely application Principles can be deduced from the purposes of the zones (and should be considered together)* NRZ TZ LDRZ Restricts housing growth in areas identified for urban preservation Provides for residential and other uses in small towns. Enables modest housing growth Enables low density housing In areas where single dwellings prevail and change is not identified, such as areas of recognised neighbourhood character, environmental or landscape significance In townships On the fringe of urban areas and townships where sewerage may not be available Areas with a neighbourhood character that is sought to be retained Areas where more than 80% of lots currently accommodate detached dwellings Areas with Neighbourhood Character Overlays Residential areas with Heritage Overlays (such as larger heritage precincts, rather than individually recognised heritage sites) Areas of identified environmental or landscape significance. Areas which may not have good supporting transport infrastructure or other infrastructure, facilities and services and are not likely to be improved in the medium to longer term Areas in small towns for residential development and educational, recreational, religious, community and a limited range of other nonresidential uses to serve local community needs Areas with Neighbourhood Character Overlays or policies Areas for low-density residential development. *Other principles and criteria may be required by councils to suit local circumstances. Practice Note 78 Applying the residential zones 5 of 12

41 Table 2 Criteria for applying the NRZ, GRZ and RGZ Character Criteria* 1 Retention of identified neighbourhood character (such as evidenced through HO, NCO, DDO, significant intactness) 2 Identified areas for growth and change (such as evidenced through DDO or similar) 3 Existing landscape or environmental character/ constraints (evidenced through SLO, ESO, local policy) 4 Risk associated with known hazard (evidenced through BMO, LSIO or EMO for fire, flood and landslip or other constraints identified through EPA hazard buffers or similar) 5 Level of development activity (existing and desired) 6 Brownfield/urban renewal site/ area Strategic 7 Adopted housing and development strategy (not required for conversion only to GRZ) 8 Identified in Activities Area structure plan / policy 9 Commercial or industrial land for redevelopment not in Activities Area (strategic justification for rezoning required) 10 Good access to employment options Context Neighbourhood Residential Zone (low levels of residential change) Applicable to: General Residential Zone (moderate levels of residential change) Yes Yes No No No Yes Yes Yes No High Low Low Low Low/Moderate High No No Yes Yes No Yes No No Yes No Yes Yes No No Yes 11 Good access to local shopping No No Yes 12 Good access to local community services 13 Good access to transport choices (including walkability, public transport, cycling, road access etc.) No No Yes No No Yes Residential Growth Zone (high levels of residential change) *There is no specific weighting to the criteria. This should be applied by councils to suit local circumstances. Practice Note 78 Applying the residential zones 6 of 12

42 Implementing strategic objectives A planning authority may need to use a number of VPP tools to successfully implement residential policy objectives. There are circumstances where more than one zone or overlay will be needed to deliver the desired outcome. Councils should think laterally about the mix of policies and controls required to achieve their objectives, and be prepared to consider using a range of tools. In deciding which residential zone should apply, the following principles should be considered: the zone should support and give effect to the SPPF the zone should broadly support all relevant policy areas in the MSS (for example, economic, housing, environmental and infrastructure policy) the rationale for applying the zone should be clearly discernible in the LPPF the zone should be applied in a way that is consistent with its purpose the requirements of any applicable Minister s Direction must be met. The residential zones in summary Mixed Use Zone (MUZ) Clause The Mixed Use Zone enables new housing and jobs growth in mixed use areas. The zone provides for a range of residential, commercial, industrial and other uses and provides for housing at higher densities that responds to the neighbourhood character. The zone is flexible because there is no default building height limit and planning authorities can specify different objectives, decision guidelines and building and design requirements to suit a range of strategic outcomes. The Mixed Use Zone may be appropriate for areas: planned for more intense and diverse residential development on sites well located in relation to activity centres, employment and public transport brownfield or urban renewal sites planned for apartment style development. Key attributes of the Mixed Use Zone Supports residential development. A permit is not required to use land for a dwelling. The land use Accommodation which includes uses such as Group accommodation, Residential hotel and Retirement village requires a permit. Exempts the development of one dwelling on a lot of 300 square metres or more. Other works and outbuildings normal to a dwelling are exempt if requirements are met. Allows a permit application for the construction and extension of two or more dwellings on a lot. Allows uses such as Food and drink premises, Medical centre, Office, Place of worship and Shop without a permit if conditions are met. Allows applications to be made for a variety of uses such as Industry, Retail premises and Warehouse. Prohibits uses such as Adult sex bookshop, Brothel, Materials recycling and Transfer station Allows a schedule to specify objectives, application requirements, decision guidelines, a maximum building height and siting and design requirements to suit local circumstances. Allows a local maximum building height to be specified that cannot be exceeded. Includes amenity requirements for buildings on lots abutting land in a Neighbourhood Residential Zone, General Residential Zone, Residential Growth Zone or Township Zone. Using the schedule to the Mixed Use Zone The Ministerial Direction The Form and Content of Planning Schemes sets out the form and content requirements for all schedules. Summary of the Mixed Use Zone Schedule Allows the use of multiple schedules. Councils with more than one schedule will require a number suffix for all the Mixed Use Zone Schedules, for example MUZ1, MUZ2 and MUZ3. Allows the specification of different standards to Clause 54 or 55 for: minimum street setbacks Practice Note 78 Applying the residential zones 7 of 12

43 site coverage permeability landscaping side and rear setbacks walls on boundaries private open space front fence height. Allows a maximum building height requirement in metres for any building to be specified. Exempts specified uses, buildings and works from the notice requirements of section 52 of the Planning and Environment Act Allows permit application requirements and decision guidelines to be specified. Residential Growth Zone (RGZ) Clause The Residential Growth Zone enables new housing growth and allows greater diversity in appropriate locations while providing certainty about the expected built form outcomes. The Residential Growth Zone may be appropriate for: areas planned for increased housing growth and density the provision of increased or predominate medium density housing land near activities areas, train stations and town centres redevelopment sites, brownfield or urban renewal sites. Key attributes of the Residential Growth Zone Supports residential development. A permit is not required to use land for a dwelling. The land use Accommodation which includes uses such as Group accommodation, Residential hotel and Retirement village requires a permit. Exempts the development of one dwelling on a lot of 300 square metres or more. Other works and outbuildings normal to a dwelling are exempt if requirements are met. Allows a permit application for the construction and extension of two or more dwellings on a lot. Allows uses such as Food and drink premises, Medical centre, Place of worship and Shop without a permit if conditions are met. Allows applications to be made for some non-residential uses such as Convenience restaurant, Office, Shop and Service station. Prohibits uses such as Bottle shop, Industry, Nightclub, Warehouse and many retail uses. Allows a schedule to specify application requirements, decision guidelines, siting and design requirements and a maximum building height for a dwelling or residential building. Encourages up to four storey residential development (and complementary nonresidential uses) by setting a discretionary height limit of 13.5 metres. Using the schedule to the Residential Growth Zone The Ministerial Direction The Form and Content of Planning Schemes sets out the form and content requirements for all schedules. Summary of the Residential Growth Zone Schedule Allows the use of multiple schedules. Councils with more than one schedule will require a number suffix for all the Residential Growth Zone Schedules, for example RGZ1, and RGZ3. Allows the specification of different standards to Clause 54 or 55 for: minimum street setbacks site coverage permeability landscaping side and rear setbacks walls on boundaries private open space front fence height. Allows a maximum building height requirement in metres for buildings used as a dwelling or a residential building to be specified. Allows permit application requirements and decision guidelines to be specified. Practice Note 78 Applying the residential zones 8 of 12

44 General Residential Zone (GRZ) Clause The General Residential Zone enables moderate housing growth and diversity. In the suite of residential zones, the role of the General Residential Zone sits between the Residential Growth Zone, which enables housing growth and diversity, and the Neighbourhood Residential Zone which favours existing neighbourhood character and restricts housing growth. The General Residential Zone may be appropriate for: most residential areas where moderate growth and diversity of housing will occur consistent with neighbourhood character areas with a diversity of housing stock, diversity of lot sizes and a more varied neighbourhood character. Key attributes of the General Residential Zone Supports residential development. A permit is not required to use land for a dwelling. The land use Accommodation which includes uses such as Group accommodation, Residential hotel and Retirement village requires a permit. Exempts the development of one dwelling on a lot of 300 square metres or more unless specified differently in a schedule to the zone. Other works and outbuildings normal to a dwelling are exempt if requirements are met. Allows a permit application for the construction and extension of two or more dwellings on a lot. Allows non-residential uses such as Medical centre and Place of worship without a permit if conditions are met. Allows applications to be made for some non-residential uses such as Convenience restaurant, Store, Take-away food premises and Service station. Prohibits uses such as Industry, Nightclub, Office, Warehouse and most retail premises. Allows a schedule to specify application requirements, decision guidelines, siting and design requirements and a maximum building height for a dwelling or residential building. Using the schedule to the General Residential Zone The Ministerial Direction The Form and Content of Planning Schemes sets out the form and content requirements for all schedules. Summary of the General Residential Zone Schedule Allows the use of multiple schedules. Councils with more than one schedule will require a number suffix for all the General Residential Zone Schedules, for example, and GRZ3. Allows a permit requirement to be specified for the construction or extension of one dwelling on a lot between 300 square metres and 500 square metres. Allows the specification of different standards to Clause 54 or 55 for: minimum street setbacks site coverage permeability landscaping side and rear setbacks walls on boundaries private open space front fence height. Allows a maximum building height requirement in metres for buildings used as a dwelling or a residential building to be specified. Allows permit application requirements and decision guidelines to be specified. Neighbourhood Residential Zone (NRZ) Clause The Neighbourhood Residential Zone restricts housing growth and protects an identified neighbourhood character. The likely application of the Neighbourhood Residential Zone is in areas where single dwellings prevail and change is not identified. The Neighbourhood Residential Zone may be appropriate for: areas where single dwellings prevail and change is not identified, such as areas of recognised neighbourhood character, heritage, environmental or landscape significance Practice Note 78 Applying the residential zones 9 of 12

