Manzeene Village, Lara
Planning and Urban Design Report
Amendment C285
City of Greater Geelong Planning Scheme
August 2013
Prepared by Spiire Australia Pty Ltd
On behalf of Manzeene Avenue Development Trust Pty Ltd
This report has been prepared by the office of Spiire
Level 2 10 Moorabool Street PO Box 4032 Geelong Victoria 3220 Australia
Acknowledgements and Recognition
Brett Lane & Associates Pty Ltd
Andrew Long & Associates Pty Ltd
Tree Logic Pty Ltd
EnviroME Pty Ltd
Cardno Pty Ltd
Yurie Tyblewych
The background image on the cover is sourced from the Lara Structure Plan 2011 prepared by the
City of Greater Geelong.
Issue Date
Revision No.
Author
Checked
Approved
22 Nov 2012
Rev A
Anthony Wansink
Sarah Auld
Jamie Forssman
5 Dec 2012
Rev B
Anthony Wansink
Sarah Auld
Jamie Forssman
14 August 2013
Rev C
Anthony Wansink
Sarah Auld
Sarah Auld
© Spiire
The information contained in this document is intended solely for the use of the client named for the purpose for which it has been
prepared and no representation is made or is to be implied as being made to any third party. Other than for the exclusive use of the
named client, no part of this report may be reproduced, stored in a retrieval system or transmitted in any form or by any means,
electronic, mechanical, photocopying or otherwise, without the prior written permission of Spiire.
Contents
Executive Summary ................................................................................................................................ 1
1.
Introduction .............................................................................................................................. 2
2.
Vision ....................................................................................................................................... 3
3.
Context ..................................................................................................................................... 4
3.1
Overview .................................................................................................................................. 4
3.2
Policy........................................................................................................................................ 4
3.3
Existing Urban Structure .......................................................................................................... 5
3.4
Future Urban Structure ............................................................................................................ 6
4.
Site Conditions and Constraints............................................................................................... 8
4.1
Land Ownership ....................................................................................................................... 9
4.2
Stormwater Management ....................................................................................................... 11
4.3
Flora and Fauna ..................................................................................................................... 15
4.5
Community and Retail Services ............................................................................................. 19
4.6
Cultural Heritage .................................................................................................................... 20
4.7
Movement Network ................................................................................................................ 22
4.8
Servicing Infrastructure .......................................................................................................... 25
5.
Urban Design Assumptions and Opportunities ...................................................................... 27
6.
Development Concept Plan ................................................................................................... 28
7.
Design Principles ................................................................................................................... 30
7.1
Land Use and Residential Composition ................................................................................. 30
7.2
Ecology and Environment ...................................................................................................... 31
7.3
Mobility, Movement and Connectivity .................................................................................... 31
7.4
Urban and Built Form ............................................................................................................. 31
8.
Implementation ...................................................................................................................... 33
8.1
General Residential Zone ...................................................................................................... 33
8.2
Development Plan Overlay (Schedule 26) ............................................................................. 33
8.3
Development Contributions Plan Overlay .............................................................................. 34
8.4
Native Vegetation Precinct Plan ............................................................................................ 34
9.
Conclusion ............................................................................................................................. 35
List of Figures
Figure 1
Context Plan ..........................................................................................................7
Figure 2
Land Ownership Plan ........................................................................................ 10
Figure 3
Existing Drainage Conditions ............................................................................. 12
Figure 4
Proposed Drainage Infrastructure and Works ..................................................... 14
Figure 5
Existing Flora and Fauna Conditions .................................................................. 16
Figure 6
Proposed Vegetation Retention and Removal .................................................... 18
Figure 7
Aboriginal Cultural Heritage Places .................................................................... 21
Figure 8
Traffic and Transport Conditions ........................................................................ 24
Figure 9
Servicing Infrastructure Conditions ..................................................................... 26
Figure 10
Development Concept Plan.................................................................................29
Executive Summary
This amendment, proposed by Dacland Pty Ltd, seeks to rezone a 60 hectare site,
located adjacent to Manzeene Avenue, within the urban consolidation boundary of Lara.
The rezoning will facilitate the development of an infill residential community and
commercial uses1 which will serve greater western Lara. This development is referred
to as Manzeene Village.
Over 95% of land owners have come together for form a combined entity with the
proponent Dacland Pty Ltd to allow this proposal to proceed. This amalgamation
provides certainty of a coordinated and cohesive redevelopment outcome.
