ST LEONARDS URBAN DESIGN FRAMEWORK · 2009-06-22 · 5 ST LEONARDS URBAN DESIGN FRAMEWORK 1.2 Study Management Steering Committee A Steering Committee was established to oversee the

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ST LEONARDS URBAN DESIGN FRAMEWORK

ContentsContents ...................................................................................................................... 1

Brief and Method

1.1 Brief ................................................................................................................ 3

1.2 Study Management ........................................................................................ 5

1.3 Methodology................................................................................................... 5

1.4 Communication and Consultation .................................................................. 8

Policy Context

2.1 State Planning Policy Framework (SPPF) ................................................... 12

2.2 Zones and Overlays ..................................................................................... 14

2.3 Other Relevant Policies and Studies............................................................ 16

Analysis and Issues

3.1 Analysis and Issues ..................................................................................... 20

3.2 Site Analysis................................................................................................. 21

3.3 Traffic and Parking Analysis......................................................................... 27

3.4 Residential Development Context................................................................ 27

3.5 Disposable Camera Exercise....................................................................... 28

3.6 Issues Paper ................................................................................................ 28

3.7 The Plan ....................................................................................................... 31

Implementation

4.1 Implementation Actions – Statutory, Works and Further Studies ................ 32

Appendices

Appendix A – Project BriefAppendix B – Infrastructure Analysis ReportAppendix C – Steering Committee Meeting AgendasAppendix D – Summary of Issues Paper ResponsesAppendix E – Summary of Draft UDF ResponsesAppendix F – Summary of Public Discussion Draft Submissions

Report Structure

This volume of the report (Volume 2) contains the background information for the StLeonards Urban Design Framework (UDF). The 1st volume (The Plan) contains theUDF itself with a township vision and objectives and implementation actions foreleven themes.

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1. Brief and Method

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1.1 BriefThe City of Greater Geelong sought to undertake an Urban Design Framework(UDF) for St Leonards, using combined Council and Pride of Place funding. Thebrief emphasised resolving the future planning directions of the town for the next tenyears. Early in 2004, a team led by planning consultants Planisphere was appointedto prepare the UDF.

The brief is attached as Appendix A and required the UDF to address issues suchas:• Protection of the fragile coastal environments and natural and cultural heritage• Pressure for residential development and services from visitors, weekenders

and ‘sea-changers’• Improving local services and infrastructure• Traffic and parking• Pedestrian and bike links• Responding to plans to upgrade the St Leonards pier for aquaculture

The product of the study was to include:• A shared vision to guide physical and spatial change over ten years• Design guidelines for key sites, movement networks and built form generally• A defined physical extent for St Leonards• An implementation program, including works and statutory changes

The UDF was also required to:• Identify the key influences on future development• Reflect the policies in the Council’s MSS• Include a high level of community consultation• Evaluate opportunities and constraints• Anticipate and provide for an expansion of retail, community and recreational

facilities

Study Area

The UDF defines the study area for the project as the township of St Leonards, fromSalt Lagoon Wildlife Reserve, to the land north of Edwards Point and Swan Bay andwest to Ibbotson Street. This area is shown on the Study Area Map on the followingpage.

Status of the Project

The UDF was first developed as a Draft Consultant Report. The community wasinvited to comment on the draft report and the report was updated to create thisdocument, the Public Discussion Draft.

During the course of preparing the Urban Design Framework the City of GreaterGeelong embarked on a process of reviewing the Municipal Strategic Statement anddeveloping a Structure Plan Framework to guide future strategic planning work.

As a result a separate Structure Plan for St Leonards has been developedincorporating much of the strategic planning material and directions from the draftFinal Urban Design Framework October 2005 prepared by Planisphere. This revisedversion of the Urban Design Framework (Volumes 1 and 2) now contains onlymatters relating to works in the public realm.

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Study Area Map

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1.2 Study ManagementSteering Committee

A Steering Committee was established to oversee the preparation of the UDF and toprovide direction on the project. Members of the Steering Committee include:

− City of Greater Geelong - Councillor Rob Binnie (before November 2004),Councillor Jan Farrell (after November 2004), Ian McCartney

− Bellarine Bayside Foreshore Committee of Management - Tim Page-Walker

− Department of Sustainability & Environment - Madeleine Glynn (CoastalPlanner)

− Geelong Environment Council - Joan Lindros− Geelong Field Naturalists - John Bottomley− Parks Victoria (Managers of Salt Lagoon Wildlife Reserve, Swan Bay,

which forms part of the Port Phillip Heads Marine National Park, EdwardsPoint State Faunal Reserve and St Leonards Pier) - Steve McPhee andBrooke Connor

− Resident/Property owner - Dennis Smith, Trevor Cunningham and DavidBlanche

− St Leonards Community Planning Network - Andrea Marian and JohnKnight

− St Leonards Progress Association - Beryl Halpin (Secretary) and JocelynBanks (President)

− Swan Bay Integrated Catchment Management Committee - SteveSmithyman

− Wathaurong Aboriginal Cooperative - Alan Browning

The Study Team

The study team comprised:Mike Scott, Project Director, PlanisphereMichael Natoli, Planner / Urban Designer, PlanisphereJohn Curtis, Urban Designer, John Curtis Pty. LtdStephen Pelosi and Frank Berton, Maunsell AustraliaRaph Krelle, Essential EconomicsJai Yianni, Graphic Design, Jai Yianni Graphic Design

1.3 MethodologyThe methodology for the project was designed to respond to the tasks contained inthe Brief, and was developed to enable the planning process to be integrated assimply as possible with clear steps in a consultation program.

The project was undertaken in six stages,. Community consultation was undertakenat key milestones in the project is aspects of the methodology are contained insection 1.4 of this chapter.

As detailed previously, the scope of the issues included within the UDF PublicDiscussion Draft was extensively revised, taking into account the preparation of thePublic Discussion Draft of the St Leonards Structure Plan.

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Stage 1: Inception

The first stage was to review the Brief and establish the process and details of theproject program. This involved:• Reviewing background documents• Preparing detailed time line, including meeting dates and consultation program• Meeting with Council officers to finalise brief• Establishing the Steering Committee membership

Stage 2: Analysis

This stage involved developing a clear picture of the township’s constraints andopportunities, both from an urban design and planning perspective and from thelocal community’s perspective. A detailed analysis of the township is provided inchapter 3 of this report. The analysis involved:• Site analysis and survey of land use, built form, and landscape features.

Undertaken by John Curtis (Urban Designer) and Michael Natoli fromPlanisphere (Planner / Urban Designer)

• Identification of traffic and parking issues by the traffic consultants, Maunsell.Preliminary analysis revealed that traffic volumes were so low that traffic andparking did not need to be addressed in detail.

• Identification of the residential market context by Urban Enterprise• Production of analysis maps for landscape / neighbourhood character,

movement networks and town edges, and land use and rezoning applications• A Steering Committee meeting to discuss the preliminary analysis and

facilitated discussion to generate a preliminary list of Issues• A disposable camera exercise where steering committee members were asked

to take photos of things they liked about St Leonards and things they dislikedrelated to planning and urban design.

Stage 3: Issues, Opportunities & Options

Issues, Opportunities and Options for the future planning of St Leonards wereidentified in an Issues Paper. The inputs to the Issues Paper were:• The site analysis• A study team workshop• Discussions with Steering Committee and results of the disposable camera

exercise• Results of the residential market research• Input from the stakeholder authorities

The Issues Paper discussed all the strengths and weaknesses and opportunities andconstraints (SWOT) of the area, identified through the various consultation andanalysis methods. It set a brief for the remainder of the project as to which aspectsare of particular concern and what questions need to be resolved.

A public workshop was held in July 2004 where participants were invited to discussthe questions in the Issues Paper. The Issues Paper is discussed in more detail insection 3.6 of this report.