45 areas which may not have good supporting transport infrastructure or other infrastructure, facilities and services and are not likely to be improved in the medium to longer term areas where constraints and natural or other hazards should limit housing growth and diversity. Key attributes of the Neighbourhood Residential Zone Supports limited residential development. A permit is not required to use land for a dwelling. The land use Accommodation which includes uses such as Group accommodation, Residential hotel and Retirement village requires a permit. Includes a purpose to implement neighbourhood character policy and adopted neighbourhood character guidelines. Character studies and policies that are not part of a planning scheme have limited statutory weight however they may be deemed as seriously entertained documents for the purpose of decision making by responsible authorities. Exempts the development of one dwelling on a lot of 300 square metres or more. Other works and outbuildings normal to a dwelling are exempt if requirements are met. A schedule to the zone can specify a different threshold. Restricts dwelling development to a maximum of two dwellings on a lot, with the ability for councils to vary this limit through a schedule to the zone (the minimum can be less or more than two dwellings). Allows non-residential uses such as Medical centre and Place of worship without a permit if conditions are met. Allows applications to be made for some non-residential uses such as Convenience restaurant, Store, Take-away food premises and Service station. Prohibits uses such as Industry, Nightclub, Office, Warehouse and most retail premises. Allows a schedule to specify application requirements, decision guidelines, siting and design requirements, number of dwellings on a lot, permit thresholds for construction and extension of single dwellings and maximum building height for a dwelling or residential building. Using the schedule to the Neighbourhood Residential Zone The Ministerial Direction The Form and Content of Planning Schemes sets out the form and content requirements for all schedules. Summary of the Neighbourhood Residential Zone Schedule Allows the use of multiple schedules. Councils with more than one schedule will require a number suffix for all the Neighbourhood Residential Zone Schedules, for example NRZ1, NRZ2 and NRZ3. Allows a minimum subdivision area to be specified. Allows a threshold area (in square metres) to be specified for the construction or extension of one dwelling on a lot. Allows a threshold area (in square metres) to be specified for the construction or extension of a front fence within three metres of a street where there is one dwelling on a lot. Allows the specification of different standards to Clause 54 or 55 for: minimum street setbacks site coverage permeability landscaping side and rear setbacks walls on boundaries private open space front fence height. Allows a maximum number of dwellings allowed on a lot to be specified. The number can be one or higher. Allows a maximum building height requirement in metres for buildings used as a dwelling or a residential building to be specified. Allows permit application requirements and decision guidelines to be specified. Practice Note 78 Applying the residential zones 10 of 12

46 Township Zone (TZ) Clause The Township Zone provides for residential and other uses in small towns and enables moderate housing growth. The likely application of the Township Zone is in residential areas of small towns where moderate growth and diversity of housing will occur that is consistent with neighbourhood character. Key attributes of the Township Zone Supports residential development in townships. A permit is not required to use land for a dwelling. The land use Accommodation which includes uses such as Group accommodation, Residential hotel and Retirement village requires a permit. Exempts the development of one dwelling on a lot of 300 square metres or more. Other works and outbuildings normal to a dwelling are exempt if requirements are met. Allows a permit application for the construction and extension of two or more dwellings on a lot. Allows non-residential uses such as Medical centre and Place of worship without a permit if conditions are met. Allows applications to be made for some nonresidential uses such as, Place of assembly, Retail premises, Industry and Warehouse. Prohibits uses such as Brothel, Intensive animal husbandry, Motor racing track and Saleyard. Allows a schedule to specify application requirements, decision guidelines, siting and design requirements and a maximum building height for a dwelling or residential building. Using the schedule to the Township Zone The Ministerial Direction The Form and Content of Planning Schemes sets out the form and content requirements for all schedules. Summary of the Township Zone Schedule Allows the use of multiple schedules. Councils with more than one schedule will require a number suffix for all Township Zone Schedules, for example TZ1, TZ2 and TZ3. Allows a permit requirement to be specified for the construction or extension of one dwelling on a lot between 300 square metres and 500 square metres. Allows the specification of different standards to Clause 54 or 55 for: minimum street setbacks site coverage permeability landscaping side and rear setbacks walls on boundaries private open space front fence height. Allows a maximum building height requirement in metres for a dwelling or a residential building to be specified. Allows permit application requirements and decision guidelines to be specified. Low Density Residential Zone (LDRZ) Clause The Low Density Residential Zone enables the lowest density of housing in the suite of residential zones. It may be appropriate for: residential areas on the fringe of urban areas and townships areas planned for larger residential lots containing a maximum of one or two dwellings areas where sewerage may not be available or areas where larger residential lots (to a minimum of 2 hectares) are connected to reticulated sewerage. Key attributes of the Low Density Residential Zone A permit is not required to use land for a single dwelling on a lot. The use of land for two dwellings requires a permit and the use of land for more than two dwellings is prohibited. Allows a permit application for the construction and extension of two or more dwellings on a lot. Practice Note 78 Applying the residential zones 11 of 12

47 Allows an application to be made to subdivide a lot to a minimum of 0.2 hectares where reticulated sewerage is connected or to a minimum of 0.4 hectares where not connected to reticulated sewerage. Allows limited non-residential uses such as Medical centre without a permit if conditions are met. Allows applications to be made for some non-residential uses such as Food and drink premises, Place of assembly, Service station and store. Prohibits uses such as Industry, Nightclub, Office, Warehouse and most retail premises. Allows a schedule to specify a minimum subdivision area and permit threshold for the construction of outbuildings. Summary of the Low Density Residential Zone Schedule Allows the use of multiple schedules. Councils with more than one schedule will require a number suffix for all Low Density Residential Zone Schedules, for example LDRZ1, LDRZ2 and LDRZ3. Allows a minimum subdivision area to be specified for land. More information More information is available at Practice note 4: Writing a Municipal Strategic Statement Practice note 8: Writing a Local Planning Policy Practice note: Writing schedules ISBN Published by the Victorian Government Department of Transport, Planning and Local Infrastructure Melbourne, July Unless indicated otherwise, this work is made available under the terms of the Creative Commons Attribution 3.0 Australia licence. To view a copy of this licence, visit It is a condition of this Creative Commons Attribution 3.0 Licence that you must give credit to the original author who is the State of Victoria. Attribution should be given as follows: Reformed Zones for Victoria, State of Victoria through the Department of Transport, Planning and Local Infrastructure Authorised by the Victorian Government, 1 Spring Street, Melbourne. This publication may be of assistance to you but the State of Victoria and its employees do not guarantee that the publication is without flaw of any kind or is wholly appropriate for your particular purposes and therefore disclaims all liability for any error, loss or other consequence which may arise from you relying on any information in this publication. Practice Note 78 Applying the residential zones 12 of 12

48 Appendix 2: CoGG implementation summary & maps - Bellarine Peninsula & Urban Areas

49 Existing housing policy Recommended zone Neighbourhood Character Building heights Key development areas Residential Growth Zone Character Coastal areas Purpose: accommodate medium and high density housing Increased housing diversity areas Purpose: accommodate medium density housing in residential areas with more intensive development being located closest to the core of activity centres Purpose: enables new housing growth and diversity Application:...activities areas, town centres, train stations and other areas suitable for increased housing activity Schedules for local variations Coastal areas Urban areas Character of area will change and evolve over time. A local planning policy to guide preferred character in coastal and urban areas. Building types Medium density housing - single dwellings, dual occupancies, units, townhouses and apartments Must not exceed m (up to 3 storey) Third storey elements to be recessed Urban areas Should not exceed m (up to 4 storey) Third & fourth storey elements to be recessed Residential areas residential 1 zone General Residential Zone Character Residential areas Purpose: Accommodate appropriate medium density housing in Residential 1 zoned areas Purpose: enables moderate housing growth and diversity while respecting urban character New development to be responsive to the established character of the area Should not exceed - 9m (3 storey) Incremental change area residential 3 zone Purpose: accommodate incremental change in Residential 3 zoned areas Application: most residential areas for moderate growth consistent with existing neighbourhood character Schedules for local variations additional open space & landscaping in Incremental change areas Building types Single dwellings and some medium density housing - single dwellings, dual occupancies, some villa units and townhouses, where appropriate Incremental change areas Must not exceed - 9m (3 storey) Incremental change area unique character Newtown & Drumcondra Neighbourhood Residential Zone Character Residential areas Purpose: Preserve unique garden and spacious streetscape character Development constraints - North Shore Purpose: restricts housing growth in areas identified for urban preservation Application: In areas where single dwellings prevail and change is not identified Restricts housing growth and protects identified neighbourhood character Building types Must not exceed - 8m (2 storey) Incremental change areas Purpose: Minimise the potential for future land use conflicts between the port and port environs. Schedules for local variations additional open space & landscaping in incremental change areas Single dwellings and dual occupancies under some circumstances Must not exceed - 8m (2 storey)