The proposal will realize the direction of the Lara Structure Plan to develop the
Manzeene Village Precinct in the short term and to make use of underutilised land
within the town’s consolidation boundary. The development will complete and enhance
the established urban community by creating an “infill” residential development with
complementary activities that meets the present and future community needs.
A diversity of housing will be developed, from single family dwellings to medium
density and retiree housing.
A range of non-residential uses, potentially including a service station, medical centre,
hotel and food and drink premises, will be located at the confluence of five roads,
providing ideal access for convenience needs for the existing community in the west of
Lara, the new Manzeene Village community and the future communities at the western
and south-western growth fronts identified in the Lara Structure Plan.
Existing flooding and drainage issues in the broader precinct will be improved through
the incorporation of ephemeral wetlands and stormwater retardation and discharge /
outflow system.
Native grasslands and canopy trees will be conserved and enhanced to create a series
of integrated conversation and open space areas.
This project has been guided by the following Vision:
The Manzeene Village development will create a boutique infill residential
community within a preserved and nurtured “natural and hydrological ecology”.
Our urban design vision focuses on ecologically inspired urbanism.
At its core our vision for this ecological urbanism will enhance the sites significant
landscape qualities, whilst establishing housing diversity within an integrated
community.
1
Commercial uses permissible within the residential zoning control
Document1
Page 1
1. Introduction
This report outlines the background and rationale to support Amendment C285 to the
Greater Geelong Planning Scheme. It is proposed to amend the Planning Scheme to
allow for the development of a 60 hectare parcel of land in the west of the Lara township
for residential development, including non-residential uses.
Twenty three existing individual landholders have formed an agreement with Dacland
Pty Ltd, an experienced development company, to progress a rezoning of the precinct.
This combined entity is the ‘Manzeene Avenue Development Trust Pty Ltd.’
This report has been prepared by Spiire Australia Pty Ltd, on behalf of the Manzeene
Avenue Development Trust Pty Ltd. The purpose of this report is to:
 outline the context of the proposal;
 describe the existing conditions and constraints of the site;
 summarise the opportunities that have been identified; and
 document the planning implementation measures required.
Dacland Pty Ltd is the proponent for the Amendment Request.
This report is supported by the following documentation:
 Concept Plan (Spiire Australia Pty Ltd, August 2013);
 Stormwater Management Plan (Spiire Australia Pty Ltd, April 2013);
 Flora, Fauna and Habitat Hectare Assessment (Brett Lane & Associates Pty Ltd,
February 2013);
 Targeted Golden Sun Moth Survey (Brett Lane & Associates Pty Ltd, February
2013);
 Arboricultural Assessment (Tree Logic Pty Ltd, November 2012);
 Native Vegetation Precinct Plan (EnviroME, November 2012)
 Cultural Heritage Management Plan (Andrew Long and Associates Pty Ltd, May
2012);
 Traffic Impact Assessment (Cardno Pty Ltd, August 2013); and
 Servicing Infrastructure Assessment (Spiire Australia Pty Ltd, dated August 2013).
Document1
Page 2
2. Vision
This project has been guided by the following Vision:
The Manzeene Village development will create a boutique infill residential
community within a preserved and nurtured “natural and hydrological ecology”.
Our urban design vision focuses on ecologically inspired urbanism.
At its core our vision for this ecological urbanism will enhance the sites significant
landscape qualities, whilst establishing housing diversity within an integrated
community.
The key considerations informing our Vision are focused on an Urban Design
philosophy which:
 Completes and enhances the established urban community by creating an ‘infill’
residential development, with complementary communal uses and activities in Lara’s
west;
 Ensures [social and communal] cohesion and interaction through the creation of a
public realm comprising shared places: including parks, streets and open spaces;
 Acknowledges the locations unique physical features, in particular the hydrology
systems and drainage hierarchy resulting from the Hovells Creek environs and the
precincts flat topography;
 Preserves, celebrates and enhances, where appropriate, native grassland
vegetation and canopy trees;
 Creates a diversity of housing types; from single family dwellings to retiree
accommodation within a landscaped urban environment; and
 Establishes connectivity within the site, and to the broader precinct through an
integrated mobility structure which caters to pedestrians, cyclists and motorists.
The project supports the vision for Lara as set out in the Lara Structure Plan:
Lara in 2021 will offer residents a diverse lifestyle choice from urban living to rural
residential living. The town will retain its rural setting with the You Yangs
providing a scenic back drop.