Stage 4: Draft Plan

The Draft Plan emerged from the content presented in the Issues Paper and thefeedback from the first public workshop.

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A draft set of objectives and a vision were discussed at the 3rd Steering CommitteeMeeting as well as the brief for design concepts for key sites and issues. The studyteam prepared the draft report following the meeting including several designconcepts which were undertaken by Planisphere and John Curtis Pty Ltd.

A vision statement for the entire township emerged from the discussion at the publicworkshop, to provide a positive direction for the future of St Leonards.

The Draft Plan comprised of the following themes which emerged from the IssuesPaper: Town Character, Landscape and Environment, Views and Vistas, theForeshore, Heritage and History, The Size of the Town, Residential SubdivisionDesign, Housing, Services and Activities in St Leonards, The Town Centre, andTransport, Traffic and Parking.

Objectives and possible implementation actions were developed for each of thethemes. The objectives were generated in response to the issues raised in theIssues Paper, and were adjusted following the public workshop. They were intendedto address the issues listed in brief, and provided a comprehensive basis for thefuture planning of St Leonards.

The possible implementation actions were useful for consultation purposes at thedraft plan stage, to foreshadow some of the actions that may form part of thestrategies.

A 2nd Public Workshop was held to discuss the Draft UDF.

Stage 5: Final Draft Plan & Implementation

The Draft Plan was revised to respond to community comment and feedback fromkey stakeholders.

Finalisation of the Draft UDF included:• Revision of the Draft Plan to respond to community comment and feedback

from key stakeholders.• A meeting with key stakeholders (Bellarine Bayside Foreshore Committee of

Management, Parks Victoria and Department of Sustainability andEnvironment) to discuss their response to the Draft UDF.

• A meeting with the Statutory Planners at CoGG to discuss the most suitableimplementation methods for the UDF.

• Steering committee meeting where the draft final plan was presented anddiscussed. Members of the steering committee were given three weeks toprovide written responses to the plan.

• Preparation of a Draft Final Report documenting the methodology and process,site analysis, community comment and input.

• Relevant maps and plans, including earlier drafts.• Implementation Plan, including capital works and investigation of planning

scheme changes. Each action is given a timeframe - short, medium and longterm, and an indicitive cost.

Stage 6: Public Discussion Draft

Following Stage 5 it was determined that a separate Structure Plan should bedeveloped for St Leonards. The Structure Plan was to draw on the key elements ofthe UDF, including the outputs of the public consultation undertaken through theUDF process.

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The Steering Committee of the UDF were advised of this revised approach inNovember 2005.

The Structure Plan and revised UDF were then prepared as Public DiscussionDrafts, with each having distinct role, where the Structure Plan establishes the broadplanning parameters relating to future urban growth and land use, and the UDFprovides a framework for improvements to the public realm including guiding futurecapital works. On 26th April Council resolved to place the documents on publicconsultation, which occurred between 22nd May and 3rd of July 2006.

Eight submissions were received to the Public Discussion Draft of the UDF. Thesubmissions received were considered and this document, the final version of theUDF, has been revised to reflect a number of the issues raised.

Particular tasks that were undertaken by sub-consultants during Stages 1 to 5:

Infrastructure Analysis

Maunsell Australia were originally appointed to undertake a traffic and parkingassessment of St Leonards. Their initial analysis revealed that traffic and parkingwere not major issues in the township because of the low volumes of traffic withinand around the town. It was considered more beneficial to undertake anassessment of the capacity of the existing and future infrastructure in St Leonardsgiven the development pressure for new residential subdivisions. The capacities ofthe road network; water; sewerage; gas; electricity; telecommunications; anddrainage were assessed. The assessment was undertaken by approaching the localservice authorities with two development scenarios development scenario and a highdevelopment scenario. The results of this assessment have been included in theUDF and the report is attached as Appendix B.

Residential Development Context

Urban Enterprise were engaged to undertake a demographic analysis of StLeonards looking at key indicators such as population change and age. They alsoprovided an assessment of residential land supply and levels of demand. Thisincluded an analysis of building approvals data over a 5 year period which wascompared to the amount of vacant residential land in the township. Various parts ofthe research on the residential development context were incorporated into theIssues Paper and the draft UDF.

1.4 Communication and ConsultationCommunity consultation was undertaken at important milestones in the developmentof the UDF. Community participation was built around a steering committee,comprising representatives from several stakeholder groups and local residents.There were also two public workshops which were to discuss the Issues Paper andthe Draft UDF.

Steering Committee

A series of four steering committee meetings were held with the steering committeeat the St Leonards Community Hall. The steering committee oversaw production ofthe study content, as well as acting as the operational / organisational managementteam for the study. Meetings occurred at key milestones throughout the studyprocess to approve draft material and briefs for future work.

Two other Steering Committee meetings were held following the decision to preparea full Structure Plan for St Leonards and revised UDF, one initially to advise the

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Committee and discuss the implications of the revised approach and the second toallow the Committee to view and comment on the draft documents prior to the formalconsultation phase.

Agendas for the four steering committee meetings are included in Appendix C, andfollow the format outlined below.

Meeting 1, Wednesday 19 May 2004

The first steering committee meeting covered the following issues:• Welcome and introduction of the steering committee and project team members• Presentation of the study content, methodology, work program and

communication strategy• Presentation and discussion of the preliminary analysis undertaken by the study

team• Discussion about the agenda for the plan and the issues facing the future

development of St Leonards• Explanation of the disposable camera exercise and distribution of cameras to

members of the Steering Committee

Meeting 2, Wednesday 23 June 2004

Steering committee meeting 2 included discussion of the following issues:• Discussion of the results form the disposable camera exercise• Presentation and extensive discussion of draft Issues Paper which was pre-

circulated for comment• Resolve the consultation for the Issue Paper

Meeting 3, Thursday 2 September 2004

Steering committee meeting 3 was held after the first public workshop and coveredthe following issues:• Presentation of a summary of the Feedback to the Issues Paper• Discussion of the draft contents page for the final report• Discussion of draft objectives and strategies for the draft report to reach

agreement on emerging directions• Discussion of the brief for the key project areas• Update on the progress on the Infrastructure Analysis undertaken by Maunsells• Resolve the consultation for the Draft UDF including date of release and date of

Public Workshop

Meeting 4, Wednesday 27 April 2005

The fourth meeting occurred a substantial amount of time after the 2nd PublicWorkshop. During that period the consultants met with key stakeholders includingDSE, Parks Victoria and Bellarine Bayside Foreshore Committee of Management todiscuss their responses to the Draft UDF. An additional meeting was held with theStatutory Planners at the CoGG to discuss the most appropriate statutoryimplementation measures for the UDF.

The following issues were discussed at the fourth steering committee meeting.• Presentation and discussion about the changes to each theme• Presentation from David Blanche about the proposed residential development

of the Golf course and anticipated closure of the course

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• Discussion about the proposed golf course development with David Blancheexcused from the meeting.

• Explanation of the structure of the Final Draft UDF Report• Explanation of the next steps

Community WorkshopsPublic Workshop 1 - Issues Paper

Issues Paper was released in July 2004 and was followed up by the first publicworkshop on Saturday 10 July 2004 at the St Leonards Yacht Club. The IssuesPaper was distributed at the public workshop and was also available at the localnewsagency for those who couldn’t attend. Over 70 people attended this first publicworkshop. Participants were invited to discuss the questions posed in the IssuesPaper and suggest answers to them. This was done by allocating ‘bundles’ ofquestions to groups of participants seated at tables. A representative from eachtable then presented the results of the discussion to the meeting.