50 THIRTEENTH BEACH ROAD GEELONG-BALLAN ROAD STACEYS ROAD WINDERMERE ROAD KEES ROAD FOREST ROAD N CURLETTS ROAD FLINDERS AVENUE FLINDERS AVENUE MILL ROAD MCINTYRE ROAD OLD MELBOURNE ROAD PRINCES FREEWAY BEACH ROAD Legend Proposed zones General Residential Zone 1 STEIGLITZ ROAD PRINCES FREEWAY ANAKIE ROAD BACCHUS MARSH ROAD ELCHO ROAD General Residential Zone 2 Neighbourhood Residential Zone 1 FOREST ROAD S RENNIE STREET AVALON ROAD Neighbourhood Residential Zone 2 Residential Growth Zone 1 HEALES ROAD Residential Growth Zone 2 BAKERS BRIDGE ROAD MATTHEWS ROAD PLANTATION ROAD PURNELL ROAD GEELONG RING ROAD PRINCES HIGHWAY SCHOOL ROAD SHELL PARADE Residential Growth Zone 3 Non-residential zones COX ROAD WHARF ROAD MIDLAND HIGHWAY THOMPSON ROAD PRINCES HIGHWAY STATION STREET ABERY ROAD SEABEACH PARADE NRZ1 RGZ3 RGZ3 RGZ3 THE ESPLANADE HAMILTON HIGHWAY FYANSFORD-GHERINGHAP ROAD FRIEND IN HAND ROAD MERRAWARP ROAD BALLARAT ROAD CHURCH STREET NRZ2 AUTUMN STREET DOURO STREET PORTARLINGTON ROAD GEELONG ROAD SMYTHE STREET HOOD ROAD COCHRANES ROAD BARRABOOL ROAD RGZ1 RGZ1 NRZ2 RGZ1 RGZ1 RGZ1 RGZ1 RGZ1 RGZ1 RGZ1 RGZ 1 RGZ1 SCENIC ROAD MT PLEASANT ROAD BONSEY ROAD FRYERS ROAD HIGH STREET NOBLE STREET MT PLEASANT ROAD BARWON TERRACE ORMOND ROAD LEATHER STREET BOUNDARY ROAD TOWNSEND ROAD COPPARDS ROAD BELLARINE HIGHWAY MOOLAP STATION ROAD POINT HENRY ROAD PORTARLINGTON ROAD CURLEWIS ROAD JETTY ROAD CLIFTON SPRINGS ROAD MURRADOC ROAD RGZ3 RGZ3 CAPE OTWAY ROAD DEVON ROAD PRINCES HIGHWAY WAURN PONDS DRIVE GEELONG RING ROAD GHAZEEPORE ROAD RGZ1 ROSSACK DRIVE HEYERS ROAD PIONEER ROAD SURF COAST HIGHWAY HORSESHOE BEND ROAD HORSESHOE BEND ROAD WALLINGTON-OCEAN GROVE ROAD GRUBB ROAD QUEENSCLIFF ROAD LOWER DUNEED ROAD RGZ3 BREAMLEA ROAD BLACKROCK ROAD BLUESTONE SCHOOL ROAD BARWON HEADS ROAD RGZ3 RGZ3 RGZ3 RGZ3 RGZ3 RGZ3 SHELL ROAD KIRK ROAD FELLOWS ROAD HESSE STREET RGZ3 OCEAN ROAD ANGLESEA ROAD BLACKGATE ROAD Reformed Residential Zone Implementation for consultation C300 ±

51 AD N FO REST RO R AD O AD RO AD D OL AN S CE IN PR EL M NE UR BO AD RO S CE IN PR Y WA EE R F EE T ST R IE RE NN OAD FO REST RO LAN R AD Y WA EE R F AVALO N RO AD AD S RO L NG -BA IE AK O GEEL OAD RSH R US M A HEALES MCI NTYR E AD RO RO BACCH EL L IL M D OA OR CH ND E CH S I FL S ER U EN AV A BE E KE STACEYS RO AD WINDERM ERE RO AD ROAD E ST IG AD RO PLANTA TI ON RO AD PR IN CE S CO X RO AD PARADE RO A PRINCES HI GH WA Y NRZ1 RY AB E O N RO AD AN D HIG HWAY THOM PS MI DL STATION ST SEABEACH REET WHARF RO AD ROAD HW AY SCHO OL HI G PURNELL RO AD D MATTHEW S RO AD SHELL PA RADE TZ LI GEELO NG RING ROAD L BA D OA TR RA LA DO URO STREET CHURCH STREET STREET RGZ1 RGZ1 NRZ2 RGZ1 RGZ1 NO BLE ST REET RGZ1 RE E DRIVE R ERS HEY PI ONEER OAD SURF CO AST HIG HW AY RO SSAC K RO AD GHAZEE PO RE RO AD RI NG NG GE EL O RO A D T HE NRY BEL L TO WNSEN D ROAD ARI NE H IG H WAY PO RTARLI NGTON R BELL A RINE HIG HWA Y LEATHER STREET O AD ROAD RGZ1 R WAU ROA D E DRIV NDS N PO RO AD ST FRYERS HI GH GTO N PO IN AD T CO CHRANE S RO AD RO AD E PO R TAR LIN C RA BO NSEY R TE MT PLEA SANT RO AD N AD RO MT PLEA SANT RO AD O RW BA SCENIC RO RGZ1 D ON M OR RGZ 1 RGZ1 RGZ1 MOO LAP STATIO N ROAD RGZ1 RGZ1 S RO AD CO PPARD RY ROAD AUTUM N BO UNDA HIG HWAY Legend Proposed zone General Residential Zone 1 General Residential Zone 2 Neighbourhood Residential Zone 1 Neighbourhood Residential Zone 2 AD HAMILTON HO RSES HOE BEN D RO NRZ2 Reformed Residential Zone Implementation for consultation C300 Urban Geelong Residential Growth Zone 1 Residential Growth Zone 2 Residential Growth Zone 3 Non-residential zones ±

52 RGZ3 RGZ3 RGZ3 THE ESPLANADE SMYTHE STREET GEELONG ROAD HOOD ROAD PORTARLINGTON ROAD PORTARLINGTON ROAD JETTY ROAD HIGH STREET RGZ3 RGZ3 MURRADOC ROAD CURLEWIS ROAD BELLARINE HIGHWAY QUEENSCLIFF ROAD WALLINGTON-OCEAN GROVE ROAD GRUBB ROAD Legend Proposed zone General Residential Zone 1 General Residential Zone 2 RGZ3 Neighbourhood Residential Zone 1 BARWON HEADS ROAD RGZ3 RGZ3 RGZ3 RGZ3 RGZ3 RGZ3 RGZ3 SHELL ROAD KIRK ROAD OCEAN ROAD FELLOWS ROAD HESSE STREET Neighbourhood Residential Zone 2 Residential Growth Zone 1 Residential Growth Zone 2 Residential Growth Zone 3 Non-residential zones Reformed Residential Zone Implementation for consultation C300 Bellarine Peninsula ±

53 Appendix 3: New zones and proposed schedules

54 32.07 RESIDENTIAL GROWTH ZONE 01/07/2013 V8 Shown on the planning scheme map as RGZ with a number (if shown). Purpose To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To provide housing at increased densities in buildings up to and including four storey buildings. To encourage a diversity of housing types in locations offering good access to services and transport including activities areas. To encourage a scale of development that provides a transition between areas of more intensive use and development and areas of restricted housing growth. To allow educational, recreational, religious, community and a limited range of other nonresidential uses to serve local community needs in appropriate locations Table of uses 01/07/2013 V8 Section 1 - Permit not required Use Animal keeping (other than Animal boarding) Condition Must be no more than 2 animals. Bed and breakfast No more than 10 persons may be accommodated away from their normal place of residence. At least 1 car parking space must be provided for each 2 persons able to be accommodated away from their normal place of residence. Dependent person s unit Dwelling (other than Bed and breakfast) Food and drink premises (other than Convenience restaurant, Hotel and Tavern) Home occupation Informal outdoor recreation Medical centre Minor utility installation Place of worship Must be the only dependent person s unit on the lot. The land must be located within 100 metres of a commercial zone or Mixed Use Zone and must adjoin, or have access to, a road in a Road Zone. The land must have the same street frontage as the land in the commercial zone or Mixed Use Zone. The leasable floor area must not exceed 100 square metres. The gross floor area of all buildings must not exceed 250 square metres. The gross floor area of all buildings must not exceed 250 square metres. RESIDENTIAL GROWTH ZONE PAGE 1 OF 7