The town will continue to be attractive to families and there will be a range of
services, infrastructure and facilities including an integrated open space network,
community hubs and a vibrant, attractive town centre to cater to community
needs.
Document1
Page 3
3.
Context
3.1
Overview
Lara township was founded in the 1850’s when the train station was built along the
newly constructed Melbourne – Geelong railway line. The town developed as a
limeburning area farming community and provided services such as a hotel for passing
travellers. Lara has seen rapid growth over the past three decades as new residents
discover the location and lifestyle benefits, and the diversity of housing choice.
Today, Lara is a thriving community of approximately 13,000 people (2011 Census).
Lara is within close commuting distance to both Melbourne and Geelong and has close
proximity to employment hubs at Avalon Airport and the Geelong Ring Road
Employment Precinct. Residents are attracted to Lara’s ‘rural character’, and the rural
setting of the township is highly valued.
3.2
Policy
The Lara Structure Plan is the overarching strategic document providing guidance on
future development in the town. The Structure Plan was adopted by Council in 2011
following more than a decade of strategic work by the Council and community, and
forms the strategic framework for the future planning and development of the township.
It identifies the key strategic planning issues facing the township, articulates the
preferred future directions for the township and identifies appropriate planning controls
to protect and enhance the distinctive elements of the township, biodiversity and
landscape features. Lara is the only nominated growth area in the northern region of the
Municipality.
The Structure Plan describes the role of Lara Township as offering…
“a range of lifestyles and housing choice, including urban and rural residential. An
attraction of Lara is its rural setting and the spacious residential allotments,
established street trees, gardens and wide residential streets….it is important that
new development retain the rural feel of the township through design treatments
such as unsealed verges, table drains and wire fences and open spaces”
The Structure Plan states that Lara will offer residents a diverse lifestyle choice from
urban to rural residential living. The town will continue to be attractive to families with
facilities such as community hubs.
The directions of the Lara Structure Plan are outlined at Clause 21.13 of the Greater
Geelong Planning Scheme. Key issues and influences for the town relevant to the site
include:
 Retail and commercial expansion is required to meet the needs of local residents
and to reduce the high level of escape expenditure.
 The rural landscape setting is important to the character of the town.
Document1
Page 4
The Structure Plan adopts a consolidation boundary for the town to ensure a compact
urban form. The Manzeene Village area is within the consolidation boundary and is
identified as a development site, subject to a rezoning application. The Structure Plan
expects development of Manzeene Village to occur in the short term.
3.3
Existing Urban Structure
Lara’s linear urban form is focussed on the east-west Patullos Road which provides
direct access to the town centre, the railway station, Melbourne via the Princes Highway
and Corio and the Geelong Ring Road via Elcho Road.
The town has historically grown from east to west. The most recent urban expansion of
Lara was the Grand Lakes development, located to the south-west of the town centre,
due south of the Manzeene Village site. The 800 lot Grand Lakes development is
approximately 70% complete. A restaurant/coffee shop has been opened as part of the
estate, but no retail facilities are proposed. Proposed growth at Caddy’s Road to the
north of the town centre failed to secure approval from the Minister for Planning. It is
unlikely development will occur at Caddy’s Road in the short term, as identified in the
Lara Structure Plan.
The Context Plan at Figure 1 clearly shows that the Manzeene Village site is part of an
established, functioning community. The plan identifies the following attributes of the
Town:
 The proximity to Geelong and Melbourne, serviced by road and public transport
infrastructure;
 A number of educational, community and medical facilities serving the needs of the
community;
 An activity centre hierarchy, consisting of a Town Centre and a small group of shops
known as ‘Sixways’;
 A mix of conventional and low density residential areas;
 The extent of development within the consolidation boundary; and
 An existing movement network and proximity to regional features.
Lara currently suffers from significant escape expenditure from its catchment due to the
low provision of existing retail floor space. A small Safeway supermarket (1,320sqm) is
located in the Town Centre. A permit has been issued for a new Coles supermarket in
the Lara town centre of approximately 3,500 m 2. Woolworths recently made an
application for a planning permit to expand the existing Safeway supermarket.
Document1
Page 5
3.4
Future Urban Structure
The historic east-west growth pattern of Lara is set to continue with the Structure Plan
nominating two large growth areas to the south west and west of the town as ‘future
residential areas’.