The study team took away and typed the notes prepared by each table. In addition,approximately 26 written submissions were received in response to the IssuesPaper. The comments in these submissions and the discussions at the firstworkshop were taken into account in developing the Draft UDF. The summaries ofthe meeting notes and written submissions were distributed at the second publicworkshop. A summary of the responses to the issues paper is attached as AppendixD

Public Workshop 2 – Draft UDF

A 2nd Public workshop was held at the St Leonards Yacht Club on October 16 andwas attended by over 70 people. The Draft UDF was available at the localnewsagents, the Council offices and on the Council’s website 8 days prior to thepublic workshop. Copies of the Draft UDF were also available at the publicworkshop.

Participants were invited to discuss the Draft UDF and provide feedback on whichobjectives and actions they agreed with and those they disagreed with. Participantswere divided into groups to discuss a ‘bundle’ of themes with some groups choosingto discuss all of the themes. A representative from each table then presented theresults of the discussion to the meeting.

The notes from this workshop were collated and typed. 26 written submissions werealso received in response to the Draft UDF. The comments in these submissionsand the discussions at the second public workshop were taken into account infinalising the UDF. The submissions from key stakeholders including BellarineBayside Foreshore Committee Management, Parks Victoria and the Department ofSustainability and Environment were discussed further at additional meetings. Adetailed summary of all feedback to the Draft UDF is included as Appendix E.

Consultation on Public Discussion Draft

Consultation on the revised UDF (Public Discussion Draft) was undertakenconcurrently with the consultation on the draft of the St Leonards Structure Plan.

Notices regarding consultation on the draft documents were placed in the BellarineEcho and the Geelong Advertiser, at the beginning of the consultation period andalso on the first Saturday of the school holidays. Notification also appeared in theJune version of the Port Report. Copies of the document were able to be purchasedfrom the general stores in St Leonards and Indented Head and Council offices. Thedocument was also placed on the Council’s website.

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Communication

Public Workshop Notification

The community were notified about the public workshops through a number ofmethods. Posters with details of the workshops were designed by the project team’sgraphic designer and displayed a several locations in the shopping area of StLeonards. Some steering committee members also delivered the posters to mailboxes throughout the township.

Advertisements were also posted in the Bellarine Echo newspaper prior to theworkshops. This paper is distributed to areas on the Bellarine Peninsula.

Graphic Design

The project team’s graphic designer prepared an ‘image’ for the project, inspired bythe seaside character of the town and its natural features such as the Salt Lagoonand coastal vegetation. This image was used at various stages throughout theproject.

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2. Policy Context

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2.1 State Planning Policy Framework (SPPF)The State Planning Policy Framework (SPPF) provides a context for planning anddecision making for the Council. It provides direction for general land use anddevelopment and specific policies for dealing with sectoral issues. The followingsections are relevant to the St Leonards UDF.

For coastal areas the SPPF aims to ‘assist the protection and maintenance ofsignificant environmental features and sustainable use of natural coastal resources.’

There are planning directions for residential development. Development isdirected to ‘locations with access to physical and community infrastructure’ andshould ‘provide a range of lot sizes, a convenient and safe road network, appropriatepedestrian and cycle paths, sufficient useable open space and low vulnerability tofire.’ The SPPF also encourages energy efficient and water sensitive designprinciples and encourages public transport use. There is also a direction to increaseresidential densities to help consolidate urban areas.

The SPPF indicates that planning authorities should accommodate projectedpopulation growth over at least a 10 year period, taking into account land capability,environmental quality and the cost of providing infrastructure.

Municipal Strategic Statement (MSS)

The MSS provides the rationale for the policies and planning controls contained inthe City of Greater Geelong Planning Scheme. It provides land use planningguidelines for the achievement of these strategic goals. Many of these are relevantand should be considered in the St Leonards UDF.

Relevant planning principles aim to maintain non-urban breaks betweensettlements and retain the natural boundaries to townships. Another principleencourages urban consolidation to enable the existing boundaries of townships to bemaintained.

There are planning principles for the natural environment which aim to protectareas of environmental sensitivity and restrict urban development in catchmentswhich drain into sensitive ecosystems such as Swan Bay.

St Leonards is not selected as a suitable location for future urban growth in theMSS with Ocean Grove and Drysdale/Clifton Springs selected as growth areas onthe Bellarine Peninsula. Future rural residential living is not directed to St Leonardswith Drysdale/Clifton Springs selected as a suitable area.

There are also policies for coastal areas which aim to focus urban developmentaround existing settlements to prevent lineal urban sprawl along the coast. Otherobjectives for these policies aim to manage tourism pressures on the coast, protectthe visual qualities of the coast and preserve the natural coastal environment.

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2.2 Zones and OverlaysResidential 1 Zone (R1Z)

The majority of the residential land in St Leonards is zoned R1Z. The Purpose of thiszone is to provide for residential development at a range of densities with a variety ofdwellings.

Rural Zone (RUZ)

The majority of the land beyond the western edge of St Leonards is zoned RUZ. Thepurpose of this zone is to provide for the sustainable use of land for extensive animalhusbandry (including dairying and grazing) and crop raising (including Horticultureand Timber production).

Business 1 Zone (B1Z)

The shopping village in the centre of the town is zoned B1Z. The purpose of thezone is to encourage the intensive development of business centres for retailing andother complementary commercial, entertainment and community uses.

Public Conservation and Resource Zone (PCRZ)

The Salt Lagoon Wildlife Reserve, Edwards Point State Faunal Reserve, and theSwan Bay surrounds are zoned PCRZ. The purpose of this zone is to protect andconserve the natural environment and natural processes for their historic, scientific,landscape, habitat or cultural values, to provide facilities which assist in publiceducation and interpretation of the natural environment with minimal degradation ofthe natural environment or natural processes and to provide for appropriate resourcebased uses.

Schedule 3 to the Special Use Zone (SUZ3)

The St Leonards Golf Course is zoned SUZ3. The Purpose of this zone is to providefor the use and development of private golf courses and to ensure that the use anddevelopment of land for the purpose of private golf courses does not prejudice theamenity of surrounding areas.

Schedule 7 to the Environmental Rural Zone (ERZ7)

Allotments adjacent to the northern, and part of the eastern edge of the Salt LagoonWildlife Reserve, are zoned ERZ7. The environmental outcome sought is to protectthe Lake from residential encroachment and to maintain the floodwater overflow andsea channel.

Public Park and Recreation Zone (PPRZ)

A large tract of land following the coast and some parks in St Leonards are zonedPPRZ. The purpose of this zone is to recognise areas for public recreation and openspace, protect and conserve areas of significance where appropriate and to providefor commercial uses where appropriate.

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Zone Plan of St Leonards

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Schedule 14 to the Design and Development Overlay (DDO14) – DwellingsOver 7.5 metres

This overlay applies to all residential areas within the CoGG. A permit is required toconstruct or extend a dwelling over 7.5 metres. This overlay aims to ensure newdwellings and extensions are compatible with the existing scale and character ofadjoining dwellings and aims to ensure that the height and visual bulk of dwellingsare acceptable in the neighbourhood setting. The Residential Character Study:Character Precinct Brochures are a reference document for this overlay.

This is an interim overlay which will expire on 30 June 2007.

Heritage Overlay (HO)

A HO applies to five sites in St Leonards. The purpose of this overlay is to conserveand enhance heritage places or places of natural or cultural significance.• HO1542 Miller Boys Memorial, Bluff Road, St Leonards• HO1573 St Leonards Primary School 1339 Murradoc Road• HO1574 Residence (Former Post Office) 1350 Murradoc Road• HO1559 St. Paul’s Anglican Church 10-20 Dudley Parade, St Leonards• HO1595 Residence “Edina” Cottage, 11 St Leonards Street, St Leonards

Schedule 1 to the Vegetation Protection Overlay (VPO1) – Significantroadsides and linear reserves

This overlay applies to a section of Murradoc Road and Ibbotsons Road and aims toprotect areas of significant indigenous vegetation, maintain habitat corridors forindigenous flora and fauna, and ensure that development minimises the loss ofindigenous vegetation.