55 Use Railway Residential aged care facility Shop (other than Adult sex bookshop and Bottle shop) Tramway Any use listed in Clause Condition The site must adjoin, or have access to, a road in a Road Zone. The land must be located within 100 metres of a commercial zone or Mixed Use Zone and must adjoin, or have access to, a road in a Road Zone. The land must have the same street frontage as the land in the commercial zone or Mixed Use Zone. The leasable floor area must not exceed 100 square metres. Must meet the requirements of Clause Section 2 Permit required Use Accommodation (other than Dependent person s unit, Dwelling and Residential aged care facility) Agriculture (other than Animal keeping, Animal training, Apiculture, Horse stables and Intensive animal husbandry) Animal keeping (other than Animal boarding) if the Section 1 condition is not met Car park Car wash Community market Convenience restaurant Convenience shop if the Section 1 conditions to Shop are not met. Hotel Leisure and recreation (other than Informal outdoor recreation and Motor racing track) Office (other than Medical centre) Condition Must be no more than 5 animals. Must be used in conjunction with another use in Section 1 or 2. The site must adjoin, or have access to, a road in a Road Zone. The site must adjoin, or have access to, a road in a Road Zone. The land must be located within 100 metres of a commercial zone. The land must have the same street frontage as the land in the commercial zone. The leasable floor area must not exceed 250 square metres. RESIDENTIAL GROWTH ZONE PAGE 2 OF 7

56 Use Place of assembly (other than Amusement parlour, Carnival, Circus, Nightclub and Place of worship) Plant nursery Service station Shop (other than Adult sex bookshop, Bottle shop and Convenience shop) if the Section 1 conditions are not met Store Tavern Utility installation (other than Minor utility installation and Telecommunications facility) Any other use not in Section 1 or 3 Condition The site must either: Adjoin a commercial zone or industrial zone. Adjoin, or have access to, a road in a Road Zone. The site must not exceed either: 3000 square metres square metres if it adjoins on two boundaries a road in a Road Zone. The land must be located within 100 metres of a commercial zone or Mixed Use Zone. The land must have the same street frontage as the land in the commercial zone or Mixed Use Zone. Must be in a building, not a dwelling, and used to store equipment, goods, or motor vehicles used in conjunction with the occupation of a resident of a dwelling on the lot. Section 3 Prohibited Use Adult sex bookshop Amusement parlour Animal boarding Animal training Bottle shop Brothel Cinema based entertainment facility Horse stables Industry (other than Car wash) Intensive animal husbandry Motor racing track Nightclub Retail premises (other than Community market, Food and drink premises, Plant nursery and Shop) Saleyard RESIDENTIAL GROWTH ZONE PAGE 3 OF 7

57 Use Stone extraction Transport terminal Warehouse (other than Store) Subdivision 01/07/2013 V8 Permit requirement A permit is required to subdivide land. An application to subdivide land, other than an application to subdivide land into lots each containing an existing dwelling or car parking space, must meet the requirements of Clause 56 and: Must meet all of the objectives included in the clauses specified in the following table. Should meet all of the standards included in the clauses specified in the following table. Class of subdivision Objectives and standards to be met 60 or more lots All except Clause lots All except Clauses to , , and lots All except Clauses , to , , , and lots Clauses , , , , to Construction and extension of one dwelling on a lot 01/07/2013 V8 Permit requirement A permit is required to construct or extend one dwelling on a lot less than 300 square metres A development must meet the requirements of Clause 54. No permit required No permit is required to: Construct or carry out works normal to a dwelling. Construct or extend an out-building (other than a garage or carport) on a lot provided the gross floor area of the out-building does not exceed 10 square metres and the maximum building height is not more than 3 metres above ground level Construction and extension of two or more dwellings on a lot, dwellings on common property and residential buildings 01/07/2013 V8 Permit requirement A permit is required to: RESIDENTIAL GROWTH ZONE PAGE 4 OF 7

58 Construct a dwelling if there is at least one dwelling existing on the lot. Construct two or more dwellings on a lot. Extend a dwelling if there are two or more dwellings on the lot. Construct or extend a dwelling if it is on common property. Construct or extend a residential building. A permit is required to construct or extend a front fence within 3 metres of a street if: The fence is associated with 2 or more dwellings on a lot or a residential building, and The fence exceeds the maximum height specified in Clause A development must meet the requirements of Clause 55. development of five or more storeys, excluding a basement. A permit is not required to construct one dependent person s unit on a lot Requirements of Clause 54 and Clause 55 01/07/2013 V8 A schedule to this zone may specify the requirements of: This does not apply to a Standards A3, A5, A6, A10, A11, A17 and A20 of Clause 54 of this scheme. Standards B6, B8, B9, B13, B17, B18, B28 and B32 of Clause 55 of this scheme. If a requirement is not specified in a schedule to this zone, the requirement set out in the relevant standard of Clause 54 or Clause 55 applies Buildings and works associated with a Section 2 use 01/07/2013 V8 A permit is required to construct a building or construct or carry out works for a use in Section 2 of Clause Maximum building height requirement for a dwelling or residential building 01/07/2013 V8 The maximum height of a building used for the purpose of a dwelling or residential building must not exceed the building height specified in a schedule to this zone. This does not apply to: An extension of an existing building that exceeds the specified building height provided that the extension does not exceed the existing building height. A building which exceeds the specified building height for which a valid building permit was in effect prior to the introduction of this provision. If no building height is specified in a schedule to this zone, the maximum building height should not exceed 13.5 metres unless the slope of the natural ground level at any cross section wider than 8 metres of the site of the building is 2.5 degrees or more, in which case the height of the building should not exceed 14.5 metres. This building height requirement replaces the maximum building height specified in Standard A4 in Clause 54 and Standard B7 in Clause Buildings on lots that abut another residential zone 01/07/2013 V8 Any buildings or works constructed on a lot that abuts land which is in a General Residential Zone, Neighbourhood Residential Zone, or Township Zone must meet the requirements of Clauses , , , and along that boundary. RESIDENTIAL GROWTH ZONE PAGE 5 OF 7

59 Application requirements 01/07/2013 V8 An application must be accompanied by the following information, as appropriate: For a residential development of four storeys or less, the neighbourhood and site description and design response as required in Clause 54 and Clause 55. For residential development of five or more storeys, an urban context report and design response as required in Clause For an application for subdivision, a site and context description and design response as required in Clause 56. Plans drawn to scale and dimensioned which show: Site shape, size, dimensions and orientation. The siting and use of existing and proposed buildings. Adjacent buildings and uses. The building form and scale. Setbacks to property boundaries. The likely effects, if any, on adjoining land, including noise levels, traffic, the hours of delivery and despatch of good and materials, hours of operation and light spill, solar access and glare. Any other application requirements specified in a schedule to this zone. If in the opinion of the responsible authority an application requirement is not relevant to the evaluation of an application, the responsible authority may waive or reduce the requirement Exemption from notice and review 01/07/2013 V8 Subdivision An application to subdivide land is exempt from the notice requirements of Section 52(1)(a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act Decision guidelines 01/07/2013 V8 Before deciding on an application, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate: General The State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. The purpose of this zone Any other decision guidelines specified in a schedule to this zone. Subdivision The pattern of subdivision and its effect on the spacing of buildings. RESIDENTIAL GROWTH ZONE PAGE 6 OF 7

60 For subdivision of land for residential development, the objectives and standards of Clause 56. Dwellings and residential buildings For the construction of one dwelling on a lot, whether the development is an underutilisation of the lot. For the construction and extension of one dwelling on a lot, the objectives, standards and decision guidelines of Clause 54. For the construction and extension of two or more dwellings on a lot, dwellings on common property and residential buildings, the objectives, standards and decision guidelines of Clause 55. For a development of five or more storeys, excluding a basement, the Design Guidelines for Higher Density Residential Development (Department of Sustainability and Environment 2004). Non-residential use and development Whether the use or development is compatible with residential use. Whether the use generally serves local community needs. The scale and intensity of the use and development. The design, height, setback and appearance of the proposed buildings and works. The proposed landscaping. The provision of car and bicycle parking and associated accessways. Any proposed loading and refuse collection facilities. The safety, efficiency and amenity effects of traffic to be generated by the proposal Advertising signs 01/07/2013 V8 Advertising sign requirements are at Clause This zone is in Category 3. Notes: Refer to the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement, for strategies and policies which may affect the use and development of land. Check whether an overlay also applies to the land. Other requirements may also apply. These can be found at Particular Provisions. RESIDENTIAL GROWTH ZONE PAGE 7 OF 7

