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MAV Rural and Regional Planning Conference 2015
Facilitating Brownfield Development in Industrial Areas
Marshall SullivanStatutory Planning – City of Greater Geelong
Geelong at a Glance• Population – 221.5k
(largest growth in Victoria outside Metro Mel)
• Planning Applications Received – 1807 in 2014 ($747.6 mill)
• Employment – 6.9% unemployment
(state and national averages are 6.4% and 6.2% respectively)
• Geelong has a fast growing service sector, good infrastructure
and world class research facilities and education sector
Recent Job LossesGeelong continues to face considerable economic and social challenges arising from structural change, in particular the decline of traditional manufacturing operations.
Ford
Alcoa
ShellBut there are new opportunities…
WorkCover, NDIA, ABS, Central Geelong Revitalisation…
Geelong’s Industrial History
Geelong has a long industrial history and some amazing industrial architecture.
Change in Industry has resulted in the Inability to use some buildings for modern day industry
Case Study 1
Little Creatures – Valley Worsted Mills
221 Swanston Street, South Geelong
221 Swanston Street, South
Geelong
The mill was built in 1924 and was considered to be the largest and most modern textile mill in Australia at the time
1934
The site
The site occupies approximately 4.3ha of which approximately 20,000m2 is covered by industrial buildings.
Who are Little Creatures?A brewery which services the east coast of Australia… Industry, Hospitality, Market 13 full time staff plus 50 casual
staff $60mill investment 10mill litres of beer production per
year 2500 visitors per week.Opportunities for Further Growth…
• White Rabbit
• Outdoor Cinema
The Planning Process• Pre-Application Meetings, Regular Meetings with Consultants
• Efficient and Flexible Processing of the Planning Application(s)
• Industrial 1 Zone – Is this an appropriate Use??
Industry
Hospitality Use ?
What about Policy?
Heritage Conservation, Noise, Economic Development, Business, Industrial Land Use,
Tourism, Licensed Premises, Flooding, Access
Heritage OverlayThe proposal facilitates the re-establishment of a large
industry which is able to respect the heritage characteristics of the place.
Do as much as necessary but as little as possible
“It is recognised that the uniqueness and complexity of the site, coupled with its high heritage value, provides challenges
in balancing out the needs of the new use and the requirement to retain heritage significance.” Dr David Rowe
(Heritage Adviser)
Insert vid
Hospitality
Grand Opening
The site was officially opened on 8 December 2013 by the Premier of Victoria - Dennis Napthine and Geelong Mayor Darryn Lyons
On Review…• The Rejuvenation and Protection of Heritage
Buildings
• Certainty for the owner to invest Future Opportunities - White Rabbit Coming Soon
• Jobs
• Tourism
• Industry and Manufacturing continues today
• No Complaints form the Community
Case Study 2
Federal Woollen Mills
Mackey Street, North Geelong
221 Swanston Street, South
Geelong
Port Area
The site has an area of approximately 54,000m2
History• The Federal Woollen Mills were built from 1905-1915 to
make uniforms for the soldiers of WW1.
• In 1923 the site was sold into private hands and became a successful textile manufacturer until it closed in the late 90s.
• It was the biggest and most prestigious mill opening in the history of the industry…
• The Governor General, the Prime Minister and the Minister for Defence headed a dignitaries list which included fourteen local and interstate MPs, eleven Senators, the Attorney General, the Commonwealth Statistician, and the heads of the Office of Home Affairs and the Commonwealth Bank.
The Port• 13.6m tonnes per year
• 661 Vessels per year
• $5.6 billion
• Export 4.9m (bulk grain, woodchips and petroleum products)
• Import 8.7m (crude oil, petroleum products, fertiliser and dry bulk)
The Mill
Anticipated to grow from 13.6m tonnes per year to 50-60m tonnes by 2050Ref: Geelong Port-City 2050 – Final Report of the Geelong Port and Land Use Infrastructure Plan)
The proposal• The site was purchased for approx. $5mill with $15-20 mill
anticipated spend to convert it into a modern ‘Industrial Business Park’
• Directly Employ over 30 builders over 3 years with Indirect jobs estimated to be the same.
• The owner anticipates a total capacity of around 1000-1500 jobs onsite ranging from office, to retail to food with 30-50% of the site capacity will be newly created jobs in Geelong.
How did we facilitate?
• First step – Business Facilitation Group (BFG)
• Statutory Planning took the lead
• Developed a 7 Stage Action Plan
Consultation – who?
Department of Transport, Planning and Local Infrastructure
Victorian Regional Channels Authority
Environment Protection Authority
GrainCorp Limited
Barrett Burston Malting.
Department of State Development, Business and Innovation
2 Key Documents were developed…
A Land Use Planning Guide(LUPG)
• The LUPG outlines the list of Preferred Uses, Potential Uses and Non-Preferred land uses for the site.
• For various land use options it includes Opportunities, Constraints, Potential Impacts on the Port, limitations and expectations required to be submitted at the Planning Permit application stage and Decision Guidelines.
• The LUPG will be informed by a Preliminary Traffic Impact Assessment and Preliminary Economic Impact Assessment.
Preferred Uses
Potential Uses
Non-Preferred Uses
Decision Guidelines • Greater Geelong Planning Scheme.• Impacts of traffic movements and car parking, particularly on port related traffic movements.• Building design measures to reduce amenity impacts to future occupants. Planning permit condition
requiring leases to include “amenity warning” clause• A Staging Plan including details of implementation of the Traffic Management Strategies outlined in the
Transport Master Plan.• The adaptive reuse of heritage buildings including their preservation.• Signage. • Ministerial Direction No.14 (Ports Environs).
Section 173 Agreement For the owner to acknowledgement that:a) The land is located within an Industrial Zone.b) From time to time the owner or occupier may be impacted by noise or odours from nearby industrial
activities. c) The owner or occupier should consider measures to mitigate acoustic or odour impacts.d) The owner will alert future tenants of the potential impacts, for example through a lease agreement.
Other Parts to the LUPG…
The Master Plan
In response to the Consultation Process Key Focus Areas include• Car parking• Traffic Movement• Separating Land Uses• No Accommodation
Council Resolution – Policy
S.60 P&E Act 1987
What matters must a Responsible Authority Consider?
(g) any other strategic plan, policy statement, code or guideline which has been adopted by a Minister, government department, public authority or municipal council
On Review• Certainty for the owner to invest – Business
Opportunity – Heritage Conservation, etc
• Ford Discovery Museum, Second Hand Goods Market
• Office and business opportunities – Restaurant?
• Rejuvenation of Heritage Buildings
• Port is protected