Schedule 2 to the Environmental Significance Overlay (ESO2) – High Valuewetlands and associated Habitat Protection

This overlay applies to land surrounding the Salt Lagoon Wildlife Reserve and SwanBay. The overlay aims to maintain the ecological character, protect naturalresources, prevent further loss of wetland habitat, protect cultural values and protectvisual amenity.

2.3 Other Relevant Policies and StudiesCity of Greater Geelong Residential Character Study (August 2001)

The study was prepared for the entire municipality by Planisphere, and identifies tworesidential character precincts in St Leonards. Precinct 1 includes the majority of thetown (north of Bluff Road) and Precinct 2 includes residential land south of BluffRoad. The study was prepared in consultation with the local community and provides‘Preferred Character Statements’ and ‘Design Guidelines’ for each area. The ‘VisionStatement’ for the entire township is:

The strong seaside character will be retained, and the combination of the ‘seasidemeets countryside’ atmosphere strengthened by:

− Encouraging the use of appropriate building materials.− Ensuring the siting of buildings to reflect spacing patterns.− Attention to roof forms.− Managing site coverage to provide adequate space between buildings.− Ensuring building form and scale reflects predominant patterns

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− Encouraging common public domain street treatments

Avoid:− Large, bulky buildings with high site coverage− Buildings set too far forward on the sites− Brick, urban style redevelopment

The study is included as a reference in Clause 21.18 – Housing of the CoGGPlanning Scheme and included as reference document in Schedule 14 to the Designand Development Overlay – Dwellings Over 7.5 Metres.

Urban Growth Strategy 1996

The strategy determines the most suitable areas for the accommodation of urbangrowth to the year 2020 based on a number of criteria. St Leonards was not one ofthe towns selected for future urban growth. According to the report in 1996, therewas capacity for residential growth within existing zones to accommodateapproximately 67.4 years of population growth at densities of 10 lots per hectare.

Bellarine Recreation and Leisure Needs Study 2005

This project investigates and quantifies the recreation, open space and leisure needsof the current and future Peninsula communities. The report identifies the openspace and recreational facilities in St Leonards. It then makes recommendations forthe future open space and recreation needs for St Leonards which includes adoptingthe open space recommendations contained in the final UDF. Otherrecommendations include the establishment of a soccer club, resolving ortransferring the management responsibilities between CoGG and BBFCOM forHarvey Park and The Esplanade car park area and reviewing the skate parkfacilities.

St Leonards Community Centre Concept Study

This study establishes a strong case for a multi-purpose community centre to includea co-located medical practice, community health services and community facility.Several vacant sites are evaluated for the location centre and assessed against anumber of criteria. The evaluation concluded that the council owned site on thecorner of Dudley Parade and Hopetoun Street would be most appropriate.

Neighbourhood Community Facilities Inventory and Demographic Analysis

The report provides a demographic basis for the assessment of social infrastructureand a catalogue of existing community infrastructure for the City of Greater Geelong.The report classified St.Leonards as having a growing/stabilising population that isaging, has a low to middle income, with some cultural diversity and a largeproportion of one and two person households.

BBFCOM Landscape Management Plan

This is a detailed landscape plan for four zones along the St Leonards bay frontagethat are managed by BBFCOM. The plan includes information about existingfeatures and uses in each zone and assesses the strengths, weaknesses andopportunities within each area. It has management objectives for each area,proposed uses and development proposals.

This document was an important reference for the foreshore section of the UDF.

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Corio Bay Coastal Action Plan

The plan seeks to, at a broad ‘big picture’ scale, direct the development of CorioBay. It seeks to protect the values of Corio bay (particularly the marine environment,coastline and catchment) while allowing people to access and enjoy these values.

The issues paper identifies a number of problems in St Leonards:• Impact of sea level rise on low subdivisions.• Impact of development adjacent to the Edwards Point Wildlife Reserve.• Management of Salt Lagoon Nature Conservation Reserve from encroaching

urban uses.• Protection and improvements to foreshore recreation and camping reserves.• Management of drainage and areas of existing potential inundation.

Siting and Design Guidelines for Structures on the Victorian Coast

These guidelines are designed to apply in the planning and construction ofstructures and facilities on coastal Crown land and to provide guidance for siting anddesign more generally in the coastal hinterland. The guidelines contain functional,cultural and aesthetic, and ecological guidelines for designing and siting structures ina coastal setting.

Port Phillip Heads Marine National Park

Swan Bay is included within the Port Phillip Heads National Marine Park. Thepurpose of the Marine National Park is to safeguard important marine habitats andspecies, significant natural features, cultural heritage, and aesthetic values. This ispartly implemented by the prohibition of fishing, netting, spearing or killing of marinelife and by prohibiting the taking or damaging of animals, plants and objects(artefacts).

Ramsar Site – Port Phillip Bay and Bellarine Peninsula

The Ramsar Convention is an intergovernmental treaty that provides the frameworkfor national action and international cooperation for the conservation and wise use ofwetlands and their resources. Australia has signed this treaty and has listed thewetlands of Port Phillip Bay and Bellarine Peninsula as a site for protection. SwanBay forms part of this site. By signing the treaty there is a commitment to:• Protect the ecological character of listed sites• Include wetland conservation within their national land-use planning• Establish nature reserves on wetlands and promote wetland training• Consult with other Contracting Parties about the implementation of the

Convention.

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Overlay Plan of St Leonards

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3. Analysis and Issues

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3.1 Analysis and IssuesAnalysis and issues identification was undertaken in accordance with themethodology outlined in Chapter 1 of this volume. The analysis was completed andthen discussed to the steering committee to generate a preliminary list of issues.Steering committee members were also asked to undertake a disposable cameraexercise where they took photos of things they liked about St Leonards and thingsthey disliked. Both of these were inputs into the Issues Paper which posedquestions to the community about the future development of St Leonards.

3.2 Site AnalysisA detailed survey of the study area was undertaken by the study team’s townplanner/urban designer and architect/urban designer. The survey was undertakenover one day and aimed to gather information about the township, including landuse, built form and landscape features. Background material was reviewed prior tothe survey was an input into the survey process.

Two site analysis plans were presented at the first steering committee meeting. Oneof the plans showed the Movement networks and the edges of urban the township.The other plan showed the residential character areas, landscape types, landscapefeatures and key views. Both of maps were revised following feedback from steeringcommittee members and have been combined into one plan for the final draft UDF.The plan is shown on the following page and the findings of the Site Analysis arediscussed below:

Residential Character

Two distinct residential character areas were identified in the survey, whichcorrespond to the character areas in the CoGG Residential Character Study:

Area 1 - Seaside Residential: This includes residential development in St Leonardsnorth of Bluff Road. Key characteristics include:• Spacious appearance of residential areas with detached dwellings set on large

allotments.• Predominantly single storey buildings and a large proportion of double storey

dwellings along The Esplanade and Bluff Road• Building materials are generally ‘light looking’ and include timber and fibro with

steel roofing. There are a smaller number of brick buildings• Vegetation is generally quite sparse in gardens with mixed species• Nature strips are large and add to the ‘beachy’ feel of the area• Includes the SeaChange Estate which is still developing. Allotments are

smaller and it includes some townhouse development. Vegetation is generallyabsent because gardens are establishing.

• There are taller buildings with greater site coverage along The Esplanade andBluff Road. Dwellings in the SeaChange Estate also appear to have greatersite coverage.

