GREATER GEELONG PLANNING SCHEME
21.13
COASTAL AREAS
--/--/20-C177
Importance and Key Issues
Australia is fortunate to have 96% of its coastal land in public ownership. Geelong is no
exception with the majority of its coastline being held in public ownership.
The coastal areas are an important natural feature of the municipality. There are
approximately 140km of coastline with Corio bay and Bass Strait frontages and comprising
of intertidal mudflats, saline wetlands, sandy beaches and rocky reefs. Parts of this
coastline are internationally recognised as containing significant habitat for migratory
waterbirds and threatened species (eg. Orange -bellied Parrot), whilst, at the same time, it is
subject to a number of uses and activities that have a significant impact on this sensitive
environment.
Geelong’s coastal areas very much define the municipality with their unique character and
natural landscape beauty. In the same way, much of Geelong’s historical development is
closely linked with Corio Bay and the coast.
The coastline fulfils various land use functions including active and passive recreation;
marine, flora and fauna habitat; industrial and port-related activities; rural backdrop; and
residential and commercial development. Indeed, the main commercial district of Geelong
is located adjacent to the Bay, thus the origin of the term ‘City by the Bay’ and ‘Waterfront
Geelong’.
Most of the townships outside of the Geelong urban area are located on the coast - Ocean
Grove, Drysdale/Clifton Springs, Portarlington, Indented Head, St Leonards, Barwon
Heads and Breamlea. The pressure of urban development and the seasonal tourist demand
on these coastal areas poses a real threat to the coastal ecosystem.
The coast is a significant recreational, boating and tourism asset attracting many visitors to
the municipality annually. It is clearly a major tourism competitive strength of the region.
The coast is also a major focus for industries, both large and small, from those that require
major port facilities to small boat builders. The port facilities within Geelong are a vital
and important economic resource for the region. It is recognised, however, that the
management of these facilities requires processes such as dredging, which can have
significant environmental consequences. In addition, the marine environment is also a
major source of food, with established fishing and aquaculture industries, which rely on
clean and healthy seas.
Sections of the coast have been severely affected by erosion, destruction of seagrass
communities, degradation of saline wetlands and coastal land degradation. It is crucial to
broaden the focus of coastal management further than just activities on the water. The
inadequate treatment of stormwater runoff can cause contamination and siltation to many
coastal waterways and estuaries. A catchment approach needs to be adopted to ensure the
preservation of sensitive coastal and marine environments.
The spread of pest plant and animals is also posing a major threat to native coastal flora and
fauna. It is critical that these species be controlled, with the long-term aim of eradication.
Council is directly involved, as Committee of Management, in the management of a
significant section of foreshore land. Other key agencies involved in the planning and
management of the coastal environment in Geelong include the Victorian Coastal Council,
Central Coastal Board, Parks Victoria, NRE, Bellarine Bayside Foreshore Committee and
Barwon Coast Committee of Management. The multitude of coastal management bodies
has contributed over the years to the inconsistent use and development of the coast and loss
of public confidence.
There are a number of strategic planning documents addressing coastal and marine issues.
The Victorian Coastal Strategy provides the State with strategic direction for coastal
management issues. Coastal Action Plans, prepared in consultation with the Central
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Coastal Board, have been prepared for Waterfront Geelong, whilst a new one is to be
undertaken from Avalon Beach to Portarlington. This will build upon the work undertaken
in the 1995 Corio Bay Foreshore Management Strategy. Both Council and the Foreshore
Committees have also prepared other coastal strategies and masterplans for specific
sections of the remaining coastline. Other specific projects underway include a Catchment
Management Plan for Swan Bay and a Coastal Action Plan for the Bass Strait coastline
from Point Lonsdale to Moonlight Head.
Coastal Residential Development
Protection of the special character and the coastal environment in urban areas and coastal
townships such as Ocean Grove is a key objective. Residential development along the
coast in these areas has the potential to, and has in the past, impacted greatly on the coastal
environment.
The proximity of the coastal townships to urban Geelong and Melbourne has heavily
influenced their desirability as both coastal residential and tourist locations. As this
popularity continues to grow the interest in taking advantage of the attractive views
afforded of the coast raise concern about the impact of tall buildings. This is echoed in the
coastal residential areas of urban Geelong where proximity to Corio Bay and the
Waterfront Precinct make these areas attractive for apartment and townhouse
redevelopment. This has created two significant issues:
 The impact of new development on views from the coast, either from the sea or the
beach; and
 Impact of new development on views of the coast from surrounding development.
In coastal areas a distinction needs to be drawn between the objective of protecting views
of the coast enjoyed from other development, and protecting the coast from visual intrusion
caused by new development.