61 GREATER GEELONG PLANNING SCHEME --/--/20-- C-- SCHEDULE 1 TO CLAUSE RESIDENTIAL GROWTH ZONE Shown on the planning scheme map as RGZ1 1.0 Requirements of Clause 54 and Clause 55 --/--/20-- C-- Minimum street setback Standard A3 and B6 Requirement Site coverage A5 and B8 Permeability A6 and B9 Landscaping B13 Side and rear setbacks Walls on boundaries Private open space Front fence height A10 and B17 A11 and B18 A17 B28 A20 and B Maximum building height requirement for a dwelling or residential building --/--/20-- C Application requirements --/--/20-- C Decision guidelines --/--/20-- C-- RESIDENTIAL GROWTH ZONE SCHEDULE 2 PAGE 1 OF 1

62 GREATER GEELONG PLANNING SCHEME --/--/20-- C-- SCHEDULE 2 TO CLAUSE RESIDENTIAL GROWTH ZONE Shown on the planning scheme map as URBAN INCREASED HOUSING DIVERSITY AREAS 1.0 Requirements of Clause 54 and Clause 55 --/--/20-- C-- Standard Requirement Minimum street setback A3 and B6 This requirement does not apply to sites in a heritage overlay. The average distance of the setbacks of the front walls of the existing buildings on the abutting allotments facing the front street or 4 metres, whichever is the lesser. Site coverage A5 and B8 Maximum site coverage 70% Permeability A6 and B9 Landscaping B13 Side and rear setbacks Walls on boundaries Private open space Front fence height A10 and B17 A11 and B18 A17 B28 A20 and B32 At least one part of the private open space should consist of secluded private open space with a minimum area of 20 square metres and a minimum dimension of 3 metres at the side or rear of the dwelling with convenient access from a living room. A dwelling or residential building should have private open space consisting of: - An area of 20 square metres of secluded private open space at the side or rear of the dwelling or residential building with a minimum dimension of 3 metres and convenient access from a living room; or - A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from a living room; or - A roof-top area of 10 square metres with a minimum width of 2 metres and convenient access from a living room. 2.0 Maximum building height requirement for a dwelling or residential building --/--/20-- C Application requirements --/--/20-- C Decision guidelines --/--/20-- C-- The following decision guidelines apply to an application for a permit under clause 32.07, in addition to those specified in clause and elsewhere in the scheme as appropriate: RESIDENTIAL GROWTH ZONE SCHEDULE 2 PAGE 1 OF 2

63 GREATER GEELONG PLANNING SCHEME The requirements of Clause in relation to the siting, height, scale, materials and form of proposed buildings. RESIDENTIAL GROWTH ZONE SCHEDULE 2 PAGE 2 OF 2

64 GREATER GEELONG PLANNING SCHEME --/--/20-- C-- SCHEDULE 3 TO CLAUSE RESIDENTIAL GROWTH ZONE Shown on the planning scheme map as RGZ3 COASTAL INCREASED HOUSING DIVERSITY AREAS 1.0 Requirements of Clause 54 and Clause 55 --/--/20-- C-- Standard Requirement Minimum street setback A3 and B6 This requirement does not apply to sites in a heritage overlay. The average distance of the setbacks of the front walls of the existing buildings on the abutting allotments facing the front street or 5.5 metres, whichever is the lesser. Site coverage A5 and B8 Maximum site coverage 70% Permeability A6 and B9 Landscaping B13 Side and rear setbacks Walls on boundaries Private open space Front fence height A10 and B17 A11 and B18 A17 B28 A20 and B32 At least one part of the private open space should consist of secluded private open space with a minimum area of 20 square metres and a minimum dimension of 3 metres at the side or rear of the dwelling with convenient access from a living room. A dwelling or residential building should have private open space consisting of: - An area of 20 square metres of secluded private open space at the side or rear of the dwelling or residential building with a minimum dimension of 3 metres and convenient access from a living room; or - A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from a living room; or - A roof-top area of 10 square metres with a minimum width of 2 metres and convenient access from a living room. 2.0 Maximum building height requirement for a dwelling or residential building --/--/20-- C-- A building used as a dwelling or a residential building must not exceed a height of 10.5 metres 3.0 Application requirements --/--/20-- C Decision guidelines --/--/20-- C-- RESIDENTIAL GROWTH ZONE SCHEDULE 3 PAGE 1 OF 2

65 GREATER GEELONG PLANNING SCHEME The following decision guidelines apply to an application for a permit under clause 32.07, in addition to those specified in clause and elsewhere in the scheme: Buildings and works & dwellings The requirements of Clause in relation to the siting, height, scale, materials and form of proposed buildings. RESIDENTIAL GROWTH ZONE SCHEDULE 3 PAGE 2 OF 2

66 32.08 GENERAL RESIDENTIAL ZONE 01/07/2013 V8 Shown on the planning scheme map as GRZ with a number (if shown). Purpose To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To encourage development that respects the neighbourhood character of the area. To implement neighbourhood character policy and adopted neighbourhood character guidelines. To provide a diversity of housing types and moderate housing growth in locations offering good access to services and transport. To allow educational, recreational, religious, community and a limited range of other nonresidential uses to serve local community needs in appropriate locations Table of uses 01/07/2013 V8 Section 1 - Permit not required Use Animal keeping (other than Animal boarding) Condition Must be no more than 2 animals. Bed and breakfast No more than 10 persons may be accommodated away from their normal place of residence. Dependent person s unit Dwelling (other than Bed and breakfast) Home occupation Informal outdoor recreation Medical centre Minor utility installation Place of worship Railway Residential aged care facility At least 1 car parking space must be provided for each 2 persons able to be accommodated away from their normal place of residence. Must be the only dependent person s unit on the lot. The gross floor area of all buildings must not exceed 250 square metres. Must not require a permit under clause The site must adjoin, or have access to, a road in a Road Zone. The gross floor area of all buildings must not exceed 250 square metres. The site must adjoin, or have access to, a road in a Road Zone. GENERAL RESIDENTIAL ZONE PAGE 1 OF 7

67 Use Condition Tramway Any use listed in Clause Must meet the requirements of Clause Section 2 - Permit required Use Accommodation (other than Dependent person s unit, Dwelling and Residential aged care facility) Agriculture (other than Animal keeping, Animal training, Apiculture, Horse stables and Intensive animal husbandry) Animal keeping (other than Animal boarding) if the Section 1 condition is not met Car park Car wash Community market Convenience restaurant Convenience shop Food and drink premises (other than Convenience restaurant and Take away food premises) Leisure and recreation (other than Informal outdoor recreation and Motor racing track) Place of assembly (other than Amusement parlour, Carnival, Circus, Nightclub, and Place of worship) Plant nursery Service station Store Take away food premises Condition Must be no more than 5 animals. Must be used in conjunction with another use in Section 1 or 2. The site must adjoin, or have access to, a road in a Road Zone. The site must adjoin, or have access to, a road in a Road Zone. The site must either: Adjoin a commercial zone or industrial zone. Adjoin, or have access to, a road in a Road Zone. The site must not exceed either: 3000 square metres square metres if it adjoins on two boundaries a road in a Road Zone. Must be in a building, not a dwelling, and used to store equipment, goods, or motor vehicles used in conjunction with the occupation of a resident of a dwelling on the lot. The site must adjoin, or have access to, a road in a Road Zone. GENERAL RESIDENTIAL ZONE PAGE 2 OF 7

68 Use Condition Utility installation (other than Minor utility installation and Telecommunications facility) Any other use not in Section 1 or 3 Section 3 Prohibited Use Amusement parlour Animal boarding Animal training Brothel Cinema based entertainment facility Horse stables Industry (other than Car wash) Intensive animal husbandry Motor racing track Nightclub Office (other than Medical centre) Retail premises (other than Community market, Convenience shop, Food and drink premises, Plant nursery) Saleyard Stone extraction Transport terminal Warehouse (other than Store) Subdivision 01/07/2013 V8 Permit requirement A permit is required to subdivide land. An application to subdivide land, other than an application to subdivide land into lots each containing an existing dwelling or car parking space, must meet the requirements of Clause 56 and: Must meet all of the objectives included in the clauses specified in the following table. Should meet all of the standards included in the clauses specified in the following table. Class of subdivision Objectives and standards to be met 60 or more lots All except Clause lots All except Clauses to , , and lots All except Clauses , to , , , and lots Clauses , , , , to GENERAL RESIDENTIAL ZONE PAGE 3 OF 7