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Site Analysis Plan

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Area 2 - Seaside Bush Residential: This includes residential development south ofBluff Road commonly referred to as the Lower Bluff. Key characteristics include:• Large allotments allotments and buildings with a relatively low site coverage.• Indigenous and native coastal vegetation is prominent in roadsides, gardens

and between dwellings. Some vegetation extends from the adjoining reserve.• Building materials are generally ‘light looking’ and include weatherboard and

fibro with steel roofing.• Many unmade roads and unmade verges and drains.• Includes new subdivisions to the west which are still developing. These areas

have less vegetation and the allotments are smaller.• A number of allotments extend to the waters edge.• There is some recent unit development close to the water.

This analysis revealed that recent residential development in both subdivisions andhousing is different in terms of scale and style to the existing residential developmentin St Leonards. Therefore, it was important that the issues papers furtherinvestigated the ways in which new development is affecting the existing characterand what is the desired future character for St Leonards.

Landscape and Environmental Features

A diversity of landscapes and environmental features were identified withinand surrounding St Leonards.• Three of the town’s edges are formed by natural features: Port Phillip Bay and

the foreshore in the east; the Salt Lagoon and its wetlands in the north; andEdwards Point with its vegetated spit in the south.

• Flat farming landscape continues to the west with densed shelterbelts andsome remnant roadside and creekside vegetation. The rural areas are animportant feature in the entry into St Leonards.

A streetscape in the Lower Bluff area

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• The Salt Lagoon Wildlife Reserve includes a lagoon and low, saltmarshvegetation which is visible through breaks in residential housing. There is asensitive interface with residential development for most of the western edge ofthe reserve.

• The Edwards Point State Faunal Reserve is formed by a spit of land whichcontains dense coastal vegetation and walking paths. There is a sensitiveinterface with Residential for the northern part of the reserve.

• St Leonards Lake reserve forms part of a network of parklands and recreationalfacilities that extends through to Ibbotson Street. It includes the Cole StreetReserve and Clubrooms, the skate park and basketball courts, the bowling club,Les Trewin Reserve, and Charles McCarthy Reserve. These areas lackwalking paths and generally lack vegetation. Housing interfaces the reservewith rear fencing

• The Golf course contains a diversity of vegetation including large Red Gums,several communities of coastal Tea –Trees, Drooping She-Oakes and nativegrasslands. The topography is elevated and undulating in some parts.

• Avenues of large Cypress trees line the foreshore reserves and Lower BluffRoad.

This analysis revealed that it was important to find out which landscape features arevalued by the community and if there are any that require further protection.Management issues that arise from the residential interface at the wildlife reservesalso required further investigation through the Issue Paper.

View from the hill in the St Leonards Lake Reserve

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The Foreshore

St Leonards has a frontage of more than 3km to Port Phillip Bay with a foreshorereserve along the entire length:• The foreshore consists of low dunes with some coastal grasses extending back

to a grassed reserve which widens and narrows.• A granitic sand pathway continues for most of the foreshore from Indented

Head to Edwards Point Wildlife Reserve. Residential development extendsclose to the waters edge in the Lower Bluff area but the pedestrian pathcontinues through although it is not clear whether it is public or private land.

• The foreshore is managed in different parts by three authorities. BellarineBayside Foreshore Committee of Management manage the majority of theforeshore reserve, City of Greater Geelong manage Harvey Park, and ParksVictoria manage the pier.

• Harvey Park has a different appearance to the remainder of the foreshore withexotic plantings and a low fence around the perimeter of the park.

• Foreshore activity is focused at the pier area area where there is a largeexpansive car park. The pedestrian path is stopped in this area, there is nopublic toilet and it does not have a strong link to the shops.

• Lower Bluff Reserve is a large grassed, open space which includes the YachtClub. This area is used for car parking and as passive open space. There isdense coastal vegetation on the steep slope that falls to the flat open space.

The site analysis revealed that a number of issues required further investigationthrough the Issue Paper including resolving the management of the foreshore andthe future planning of the foreshore.

The pier area provides a focus for activity on the foreshore

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Views and Vistas

A number of important views were identified through the site analysis. These viewsincluded:• the township and Port Phillip Bay from the pier;• the Salt Lagoon from The Esplanade;• Swan Bay from Bluff Road;• elevated views from Bluff Road across Lower Bluff Reserve; and• bay views from the Bluff Lookout.

Other views and vistas that were important to members of the community wereinvestigated further in the Issues Paper.

A number of key views were added following feedback from the community on theissues paper. These views included:• the foreshore reserve and Port Phillip Bay from Bluff Road, The Esplanade, and

Murradoc Road;• the township from the Murradoc Road entry;• the roadside and golf course vegetation from Harvey Road;• Charles McCarthy Reserve from Murradoc Road;• Port Phillip Bay from the St Leonards Lake Reserve; and• the panoramic view from Murradoc Road Hill in Drysdale, which is an important

part of the identity of St Leonards in terms of the journey and arrival.

Town Centre

The shopping strip on Murradoc Road is the identifiable centre of town and centre ofactivity:• Uses include a supermarket, take away shops, a bakery and a number of other

specialty shops.• There are six vacant allotments in Murradoc Road which are zoned for retail

use.• Recent streetscape works have been undertaken to widen the footpath, provide

additional street furniture and beautify the street Coastal Banksia street trees.These works continue west until Blanche Street.

• Predominantly single storey buildings and simple shopfronts.• The pub is a large two storey building which marks a prominent site at the

corner of Murradoc Road and The Esplanade. The opposite corner site iscurrently vacant.

• The large awning columns on the southern side of the road interrupt the streetspace and hinder outdoor dining activities.

• The physical and visual link to the foreshore area is poor.

Determining what aspects of the town centre are valued by the community wasinvestigated in the issues paper.

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3.3 Traffic and Parking AnalysisMaunsell Australia’s were originally appointed to undertake a traffic and parkingassessment of St Leonards. Their initial analysis revealed that traffic and parkingwere not major issues in the township because of the low volumes of traffic withinand around the town.

Although the consultant’s analysis indicated that traffic and parking weren’t majorissues, there was an opportunity to gain the community perspective on which trafficand parking issues they believed were facing the town through the Issue Paper.

3.4 Residential Development ContextUrban Enterprise were engaged to undertake a demographic analysis of StLeonards looking at key indicators such as population change and age based onCensus data. They also provided an assessment of residential land supply andlevels of demand. The key findings of this research included:• The permanent population of St Leonards is growing at rate of 1.6% per annum.

This is just below the 20 year average annual rate of 2% per year.• The permanent population of St Leonards is relatively old and it is getting older.

This raises a number of issues for the town relating, including:− the location of new housing in close proximity to shops and services− the type of new housing− pedestrian access and linkages to the town centre (ie footpaths)− availability of public transport services− provision of adequate health care and community services

• There is little demographic evidence to suggest that the “seachange effect” hashad a significant impact on the permanent population of St Leonards based onthe Census data

• Approximately 57% of houses in St Leonards are holiday homes that areunoccupied throughout the year. Consequently, the population swells from1350 to 7,000 during the summer holiday period.

• Water views and good access to the bay will continue to be sought bypurchasers, however the supply of land available is limited to a small number ofinfill blocks. The pressure to redevelop older style houses along the beachfrontis therefore likely to increase in the future.

• A high undeveloped lot availablity and reisdneial zoned land supply in excess of15 years. More detailed analysis was undertaken as part of the St LeonardsStructure Plan.

• Council has received requests to rezone approximately 65 hectares ofpredominantly rural land to residential.

• Although the retail centre has little room for expansion, there is little demand fornew retail space.

Community attitudes on how far the town should grow, where future subdivisionsshould be located and how they should be designed were investigated in the IssuesPaper. It also looked at future housing needs in St Leonards.