Poorly sited and designed buildings intended to take advantage of coastal views can be
visually intrusive and may undermine Council’s objective that development be designed
and constructed in a manner which respects and enhances the coastal environment and
experience.
Likewise, views of the coast are a valued part of the amenity of many existing dwellings in
coastal townships. Without a mechanism to ensure an equitable sharing of views, poorly
sited and designed buildings can obliterate views thereby detracting from one of the
primary elements of amenity that surrounding properties may enjoy.
Council acknowledges that these are prime concerns for coastal residential areas and that
excessively tall buildings can seriously affect the special character of such areas and their
coastal aspects. Control over tall buildings in coastal residential areas has existed in the
municipality for many years with buildings over 7.5 metres or two storeys in height
requiring a planning permit.
Council has therefore applied a Design and Development Overlay (DDO) along the coast to
control building height in coastal residential zones. This is an interim measure to continue
a long held planning requirement pending completion of a future planning study and
suitable public consultation to determine a more comprehensive set of planning policies and
overlays. This interim DDO has a two-year sunset clause.
The Overlay requires a permit for buildings more than two storeys or 7.5 metres in height
and contains other design measures. It applies over land within 200 metres of the
foreshore. This figure of 200 metres is an arbitrary choice. There may be a more
responsive distance that could be used but this will be identified as a result of a future study
– the aim of any extent of the DDO being to protect the coast and coastal views.
It should be noted that the application of this DDO does not prohibit structures in excess of
7.5 metres but simply requires a planning permit to be sought. Any applications to exceed
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this height will be assessed against the design objectives set out in the Schedule to the
DDO.
Objective 1
To focus ‘urban’ coastal development around existing settlements and development
locations to prevent lineal urban sprawl along the coast.
Strategies
 Maintain the coastlines between existing settlements in their natural condition and
broad-acre rural holdings.
 Consolidate urban expansion along the coast to existing townships through application
of Farming and Rural Conservation zonings between townships.
 Locate/direct buildings and works in coastal areas away from dynamic coastal
environments such as eroding cliffs or shorelines and areas potentially impacted by
rising sea levels.
 Contain growth in coastal locations to a non-linear nature and ensure that inland growth
is subject to consideration of direct and indirect impacts (including visual and water
quality impacts) upon coasts and estuaries.
 Focus development around existing settlements.
 Design and develop in a manner that respects and enhances the coastal environment and
experience.
 Restrict further residential expansion at Avalon Beach and support vacation of the
existing residences as soon as possible.
Objective 2
To protect and maintain the visual qualities of the City’s coastal areas.
Strategies
 Protect and enhance viewscapes and the characteristics of intervening coastal areas,
particularly along major tourist routes.
 Visually integrate/link foreshore and hinterland areas using vegetation and/or structures.
 Protect and enhance significant landscapes on the Bellarine Peninsula, as identified in
the Coastal Spaces Landscape Assessment Study 2006.
Objective 3
To manage tourism pressures on the coast to ensure that the values that attract visitors are
not compromised or diminished.
Strategies
 Discourage the establishment or extension of car parks and roads in sensitive coastal
locations.
 Discourage the construction of additional structures on the foreshore except where
substantial net benefits to the community and/or coastal environment are demonstrated.
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 Give priority for waterfront access to activities that are dependent on direct access to the
marine environment.
 Ensure that management and development decisions on the coast enhance the value and
attributes of the coast as a public asset.
 Limit recreational/tourist uses in isolated, relatively undisturbed sensitive areas.
Objective 4
To preserve the natural coastal environment and ensure the sustainable utilisation of marine
resources.
Strategies
 Conserve sites of identified archaeological and cultural significance along the coast.
 Develop guidelines to promote the planting of indigenous coastal species on private
land, in particular adjacent to foreshore reserves, and to discourage the use of
inappropriate plant species.
 Prepare management plans to ensure the protection and enhancement of remnant
vegetation within coastal reserves.
 Protect all dunal systems from additional coastal development.
 Develop programs for coastal stabilisation, maintenance and enhancement of degraded
coastal landforms.
 Undertake an assessment of beach erosion and determine appropriate measures for
restoration and renourishment.
 Undertake habitat restoration programs through removal of weed species to encourage
the recolonisation of indigenous flora and fauna into the marine and coastal
environment.
 Protect all identified significant indigenous vegetation communities from inappropriate
development. Ensure maximum retention of native vegetation when considering
development and works applications.
Objective 5
To improve the quality of water in Corio Bay and the ocean by improving land
management practices in the vicinity of the coast.
Strategies
 Develop and implement a stormwater management plan.