69 Construction and extension of one dwelling on a lot 01/07/2013 V8 Permit requirement A permit is required to construct or extend one dwelling on: A lot of less than 300 square metres. A lot of between 300 square metres and 500 square metres if specified in a schedule to this zone. A permit is required to construct or extend a front fence within 3 metres of a street if: The fence is associated with one dwelling on: A lot of less than 300 square metres, or A lot of between 300 and 500 square metres if specified in a schedule to this zone, and The fence exceeds the maximum height specified in Clause A development must meet the requirements of Clause 54. No permit required No permit is required to: Construct or carry out works normal to a dwelling. Construct or extend an out-building (other than a garage or carport) on a lot provided the gross floor area of the out-building does not exceed 10 square metres and the maximum building height is not more than 3 metres above ground level Construction and extension of two or more dwellings on a lot, dwellings on common property and residential buildings 01/07/2013 V8 Permit requirement A permit is required to: Construct a dwelling if there is at least one dwelling existing on the lot. Construct two or more dwellings on a lot. Extend a dwelling if there are two or more dwellings on the lot. Construct or extend a dwelling if it is on common property. Construct or extend a residential building. A permit is required to construct or extend a front fence within 3 metres of a street if: The fence is associated with 2 or more dwellings on a lot or a residential building, and The fence exceeds the maximum height specified in Clause A development must meet the requirements of Clause 55. This does not apply to a development of five or more storeys, excluding a basement. A permit is not required to construct one dependent person s unit on a lot Requirements of Clause 54 and Clause 55 01/07/2013 V8 GENERAL RESIDENTIAL ZONE PAGE 4 OF 7

70 A schedule to this zone may specify the requirements of: Standards A3, A5, A6, A10, A11, A17 and A20 of Clause 54 of this scheme. Standards B6, B8, B9, B13, B17, B18, B28 and B32 of Clause 55 of this scheme. If a requirement is not specified in a schedule to this zone, the requirement set out in the relevant standard of Clause 54 or Clause 55 applies Buildings and works associated with a Section 2 use 01/07/2013 V8 A permit is required to construct a building or construct or carry out works for a use in Section 2 of Clause Maximum building height requirement for a dwelling or residential building 01/07/2013 V8 The maximum height of a building used for the purpose of a dwelling or residential building must not exceed the building height specified in a schedule to this zone. This does not apply to: An extension of an existing building that exceeds the specified building height, provided that the extension does not exceed the existing building height. A building which exceeds the specified building height for which a valid building permit was in effect prior to the introduction of this provision. If no building height is specified, the requirement set out in the relevant standard of Clause 54 and Clause 55 applies Application requirements 01/07/2013 V8 An application must be accompanied by the following information, as appropriate: For a residential development of four storeys or less, the neighbourhood and site description and design response as required in Clause 54 and Clause 55. For residential development of five or more storeys, an urban context report and design response as required in Clause For an application for subdivision, a site and context description and design response as required in Clause 56. Plans drawn to scale and dimensioned which show: Site shape, size, dimensions and orientation. The siting and use of existing and proposed buildings. Adjacent buildings and uses. The building form and scale. Setbacks to property boundaries. The likely effects, if any, on adjoining land, including noise levels, traffic, the hours of delivery and despatch of good and materials, hours of operation and light spill, solar access and glare. Any other application requirements specified in a schedule to this zone. If in the opinion of the responsible authority an application requirement is not relevant to the evaluation of an application, the responsible authority may waive or reduce the requirement. GENERAL RESIDENTIAL ZONE PAGE 5 OF 7

71 Exemption from notice and review 01/07/2013 V8 Subdivision An application to subdivide land into lots each containing an existing dwelling or car parking space is exempt from the notice requirements of Section 52(1)(a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act Decision guidelines 01/07/2013 V8 Before deciding on an application, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate: General The State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. The purpose of this zone. Any other decision guidelines specified in a schedule to this zone. Subdivision The pattern of subdivision and its effect on the spacing of buildings. For subdivision of land for residential development, the objectives and standards of Clause 56. Dwellings and residential buildings For the construction and extension of one dwelling on a lot, the objectives, standards and decision guidelines of Clause 54. For the construction and extension of two or more dwellings on a lot, dwellings on common property and residential buildings, the objectives, standards and decision guidelines of Clause 55. For a development of five or more storeys, excluding a basement, the Design Guidelines for Higher Density Residential Development (Department of Sustainability and Environment 2004). Non-residential use and development Whether the use or development is compatible with residential use. Whether the use generally serves local community needs. The scale and intensity of the use and development. The design, height, setback and appearance of the proposed buildings and works. The proposed landscaping. The provision of car and bicycle parking and associated accessways. Any proposed loading and refuse collection facilities. The safety, efficiency and amenity effects of traffic to be generated by the proposal. GENERAL RESIDENTIAL ZONE PAGE 6 OF 7

72 Advertising signs 01/07/2013 V8 Notes: Advertising sign requirements are at Clause This zone is in Category 3. Refer to the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement, for strategies and policies which may affect the use and development of land. Check whether an overlay also applies to the land. Other requirements may also apply. These can be found at Particular Provisions. GENERAL RESIDENTIAL ZONE PAGE 7 OF 7

73 GREATER GEELONG PLANNING SCHEME --/--/20-- C-- SCHEDULE 1 TO CLAUSE GENERAL RESIDENTIAL ZONE Shown on the planning scheme map as. 1.0 Permit requirement for the construction or extension of one dwelling on a lot --/--/20-- C-- Is a permit required to construct or extend one dwelling on a lot of between 300 square metres and 500 square metres? No 2.0 Requirements of Clause 54 and Clause 55 --/--/20-- C-- Minimum street setback Standard A3 and B6 Requirement Site coverage A5 and B8 Permeability A6 and B9 Landscaping B13 Side and rear setbacks Walls on boundaries Private open space Front fence height A10 and B17 A11 and B18 A17 B28 A20 and B Maximum building height requirement for a dwelling or residential building --/--/20-- C Application requirements --/--/20-- C Decision guidelines --/--/20-- C--. GENERAL RESIDENTIAL ZONE SCHEDULE 1 PAGE 1 OF 1

74 GREATER GEELONG PLANNING SCHEME --/--/20-- C-- SCHEDULE 2 TO CLAUSE GENERAL RESIDENTIAL ZONE Shown on the planning scheme map as. INCREMENTAL CHANGE AREAS 1.0 Permit requirement for the construction or extension of one dwelling on a lot --/--/20-- C-- Is a permit required to construct or extend one dwelling on a lot of between 300 square metres and 500 square metres? No 2.0 Requirements of Clause 54 and Clause 55 --/--/20-- C-- Minimum street setback Standard A3 and B6 Requirement Site coverage A5 and B8 Permeability A6 and B9 Landscaping B13 One canopy tree per dwelling Side and rear setbacks Walls on boundaries Private open space Front fence height A10 and B17 A11 and B18 A17 B28 A20 and B32 An area of 60 square metres, with one part of the private open space to consist of secluded private open space at the side or rear of the dwelling or residential building with minimum area of 40 square metres with a minimum dimension of 5 metres of secluded private open space with convenient access from a living room. It can not include a balcony or roof top terrace. An area of 60 square metres, with one part of the private open space to consist of secluded private open space at the side or rear of the dwelling or residential building with minimum area of 40 square metres with a minimum dimension of 5 metres of secluded private open space with convenient access from a living room. It can not include a balcony or roof top terrace. 3.0 Maximum building height requirement for a dwelling or residential building --/--/20-- C-- A building used as a dwelling or a residential building must not exceed a height of 9 metres. GENERAL RESIDENTIAL ZONE SCHEDULE 2 PAGE 1 OF 2

75 GREATER GEELONG PLANNING SCHEME 4.0 Application requirements --/--/20-- C-- Subdivision When any of the lots being created are less than 500 square metres, a subdivision must be accompanied by a development application or approved planning permit plans for the site for the construction of the dwellings. 5.0 Decision guidelines --/--/20-- C--. GENERAL RESIDENTIAL ZONE SCHEDULE 2 PAGE 2 OF 2

76 32.09 NEIGHBOURHOOD RESIDENTIAL ZONE 01/07/2013 V8 Shown on the planning scheme map as NRZ with a number (if shown). Purpose To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To recognise areas of predominantly single and double storey residential development. To limit opportunities for increased residential development. To manage and ensure that development respects the identified neighbourhood character, heritage, environmental or landscape characteristics. To implement neighbourhood character policy and adopted neighbourhood character guidelines. To allow educational, recreational, religious, community and a limited range of other nonresidential uses to serve local community needs in appropriate locations Table of uses 01/07/2013 V8 Section 1 - Permit not required Use Animal keeping (other than Animal boarding) Condition Must be no more than 2 animals. Bed and breakfast No more than 10 persons may be accommodated away from their normal place of residence. Dependent person s unit Dwelling (other than Bed and breakfast) Home occupation Informal outdoor recreation Medical centre Minor utility installation Place of worship At least 1 car parking space must be provided for each 2 persons able to be accommodated away from their normal place of residence. Must be the only dependent person s unit on the lot. The gross floor area of all buildings must not exceed 250 square metres. Must be located in an existing building. The site must adjoin, or have access to, a road in a Road Zone. Must not require a permit under clause The gross floor area of all buildings must not exceed 250 square metres. The site must adjoin, or have access to, a road in a Road Zone. Must not require a permit under clause NEIGHBOURHOOD RESIDENTIAL ZONE PAGE 1 OF 7