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3.5 Disposable Camera ExerciseMembers of the steering committee were asked to take photos of things they likedabout St Leonards and things they disliked. A selection of photos that were typicalof responses, were presented on display boards each with a caption written by arespondent in the response forms. These boards were presented at the secondsteering committee meeting and were on display at the first public workshop for theIssues Paper.

The disposable cameras exercise was effective in generating discussion aboutissues facing the future planning of St Leonards. Some of the likes and dislikesidentified by participants are listed below:

Likes• Open space including the Lower Bluff Reserve, the Lake reserve and the

foreshore reserve.• Recreational facilities including the Cole Street sports area, and BBQ facilities in

the foreshore reserve.• The Salt Lagoon because of its birdlife and natural qualities.• The natural vegetation on the golf course land.• Small, not overdeveloped shopping centre.• The St Leonards pier for its passive activities and views.• The unmade and natural streetscapes in the lower bluff area.• Facilities including the memorial hall and the Yacht Club.• Views from Bluff Road, the Bluff lookout and Murradoc Hill

Dislikes• Three storey dwellings.• The entrance to the township on Murradoc Road – lacks vegetation.• The streetscapes in the SeaChange Estate which do not link to the older parts

of St Leonards.• Townhouse development in the SeaChange Estate with open space between

buildings.• Dwellings that aren’t compatible with the streetscape character.• Unattractive built form and heavy columns in some of the Murradoc Road

shops.• The carpark on the foreshore with its large expanse of asphalt.• The hard interface between rural and residential land.

3.6 Issues PaperFollowing the analysis, disposable camera exercise and discussion at the firststeering committee, the study team was able to prepare a draft issues paper. Thepurpose of the issues paper was to set the context and direction for the developmentof the urban design framework. A series of questions formed the basis of the issuespaper and these questions were bundled into ten themes which were introduced withdescriptive text. There were also actions suggested for each theme which weretasks that the study team would undertake to develop the Draft UDF.

The draft issues paper was presented at the second steering committee meeting andwas revised to reflect comments from the steering committee members.

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The themes, questions and actions were:

Town Setting• What do you most value about St Leonards?• What makes it different from other coastal towns?Actions

− Investigate what makes St Leonards different and distinctive from othercoastal towns, and which characteristics are most valued by members ofthe community

− Develop policies to build on and strengthen the valued characteristics

Town Character• How is new development affecting the character of St Leonards?• What aspects of the character should be kept?• What aspects should change?Actions

− Seek community views on what aspects of the town’s character shouldremain the same, and what should change

− Consider these views alongside legitimate needs and demands for housingto serve the local and wider community

Landscape and Environment• What are the most important landscape and environmental features in and

around the town?• What problems arise with protection and management of environmental

features?• What improvements should be made?• Is the right balance being struck between competing pressures?Actions

− Clarify current use and management issues and review current planningand management objectives for key sites

− Explore community values about protection of natural features and accessto them

Views and Vistas• Are there significant views and vistas from the town to the natural landscape

and beyond?Actions

− Document key views and vistas− Consider whether any views and vistas warrant protection

The Foreshore• What problems arise with the management of the foreshore land and facilities?• What are the most important things to get right in future planning and

management of the foreshore?Actions

− Explore community values about the future of the foreshore land− Expose and respond to issues that have arisen about use and

management of the foreshore− Propose clear objectives for each section of foreshore land

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Heritage and History• What are the important themes in the heritage and history of St Leonards?• Where can physical evidence of these themes be found?• Are these places sufficiently protected or interpreted?Actions

− Gather information and opinions about local cultural heritage− Consider the need for interpretation, management or protection of

identified heritage sites

The Size of the Town• How far should St Leonards continue to grow?• Where should any future subdivisions be located?

What should be the physical limits to the growth of the town?• How should future subdivisions be designed?• What housing needs are not currently met in St Leonards?• What are the consequences of an ageing population?• What factors should be considered in determining the rate of growth of the

town, and the kind of development that should occur?Actions

− Relate the rezoning requests to land availability, population forecasts,market trends, infrastructure capacity, town character, land capability andother relevant information

− Assess the impacts of continued town growth against a range of factors− Examine local attitudes to town expansion, and to the high proportion of

non-resident population− Identify any implications of the sequencing of release of land for

subdivision and development− Establish criteria for examining the suitability of future rezoning requests− Review the suitability of each requested rezoning against these criteria− Establish design guidelines for new subdivisions in St Leonards− Establish housing needs that are not being addressed by the housing

market, and investigate means for resolving them− Consider housing, service, and access options for the ageing population

Services and Activities in St Leonards• What types of facilities and services are missing from St Leonards, or need

improvement?• Where should they be located?

The Town Centre• What aspects of the town centre should be kept the same?• What aspects should be improved?Actions

− Resolve the future of key sites in the town centre

Transport, Traffic and Parking• What are the main traffic and parking issues facing the town?• Where do conditions for pedestrians or cyclists need to be made safer or

easier?

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Actions− Seek information about any safety or access issues and opportunities

Other Issues• Are there any other issues that should be addressed by the plan?

A public workshop was held to discuss answers to the questions in the Issues Paperwhich was attended by over 70 people. In addition to the input at the workshop,members of the community were given the opportunity to provide a written responseto the issues paper. 26 written responses were received.

3.7 The PlanThis report is divided into two volumes. Volume 2 (this volume) is the BackgroundReport. Volume 1 (The Plan) contains the UDF with the township Vision andObjectives and Actions for each theme. The following implementation chapter refersto the Implementation actions contained in Volume 1.

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4. Implementation

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4.1 Implementation Actions – Statutory, Works and Further StudiesThe table on the following page lists each of the implementation actions from theUDF with the agency that would be responsible for the action and the method ofimplementation. A desired timeframe and an estimated cost are also shown. Thecolumns in the table area explained below:

Who / Method

Indicates the agency responsible for implementing the action and the method ofimplementation

Short

Recommends a short timeframe for the implementation of the action of 1 to 3 years.

Medium

Recommends a medium timeframe for the implementation of the action of 3 to 5years.

Long

Recommends a long timeframe for the implementation of the action of 5 to 10 years.

Ongoing

Indicates actions that are already implemented and require ongoing application

Cost

Indicates the cost range as either:

∗ Low (eg minimal costs)

∗∗ Medium (eg works or studies of a moderate cost)

∗∗∗ High (eg major action requiring substantial works or studies)

□ Staff time required for implementation

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Implementation Action from the UDF Who / Method Short Medium Long Ongoing CostTown CharacterRetain the wide nature strips (subject to traffic lane and footpathwidth requirements) and strengthen the informal planting ofcoastal vegetation in roadsides in areas north of the Lower Bluffunless the safety of pedestrians or motorists is at risk

CoGG – Capital Works • □

Retain the informal qualities of the streetscapes in the Lower Bluffarea including the unmade roads, swale drains, and remnantroadside vegetation. The feasibility of retaining unmade roadsneeds to be properly assessed with respect to safety, drainage,dust generation and maintenance.

CoGG – Capital Works • □

Encourage private land owners to plant vegetation appropriate totheir local areas through promotion of the ‘Indigenous Plants ofthe Geelong Region’ and the ‘Garden Plants are Going Bush’Brochures.

CoGG – Circulation andpromotion of brochures • ∗

Landscape and EnvironmentPrepare a Master Plan / Landscape Plan for the St Leonards LakeReserve and adjoining reserves.