 Encouraging the use of the latest technology in new and replacement storm water
drainage systems.
 Expand existing marine water quality testing along beaches, the bay and waterways and
establish a database to monitor changes. (eg. Beachwatch program).
 Minimise the need for drainage outfalls/sewerage outfalls by considering and
encouraging re-use options.
Objective 6
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To ensure the long-term protection of the natural values of the Corio Bay foreshore
environs whilst recognising the diversity of uses and variety of development which it
contains.
Strategies
 Implement appropriate planning policies to ensure new development on or adjacent to
the foreshore complements the natural beauty and vistas of Corio Bay, taking account of
the location and its context.
 Encourage linkages for pedestrians and cyclists throughout the foreshore area.
 Implement appropriate controls to ensure the conservation of maritime and heritage
values within the foreshore area.
 Protect significant flora and fauna habitats and species, coastal landforms and beach
areas for their biodiversity and natural values.
Implementation
These strategies will be implemented by:
Using local policy and the exercise of discretion
 Using local policy to coordinate foreshore planning and management around Corio Bay
on a precinct basis (Corio Bay Foreshore Local Policy, Clause 22.14).
 Using local policy to limit residential development and subdivision in the coastal
township of Breamlea (Subdivision and Residential Development in Breamlea Local
Policy, Clause 22.03).
 Encouraging industries that rely on the Bay and ocean as part of their operations to
prepare Environmental Management Plans, as well as contingency plans to address
possible environmental hazards.
 Assessing applications required by the DDO3 against the Siting and Design Guidelines
for Structures on the Victorian Coast, 1998.
 Requiring all development near coastal areas to be connected either to reticulated sewer
or to septic tank systems that comply with the Code of Practice for Septic Tanks.
 Requiring that toilet facilities along the coast be connected to sewerage, and where
sewerage is not available, requiring regular maintenance of septic tank systems or
investigating the installation of composting toilets where appropriate.
 Requiring that primary and secondary sand dunes be protected from residential
subdivision or use and development.
 Requiring buildings, works and subdivisions to be sited and designed to minimise the
need to remove indigenous vegetation, particularly trees above three metres in height.
Applying Zones and Overlays
 Applying the Public Conservation and Resource Zone to publicly owned land that is of
environmental significance along the foreshore.
 Applying the Public Park and Recreation Zone to publicly owned land along the
foreshore that has a public open space and recreation function.
 Applying DDO3 along the coast to address the siting and design of development.
 Applying the Significant Landscape Overlay to identified significant landscapes on the
Bellarine Peninsula.
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Undertaking further strategic work
 Undertaking further studies to identify the extent of an appropriate long term Design
and Development Overlay for coastal areas to address the issues of building height,
views from the coast and view sharing.
 Preparing a Coastal Action Plan for Corio Bay between Avalon Beach, Avalon and
Point Richards, Portarlington.
 Preparing Coastal Action Plans and associated guidelines and planning policies to
ensure that any land use, development or activity adjacent to the coast does not have a
detrimental impact on the marine environment or on cultural, recreational and landscape
values.
 Identifying and mapping areas of environmental significance along the coast and
including this information on Council’s Land Information System.
 Identifying locations for the placement of potentially contaminated dredge spoil in
consultation with other relevant authorities and the community having regard to
relevant Acts and Regulations.
Other Actions
 Liaising with Barwon Water to develop strategies for the potential reuse of sewage
effluent in order to minimise the amount discharged via the Black Rock sewer outfall.
 Establishing environmental standards for yacht clubs, boat building and maintenance
operations and undertaking regular inspections and monitoring, having regard to the
EPA guidelines for marinas.
 As part of a Stormwater Management Plan, limiting the number of stormwater outlets
and investigating the opportunities to adopt and utilise alternative stormwater
management techniques, such as wetland filtration, to address stormwater quality
discharged into the Bay, ocean and estuaries.
 Ensuring that monitoring is undertaken of landfill and industrial sites adjacent to the
coast to ensure that controls exist to prevent leachate and other groundwater pollutants.
Future landfill sites shall attain the highest environmental and social standards.
 Liaising with NRE and Foreshore Committees in the development of policies
addressing the depletion of shellfish from intertidal zones.
References
Victorian Coastal Strategy, 2008
City of Greater Geelong Environmental Management Strategy, City of Greater Geelong,
1999
Corio Bay Foreshore Management Strategy, Tract Consultants Pty Ltd for City of Greater
Geelong, 1995
City of Greater Geelong Municipal Reference Document, Coastal Spaces Landscape
Assessment Study (Planisphere, 2006).
The Siting and Design Guidelines for Structures on the Victorian Coast (Victorian Coastal
Council, 1998).
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