77 Use Railway Residential aged care facility Tramway Any use listed in clause Condition Must meet the requirements of Clause Section 2 - Permit required Use Condition Accommodation (other than Dependent person s unit, Dwelling and Residential aged care facility) Agriculture (other than Animal keeping, Animal training, Apiculture, Horse stables and Intensive animal husbandry) Animal keeping (other than Animal boarding) if the Section 1 condition is not met Car park Car wash Community market Convenience restaurant Must be no more than 5 animals. Must be used in conjunction with another use in Section 1 or 2. The site must adjoin, or have access to, a road in a Road Zone. The site must adjoin, or have access to, a road in a Road Zone. Convenience shop The leasable floor area must not exceed 80 square metres. Food and drink premises (other than Convenience restaurant and Take away food premises) Leisure and recreation (other than Informal outdoor recreation and Motor racing track) Place of assembly (other than Amusement parlour, Carnival, Circus, Nightclub and Place of worship) Plant nursery Service station The site must either: Adjoin a commercial zone or industrial zone. Adjoin, or have access to, a road in a Road Zone. The site must not exceed either: 3000 square metres square metres if it adjoins on two boundaries a road in a Road Zone. NEIGHBOURHOOD RESIDENTIAL ZONE PAGE 2 OF 7

78 Use Store Take away food premises Utility installation (other than Minor utility installation and Telecommunications facility) Any other use not in Section 1 or 3 Condition Must be in a building, not a dwelling, and used to store equipment, goods, or motor vehicles used in conjunction with the occupation of a resident of a dwelling on the lot. The site must adjoin, or have access to, a road in a Road Zone. Section 3 Prohibited Use Amusement parlour Animal boarding Animal training Brothel Cinema based entertainment facility Horse stables Industry (other than Car wash) Intensive animal husbandry Motor racing track Nightclub Office (other than Medical centre) Retail premises (other than Community market, Convenience shop, Food and drink premises and Plant nursery) Saleyard Stone extraction Transport terminal Warehouse (other than Store) Subdivision 01/07/2013 V8 Permit requirement A permit is required to subdivide land. A schedule to this zone may specify a minimum lot size to subdivide land. Each lot must be at least the area specified for the land. An application to subdivide land, other than an application to subdivide land into lots each containing an existing dwelling or car parking space, must meet the requirements of Clause 56 and: Must meet all of the objectives included in the clauses specified in the following table. Should meet all of the standards included in the clauses specified in the following table. NEIGHBOURHOOD RESIDENTIAL ZONE PAGE 3 OF 7

79 Class of subdivision Objectives and standards to be met 60 or more lots All except Clause lots All except Clauses to , , and lots All except Clauses , to , , , and lots Clauses , , , , to Number of dwellings on a lot 01/07/2013 V8 The number of dwellings on a lot must not exceed the number specified in a schedule to this zone. If no number is specified, the number of dwellings on a lot must not exceed two Construction and extension of one dwelling on a lot 01/07/2013 V8 Permit requirement A permit is required to construct or extend one dwelling on: A lot of less than 300 square metres. A lot of less than the lot size specified in a schedule to this zone. A permit is required to construct or extend a front fence within 3 metres of a street if: The fence is associated with one dwelling on: A lot of less than 300 square metres, or A lot of less than the lot size specified in a schedule to this zone, and The fence exceeds the maximum height specified in Clause A development must meet the requirements of Clause 54. No permit required No permit is required to: Construct or carry out works normal to a dwelling. Construct or extend an out-building (other than a garage or carport) on a lot provided the gross floor area of the out-building does not exceed 10 square metres and the maximum building height is not more than 3 metres above ground level Construction and extension of two or more dwellings on a lot, dwellings on common property and residential buildings 01/07/2013 V8 Permit requirement A permit is required to: Construct a dwelling if there is at least one dwelling existing on the lot. Construct two or more dwellings on a lot. Extend a dwelling if there are two or more dwellings on the lot. NEIGHBOURHOOD RESIDENTIAL ZONE PAGE 4 OF 7

80 Construct or extend a dwelling if it is on common property. Construct or extend a residential building. A permit is required to construct or extend a front fence within 3 metres of a street if: The fence is associated with 2 or more dwellings on a lot or a residential building, and The fence exceeds the maximum height specified in Clause A development must meet the requirements of Clause 55. A permit is not required to construct one dependent person s unit on a lot Requirements of Clause 54 and Clause 55 01/07/2013 V8 A schedule to this zone may specify the requirements of: Standards A3, A5, A6, A10, A11, A17 and A20 of Clause 54 of this scheme. Standards B6, B8, B9, B13, B17, B18, B28 and B32 of Clause 55 of this scheme. If a requirement is not specified in a schedule to this zone, the requirement set out in the relevant standard of Clause 54 or Clause 55 applies Buildings and works associated with a Section 2 use 01/07/2013 V8 A permit is required to construct a building or construct or carry out works for a use in Section 2 of Clause Maximum building height requirement for a dwelling or residential building 01/07/2013 V8 The maximum height of a building used for the purpose of a dwelling or residential building must not exceed the building height specified in a schedule to this zone. If no building height is specified, the height of a building must not exceed 8 metres unless the slope of the natural ground level at any cross section wider than 8 metres of the site of the building is 2.5 degrees or more, in which case the height of the building must not exceed 9 metres. This does not apply to: An extension of an existing building that exceeds the specified building height provided that the extension does not exceed the existing building height. An extension of an existing building or the construction of a new building that exceeds the specified building height which does not exceed the height of immediately adjacent buildings facing the same street. The rebuilding of a lawful building or works which have been damaged or destroyed. A building which exceeds the specified building height for which a valid building permit was in effect prior to the introduction of this provision Application requirements 01/07/2013 V8 An application must be accompanied by the following information, as appropriate: For a residential development, the neighbourhood and site description and design response as required in Clause 54 and Clause 55. For an application for subdivision, a site and context description and design response as required in Clause 56. NEIGHBOURHOOD RESIDENTIAL ZONE PAGE 5 OF 7

81 Plans drawn to scale and dimensioned which show: Site shape, size, dimensions and orientation. The siting and use of existing and proposed buildings. Adjacent buildings and uses, including siting and dimensioned setbacks. The building form and scale. Setbacks to property boundaries. The likely effects, if any, on adjoining land, including noise levels, traffic, the hours of delivery and despatch of good and materials, hours of operation and light spill, solar access and glare. Any other application requirements specified in a schedule to this zone. If in the opinion of the responsible authority an application requirement is not relevant to the evaluation of an application, the responsible authority may waive or reduce the requirement Exemption from notice and review 01/07/2013 V8 Subdivision An application to subdivide land into lots each containing an existing dwelling or car parking space is exempt from the notice requirements of Section 52(1)(a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act Decision guidelines 01/07/2013 V8 Before deciding on an application, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate: General The State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. The purpose of this zone. Any other decision guidelines specified in a schedule to this zone. Subdivision The pattern of subdivision and its effect on the spacing of buildings. For subdivision of land for residential development, the objectives and standards of Clause 56. Dwellings and residential buildings For the construction and extension of one dwelling on a lot, the objectives, standards and decision guidelines of Clause 54. NEIGHBOURHOOD RESIDENTIAL ZONE PAGE 6 OF 7

82 For the construction and extension of two or more dwellings on a lot, dwellings on common property and residential buildings, the objectives, standards and decision guidelines of Clause 55. Non-residential use and development In the local neighbourhood context: Whether the use or development is compatible with residential use. Whether the use generally serves local community needs. The scale and intensity of the use and development. The design, height, setback and appearance of the proposed buildings and works. The proposed landscaping. The provision of car and bicycle parking and associated accessways. Any proposed loading and refuse collection facilities. The safety, efficiency and amenity effects of traffic to be generated by the proposal Advertising signs 01/07/2013 V8 Advertising sign requirements are at Clause This zone is in Category 3. Notes: Refer to the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement, for strategies and policies which may affect the use and development of land. Check whether an overlay also applies to the land. Other requirements may also apply. These can be found NEIGHBOURHOOD RESIDENTIAL ZONE PAGE 7 OF 7

83 GREATER GEELONG PLANNING SCHEME --/--/20-- C-- SCHEDULE 1 TO CLAUSE NEIGHBOURHOOD RESIDENTIAL ZONE Shown on the planning scheme map as NRZ1. NORTH SHORE 1.0 Minimum subdivision area --/--/20-- C Permit requirement for the construction or extension of one dwelling on a lot --/--/20-- C-- Requirement Permit requirement for the construction or extension of one dwelling on a lot Permit requirement to construct or extend a front fence within 3 metres of a street on a lot 3.0 Requirements of Clause 54 and Clause 55 --/--/20-- C-- Standard Requirement Minimum street setback A3 and B6 Site coverage A5 and B8 Permeability A6 and B9 Landscaping B13 Side and rear setbacks Walls on boundaries Private open space Front fence height A10 and B17 A11 and B18 A17 B28 A20 and B Number of dwellings on a lot --/--/20-- C Maximum building height requirement for a dwelling or residential building --/--/20-- C Application requirements --/--/20-- C-- Subdivision When the lots being created are between square meters a subdivision must also be accompanied by a development application for the construction of the dwellings. NEIGHBOURHOOD RESIDENTIAL ZONE SCHEDULE 1 PAGE 1 OF 2