CoGG – Additional study • ∗∗Increase planting of indigenous coastal vegetation at the northernboundary of St Leonards on the Esplanade to protect andenhance the green break from Indented Head and coastalvegetation values. Planting is to be undertaken in a mannerwhich respects road and traffic safety. See The Esplanade EntryConcept

VicRoads in consultation withCoGG – Works • ∗

Improve the Murradoc Road entry to the town by providinginformal indigenous planting that builds on the remnant roadsidevegetation themes in St Leonards. Planting is to be undertaken ina manner which respects road and traffic safety. See theMurradoc Road Entry Concept

VicRoads in consultation withCoGG – Works • ∗∗

Continue to apply the Vegetation Protection Overlay (VPO) tosignificant indigenous vegetation on Murradoc Road and HarveyRoad and revegetate where vegetation has been illegallyremoved or is in poor condition

CoGG and VicRoads – Capitalworks • ∗∗

Explore opportunities for interpretative material relating to placesand features of natural landscape interest

CoGG, Parks Vic, BBFCOM • □Continue to manage Edwards Point State Faunal Reserve and theSalt Lagoon Wildlife Reserve in accordance with NatureConservation Regulations.

Parks Vic – Ongoingmanagement • □

Increase indigenous planting in reserves and parklands to furtheremphasise natural features such as creeks. Council or ParksVictoria could work with local Friends Groups to organise plantingdays etc.

CoGG, Parks Vic – Works andconsultation • ∗

Promote the ‘Indigenous Plants of the Geelong Region’ and the‘Garden Plants are Going Bush’ Brochures to residents,encouraging them to use appropriate species to form habitat linksthroughout the town.

CoGG – Circulation ofbrochures • ∗

Council and other authorities should use indigenous vegetation onpublic spaces and road reserve to help continue habitat links.

CoGG, Parks Vic, BBFCOM –Ongoing works •

Involve the local school and community groups in environmentalprograms.

CoGG, Parks Vic, BBFCOM –Ongoing consultation • □

Provide interpretative material for the Salt Lagoon WildlifeReserve at the proposed viewing platform at Ibbotson Street inthe form of signage and handouts. The material will describe theecosystem and wildlife which may be seen in the vicinity.

CoGG in consultation withParks Vic – Works • ∗

Facilitate an education program with Parks Victoria and localresidents to address interface problems including weed invasion,dumping of rubbish and problems with domestic pets.

CoGG, Parks Vic - Consultation • □

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Implementation Action from the UDF Who / Method Short Medium Long Ongoing CostContinue to apply Schedule 2 to the Environmental SignificantOverlay (ESO) to the Salt Lagoon Wildlife reserve and EdwardsPoint State Faunal Reserve / Swan Bay.

CoGG – Ongoing application •Provide a wildlife link between the Salt Lagoon Wildlife Reserveand Swan Bay with a 30 metre wide vegetated corridor at thefuture western edge of potential long term residential developmenton Ibbotson Street incorporating established vegetation within thegolf course land. The corridor would be encouraged to extendinto rear gardensof any future residential lots to enhance itsecological value.

CoGG – Land owners • □

Views and VistasMaintain the view of the foreshore from Murradoc Road and thetownship from the pier by maintaining a viewline along MurradocRoad to the pier axis uninterrupted by streetscape structures orvegetation (in accordance with the Town Centre Plan and the Pier/ Foreshore Area Concept Plan.

CoGG and BBFCOM –Ongoing Management andCapital Works

• ∗∗∗

Maintain the landscape dominated views of the foreshore reserveand the water from Bluff Road and The Esplanade by minimisingstructures and unnecessary signage in the foreshore reserve.

BBFCOM – Ongoingmanagement • □

Work with pastoral landholders on Bluff Road and the Swan BayIntegrated Catchment Management Committee to design futurewindbreak planting to maintain and enhance views acrosspastoral land to Swan Bay.

CoGG – in consultation withlandowners and Swan BayIntegrated ManagementCommittee

• □

Discourage structures and planting on Murradoc Hill that wouldobstruct the expansive view to the St Leonards township, PortPhillip Bay and Swan Bay.

CoGG – Coastal SpacesImplementation • □

Support the introduction of planning controls over Murradoc Hilland land south-west of Bluff Road, as recommended within DSE’sCoastal Spaces Recommendations Report (April 2006).

CoGG & DSE – CoastalSpaces Implementation • □

Improve views to the town from entrances through landscapingand discouraging unnecessary signage.

VicRoads in consultation withCoGG • ∗∗

Design the layout of new roads to emphasise views to thesurrounding landscape.

CoGG – landowners • □Allow glimpses of the surrounding landscape by providing spacebetween buildings at the edges of town.

CoGG – landowners • □Improve ‘the Bluff’ lookout near Gilbert Street with a properlydesigned viewing platform consistent with the Victorian CoastalStrategy, Victorian Coastal Council Siting and Design Guidelinesand the BBFCOM Landscape Management Plan.

BBFCOM - Works • ∗∗

Investigate providing viewing platforms at the following locations.The platforms must minimise the impact on sensitive ecologicalsystems; be designed to compliment the landscape setting;provide for safe and convenient access; and be sited to maximisethe potential of the view. The platforms would need to complywith the Victorian Coastal Strategy, Victorian Coastal CouncilSiting and Design Guidelines and the Bellarine Bayside ForeshoreCommittee of Management (BBFCOM) Landscape ManagementPlan:

• The ‘Red Bluff’ on The Esplanade lookout as proposed byBBFCOM. It includes a car park, lookout and interpretivecentre with information about the Wathaurong Aborigines.

BBFCOM - Works • ∗∗

• Ibbotson Street, on the Council owned land to provide viewsacross the Salt Lagoon and to the bay. This land could beconverted to Public Open Space with some additionalrevegetation and weed eradication.

CoGG in consultation withParks Vic - Works • ∗∗

• The hill in St Leonards Lake Reserve to provide views of thetownship and the bay.

CoGG - Works • ∗∗

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Implementation Action from the UDF Who / Method Short Medium Long Ongoing Cost• The eastern side of Murradoc Hill, Drysdale to provide

expansive views to St Leonards, Port Phillip Bay and SwanBay. This would require the purchase of land by Council.

CoGG – Land acquisition andworks • ∗∗∗

The ForeshoreStrengthen the link between the foreshore, the pier area and thetown centre by implementing the Foreshore / Pier Area ConceptPlan

BBFCOM, CoGG - Detaileddesign project and works • ∗∗∗

Facilitate the co-ordination of actions and strategies between thevarious foreshore land managers including BBFCOM, CoGG andParks Victoria.

CoGG with BBFCOM andParks Victoria – Ongoingmeetings

• □

Investigate the possibility of combined BBFCOM and CoGGfunding for upgrade and replacement programs of foreshorefacilities. Public Open Space Contributions collected from futuredevelopments could be used to partly fund the programs

BBFCOM, CoGG - Meetings • □

Provide a continuous pedestrian path in the foreshore reservefrom Indented Head to the Edwards Point State Faunal Reserveand ensure it is clearly delineated for public access for the entirelength.

BBFCOM, CoGG - Works • ∗∗

Provide links from the foreshore path to the future network ofpaths.

BBFCOM, CoGG – Design andWorks • ∗∗

Widen the foreshore path where necessary and improve thesurface using permeable materials, to make it suitable for walkers,cyclists, and people with limited mobility.


Upgrade and provide new community facilities in strategiclocations such as tables, chairs, barbeques, toilets and play areasand ensure that they are sited and designed in accordance withthe Siting and Design Guidelines for structures on the VictorianCoast.


Cluster active recreational activities together in defined locations BBFCOM, CoGG – Design andWorks • □

Upgrade public amenity facilities along the entire foreshore andintroduce a new public amenity facility around the pier area

BBFCOM, CoGG - Works • ∗∗Minimise structures and unnecessary signage in the foreshorereserve to maintain the landscape dominated appearance andopen views of the foreshore

BBFCOM, CoGG – Ongoingmanagement • □

Keep structures within the foreshore reserve small and integratedwith the existing landscape


Continue the use of caravanning and camping within theforehsore reserve and support the upgrade of caravan andcamping facilities in line with BBFCOM plans to meet therequirements of the Victorian Coastal Strategy

BBFCOM

Enter into extensive consultation with the local community for thefuture planning of the Lower Bluff Reserve.