84 GREATER GEELONG PLANNING SCHEME 7.0 Decision guidelines --/--/20-- C-- NEIGHBOURHOOD RESIDENTIAL ZONE SCHEDULE 1 PAGE 2 OF 2

85 GREATER GEELONG PLANNING SCHEME --/--/20-- C-- SCHEDULE 2 TO CLAUSE NEIGHBOURHOOD RESIDENTIAL ZONE Shown on the planning scheme map as NRZ2. URBAN PRESERVATION AREA 1.0 Minimum subdivision area --/--/20-- C square metres 2.0 Permit requirement for the construction or extension of one dwelling on a lot --/--/20-- C-- Permit requirement for the construction or extension of one dwelling on a lot Permit requirement to construct or extend a front fence within 3 metres of a street on a lot Requirement 3.0 Requirements of Clause 54 and Clause 55 --/--/20-- C-- Minimum street setback Standard A3 and B6 Requirement Site coverage A5 and B8 Permeability A6 and B9 Landscaping B13 One canopy tree per dwelling. Side and rear setbacks Walls on boundaries Private open space Front fence height A10 and B17 A11 and B18 A17 B28 A20 and B32 An area of 60 square metres, with one part of the private open space to consist of secluded private open space at the side or rear of the dwelling or residential building with minimum area of 40 square metres with a minimum dimension of 5 metres of secluded private open space with convenient access from a living room. It can not include a balcony or roof top terrace. An area of 60 square metres, with one part of the private open space to consist of secluded private open space at the side or rear of the dwelling or residential building with minimum area of 40 square metres with a minimum dimension of 5 metres of secluded private open space with convenient access from a living room. It can not include a balcony or roof top terrace. NEIGHBOURHOOD RESIDENTIAL ZONE SCHEDULE 2 PAGE 1 OF 2

86 GREATER GEELONG PLANNING SCHEME 4.0 Number of dwellings on a lot --/--/20-- C Maximum building height requirement for a dwelling or residential building --/--/20-- C Application requirements --/--/20-- C-- Subdivision When the lots being created are between square metres a subdivision must also be accompanied by a development application for the construction of the dwellings. 7.0 Decision guidelines --/--/20-- C-- NEIGHBOURHOOD RESIDENTIAL ZONE SCHEDULE 2 PAGE 2 OF 2

87 Appendix 4: Increased Housing Diversity Area Study Refer to individual documents for the following areas: Barwon Heads Bell Park Bell Post Bellarine Village/Newcomb Belmont Corio Drysdale East Geelong Hamlyn Heights Highton Lara Leopold Marshall North Geelong Ocean Grove Ocean Grove Market Place Portarlington South Geelong St Leonards Waurn Ponds

88 Appendix 5: Proposed local planning policy Clause Increased Housing Diversity Areas

89 GREATER GEELONG PLANNING SCHEME INCREASED HOUSING DIVERSITY AREAS POLICY DD/MM/YYY Proposed C300 This policy applies to all land zoned Residential Growth and located in the identified Increased Housing Diversity Areas. Policy Basis This policy provides guidance on development in Council s identified Increased Housing Diversity Areas (IHDA). IHDAs have been identified around activity centres and have significant capacity to accommodate residential growth and increased housing diversity through a range of housing types and forms. These areas can provide residents local shopping needs and/or are serviced by public transport. New development in these areas should encourage walking by residents and discourage reliance on cars for all trips. Medium density housing can have a greater impact on neighbourhood character than traditional detached housing. As housing density intensifies it is important that design quality improves to ensure a positive contribution to the neighbourhood is achieved. Well designed, site responsive, contemporary medium density housing will replace the existing housing stock and intensify development patterns overtime. The intensity of redevelopment will be highest around the activity centre core and lower at the edge of the IHDA. Instead of applying a one size fits all approach, medium density development should be achieved through a range of housing typologies that best reflects the local context. This includes responding to unique characteristics of an area such as heritage, significant vegetation, topography and views which may reduce the development potential. The IHDAs include heritage areas and new development should balance the preservation and restoration of the identified heritage place and opportunity for new housing. Housing should also meet the needs of a diverse range of future residents including the demand for smaller, low maintenance households and tourist accommodation. Objectives To evolve the character of these areas through more intensive development. To ensure that the density, mass and scale of residential development is appropriate to the location, role and character of the specific IHDA. To promote a diversity of housing types to cater to a variety of lifestyle needs. To ensure development makes a positive architectural and urban design contribution to the IHDA. To promote walking trips and pedestrian safety within the IHDAs. To increase the residential population living in IHDAs. To implement the findings of the Housing Diversity Strategy. Policy It is policy that development within each of the Increased Housing Diversity Areas responds positively to the relevant matters set out in this policy. General Design Objectives Encourage innovative, high quality, site responsive medium density housing development. LOCAL PLANNING POLICIES - CLAUSE PAGE 1 OF 3

90 GREATER GEELONG PLANNING SCHEME Encourage a sympathetic design response when responding to unique characteristics such as heritage places, significant vegetation, topography and public spaces. Encourage design that incorporates environmentally sustainable design principles, particularly the siting and orientation of the dwellings. Encourage the retention of vegetation where possible and providing space for new vegetation. Encourage the consolidation of smaller lots to increase development potential. Discourage the fragmentation of sites and underdevelopment of sites. Ensure that the visual prominence of car parking structures is minimised by locating them behind the line of the front façade and designing them to form a visually unobtrusive part of the building. Where more than one car space is provided, encourage the use of a single-width garage or carport and a tandem parking space on existing or proposed lots less than 10.5m frontage. For multi-unit developments minimise the number of vehicle crossings and where possible, access should be from lower order roads and rear laneways. Ensure that the height and bulk of the new development on interface properties, between IHDA and other residential areas, is responsive to the adjoining character and provides a transition in the built form between areas. Storage areas must not be located within the minimum area of secluded open space. Provide high quality landscaping, including opportunities for trees within the development. Where appropriate provide a street tree to enhance the contribution of the development to the street. Coastal This applies to the Barwon Heads IHDA, Ocean Grove IHDA, Ocean Grove Market Place IHDA, Portarlington IHDA and St Leonards IHDA. Development will integrate with the landscape and respond to natural features, vegetation, topography and the coastal location. Coastal style architecture will dominate with the use of varied natural and lightweight materials, articulation of facades and higher building elements to capture views. Design Objectives Encourage innovative architecture that respects the coastal setting by incorporating a variety of lightweight materials, building elements and details that contribute to a lightness of structure (including balconies, verandahs, extensive glazing, light transparent balustrading), simple detailing and roof forms. Encourage two and three storey development. Encourage the recessing of third storey to reduce dominance of the building from adjoining properties and the streetscape. Retain the openness of the streetscape by avoiding the use of front fences or by providing low permeable front fences. Encourage landscaping to be incorporated into the overall development including planting of a canopy tree and/or large shrubs within front setbacks. Urban This applies to the Bellarine Village and Newcomb Central IHDA, Bell Park - Separation Street IHDA, Bell Post Shopping Centre IHDA, Corio Village Shopping Centre IHDA, LOCAL PLANNING POLICIES - CLAUSE PAGE 2 OF 3

91 GREATER GEELONG PLANNING SCHEME Drysdale IHDA, Highton Shopping Centre IHDA, Lara and Lara Station IHDA, Leopold IHDA, Marshall Station IHDA, Waurn Ponds Shopping Centre IHDA, South Geelong IHDA, Belmont IHDA, North Geelong IHDA, East Geelong IHDA, Geelong West, Manifold Heights and Newtown IHDA, Hamlyn Heights IHDA. Increased residential densities will be achieved through a mix of different building forms and scales. New housing in the form of units, townhouses, terrace housing and apartments will depart from traditional detached housing. Design Objectives Encourage a sympathetic design response to nearby sites and precincts of known heritage value. Encourage development that incorporates a combination of horizontal and vertical articulation, materials, textures and colours to create visual interest. Encourage three storey development and fourth storey elements on larger sites, abutting the activity centre or where the amenity of adjoining properties will not be unreasonably impacted. Encourage the recessing of the third storey element and above to reduce the dominance of the building from adjoining properties and the streetscape. Decision Guidelines Before deciding on an application in an Increased Housing Diversity Area the responsible authority must consider: The extent to which the proposal meets the policy and design objectives of this clause. Whether the development provides a high level of amenity for future residents. Whether the development unreasonably reduces opportunities for neighbouring sites to reasonably develop. Reference Documents City of Greater Geelong Housing Diversity Strategy, alphaplan, David Lock Associates and the City of Greater Geelong, LOCAL PLANNING POLICIES - CLAUSE PAGE 3 OF 3

92 Appendix 6: Geelong West/Newtown/Manifold Heights Opportunities & Constraints Map

93