BBFCOM, CoGG - Consultation □Upgrade the Boat launching facilities and parking area to meet thecurrent and anticipated future demand, safety and qualityrequirements

BBFCOM, Parks Vic – Designand works ∗∗∗

Maintain the use of CoGG owned land at the corner of Bluff Roadand Leviens Road for overflow parking from the boat ramp andinvestigate other areas outside of the foreshore reserve that couldbe suitable for overflow parking

CoGG – Ongoing management • □

Maintain overflow parking from the boat ramp on existing grassedareas with no defined parking bays to maintain the ‘soft’landscape appearance of the foreshore reserve

BBFCOM, Parks Vic – Ongoingmanagement • □

Investigate ways to improve the quality of water discharging fromthe St Leonards Lake Reserve into Port Phillip Bay

CoGG – Part of LandscapeMasterplan for reserve • □

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Implementation Action from the UDF Who / Method Short Medium Long Ongoing CostManage erosion on the dunes by revegetating with appropriatespecies.

BBFCOM, CoGG –Management and works • □

Remove weeds and exotic succulents from the foreshore reserveand revegetate with indigenous species to improve habitatlinkages.

BBFCOM, CoGG - Works • ∗

Explore opportunities to revegetate the threatened communitiiesof Moonah vegetation throughout the foreshore reserve.

BBFCOM, CoGG -Management • □

Carefully site future vegetation in the foreshore reserve and selectspecies appropriate to maintain and enhance views of the coast


Heritage and HistoryProvide interpretation of heritage places to help peopleunderstand its history and significance. This may includeconsistent signage onsite or publications available to the localcommunity and visitors.

CoGG – Arts &Culture/Recreation & OpenSpace

• ∗

Work with local Historical Societies to develop a heritage traillinking important natural, Aboriginal and European heritage areasand sites within and around the town.

CoGG - Consultation • □

Work with owners of heritage places to encourage buildings to berestored an original condition by assisting owners withapplications for financial assistance from Heritage GeelongServices, Heritage Victoria or other heritage funding programs.

CoGG - Consultation • □

Services and Activities in St LeonardsImplement the recommendations contained in the final report ofthe Bellarine Peninsula Recreation and Leisure Needs Study2005.

CoGG – Recreation & OpenSpace Department • □

Transport, Traffic and ParkingDevelop a pedestrian/cycle network linking open space areas,facilities, landscape features and heritage places.

CoGG • □Provide additional bicycle facilities within the town centre, in theforeshore / pier area, and at other appropriate locations.

CoGG, BBFCOM - Works • ∗Establish bike paths on roads where the width of the road reserveallows.

CoGG with VicRoads - • ∗Establish a pedestrian footpath on Murradoc Road west of thetown centre if it can be accommodated within the road reserve.

CoGG - Works • ∗∗Promote cyclist links beyond the town including links to theBellarine Peninsula, Surf Coast, and Geelong.

CoGG - Promotion • □Retain the laneway which has direct access from Dudley Paradeto Murradoc Road but ensure it is maintained to a standard whichallows safe access.

CoGG - Management • □

Retain the informal access through the Church grounds on DudleyParade to the town centre

CoGG – Could be negotiatedwith landowner or possibleacquisition

•Promote the use of public transport as an alternative to car travel. CoGG - Promotion • □Ensure a clear, safe and convenient pedestrian route to busstops, where seating, shelter and timetable and visitor informationis provided.

CoGG - Management • ∗

Lobby for additional bus services particularly later services onweekends and weekdays.

CoGG – Consultation with buscompany • □

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Implementation Action from the UDF Who / Method Short Medium Long Ongoing CostLobby for the introduction of some direct trips from St Leonards toGeelong.

CoGG – Consultation with buscompany • □

Investigate ways to reduce vehicle speeds close to the towncentre along Murradoc Road, The Esplanade and Bluff Road.

CoGG - Consultation withVicRoads • □

Investigate ways to reduce vehicle speeds along Lower BluffRoad

CoGG – Traffic Department • □Provide signage promoting Leviens Road as the preferred route tothe boat launching ramp in order to reduce traffic through the towncentre.

CoGG – Works • ∗

Recommend the sealing of Ibbotson Street if residentialdevelopment occurs in the future and review the speed limit in thefuture residential areas.

CoGG - Road and Drainageinfrastructure management • ∗∗∗

Include wide grassed verges in new road infrastructure subject toroad (traffic lane) and footpath width requirements.

CoGG – Road and Drainageinfrastructure management • □

Include footpaths on at least one side of the road in new roadinfrastructure.


Develop Street Tree Policy to provide coastal theme planting fornew and replacement street tree programs.

CoGG – Additional Study • □Avoid introducing kerb and channel into streets withunconstructed roadway edges, unless it is considered unfeasiblebecause of safety, stormwater drainage requirements, dustgeneration, or maintenance.


Establish traffic management methods which faciltate orderly flowin peak seasons.

CoGG – Traffic management • □Where practical, locate car parking areas at the rear ofdevelopments in the town centre to minimise visibility fromMurradoc Road and The Esplanade but maintain the amenity of ofneighbouring residential properties with substantial landscapebuffers.

CoGG – Landowners • □

Minimise the width of vehicle access points to the car parkingareas.


Provide trees and other planting to ground level car parks toprovide for vehicle shade and minimise the visual impact of carparking areas.

CoGG – Capital Works forpublic land • ∗∗

Provide service access and loading bays at the rear of sites. CoGG – Road and Drainageinfrastructure management • □

Provide consistent, clear and well designed directional signage toexisting and future car parking in the town.

CoGG – Works • ∗

The Town CentreMark town Centre with a focal building on the corner of MurradocRoad and Bluff Road that matches the height of the hotel on theopposite corner

CoGG – PSA: DDO for towncentre • □

Redevelop the council owned car park at the western edge of thetown centre with a building at the street frontage. The public toilettoilet could be incorporated into the building with access from thestreet. The car park could be located behind the shops withadditional car spaces and a substantial landscape buffer toadjoiing residential.

CoGG – Investigate options forthe site • □

Encourage street life through outdoor dining and displays in thecentre of town.

CoGG • □Encourage outdoor dining areas on the south side of MurradocRoad to take advantage of the northern sunlight.

CoGG • □

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Implementation Action from the UDF Who / Method Short Medium Long Ongoing CostReinforce pedestrian and cycle links in and around the towncentre to encourage people to walk or ride to the town centre.

CoGG • □Provide safety island for pedestrians crossing Bluff Road toaccess the pier / foreshore area

VicRoads in consultation withCoGG – Capital works • ∗∗

Maintain the Informal Pedestrian Link through the Church groundsto Dudley Parade

CoGG – Could be negotiatedwith landowner or possibleacquisition

•Continue to implement recent streetscape works north of BlancheAvenue

CoGG – Capital works • ∗∗Maintain consistent themes of street furniture and plantingthroughout the centre which is both robust and easily maintained.

CoGG – Ongoing management • □Co-ordinate street furniture and planting with the with pier car parkarea.

CoGG – Ongoing management • □Ensure compliance with the Disability Discrimination Act inrelation to the future location of street furniture and pavementdesigns.

CoGG – Capital Works • ∗

Provide bus shelter with timetable and tourist information CoGG – Works • ∗∗

Documents

ST LEONARDS URBAN DESIGN FRAMEWORK · 2009-06-22 · 5 ST LEONARDS URBAN DESIGN FRAMEWORK 1.2 Study Management Steering Committee A Steering Committee was established to oversee the