The ‘future residential area’ to the west of the town is known as Lara West. A Panel
Report considering Amendment C246 to the Greater Geelong Planning Scheme was
released in July 2013. Amendment C246, Lara West Growth Area, proposes to rezone
389 hectares of land to the Urban Growth Zone and introduce a Precinct Structure Plan.
At capacity, the Lara West Growth Area has the potential to accommodate up to 11,000
people.
The Lara West growth front adjoins the Manzeene Village site at O’Hallorans Road.
Manzeene Village forms the western boundary of Lara’s ‘consolidation boundary’, as
identified in the Lara Structure Plan, and provides the most immediate development
opportunity for the town. Both the Structure Plan and the Panel Report that considered
the Structure Plan consider the infill opportunities (including Manzeene Village) as the
highest priority development sites.
There is an identified need to provide a Neighbourhood Activity Centre (NAC) in the
west of Lara to cater for both current and future residents. The LSP does not consider
the future location of a NAC, nor are location attributes for the NAC described. The LSP
simply states that a new NAC would need to be investigated as part of growth to the
west.
The Manzeene Village site provides an ideal opportunity to complement and enhance
the existing urban structure of the town by providing commercial uses at the major
intersection of Patullos, O’Hallorans and Elcho Roads. The site is centrally located to
the growth fronts nominated in the Lara Structure Plan, has excellent main road
exposure and access, and presents the best opportunity to develop a vibrant and viable
activity centre at the earliest opportunity for the growing areas of Lara. This corner
location may be developed with uses including, but not limited to, a petrol station, family
hotel, medical centre and food and drink premises.
A Context Plan is shown at Figure 1.
Document1
Page 6
Figure 1 Context Plan
Document1
Page 7
4. Site Conditions and Constraints
Detailed site investigations into matters such as drainage and cultural heritage have
occurred over the past 18 months. The level of assessment undertaken exceeds the
usual requirements for a Planning Scheme Amendment process and provides the
underlying detail for the eventual Development Plan. This more thorough approach has
been undertaken to ensure that the project is ‘development ready’ upon approval of the
Planning Scheme Amendment.
Concurrent and consequential constraints associated with this project and the proposed
growth area to the west of the site have been considered where appropriate (i.e.
drainage); however, the project constraints have also been considered individually given
the unknown timing, staging and certainty of development to the west.
Independent of the current sequence of consideration of Planning Scheme
Amendments, it is assumed that this project will be developed prior to further
development to the west. This assumption is based on the existing detailed assessment
and design already undertaken along with the expectation for high demand of this
unique infill opportunity. This sequencing of development from east to west is supported
by the Lara Structure Plan.
This section outlines conditions and constraints relating to the following:
 Land Ownership;
 Stormwater Management;
 Flora and Fauna;
 Cultural Heritage;
 Traffic and Transportation; and
 Servicing Infrastructure.
Document1
Page 8
4.1
Land Ownership
Significant time and effort has been spent to bring the landholders together to
move the project forward in a collaborative manner.
Twenty-three of the 25 existing land owners in the precinct have entered a development
agreement with Dacland Pty Ltd to progress this project in a consolidated manner. The
group, consisting of landowners and Dacland, is known as the ‘Manzeene Avenue
Development Trust’. The area controlled by the 25 existing land owners is identified by
the red line on the Land Ownership Plan at Figure 2. The owner of 60 Manzeene
Avenue is not part of the Manzeene Avenue Development Trust, but is supportive of this
Amendment Request and consents to the rezoning of the land.
The land at the south-eastern corner of the Precinct on the corner of O’Hallorans and
Patullos Roads will not form part of the development and is not proposed by the
Manzeene Avenue Development Trust to be rezoned as part of the Amendment
Request.
This approach allows the majority of the land to be developed by a single entity
(Dacland) upon Council issuing relevant approvals. Receipt of relevant approvals will
trigger clauses within existing commercial contracts to allow the transfer of whole or
partial titles to a single entity.
Some of the landowners have sought to retain their dwellings within excised lots. This
has been a consideration during the development of the concept.
Significant time and effort has been spent to bring the landowners together to move the
project forward. Coordinated development of the land would be problematic without the
combined structure of the Manzeene Avenue Development Trust.
Document1
Page 9
Figure 2
Document1
Land Ownership
Page 10
4.2
Stormwater Management
“The propensity for land to flood or be inundated is a common feature of Lara as
it is located on the lower reaches of Hovells Creek where it joins Serendip Creek.”
(Lara Structure Plan, Page 37)
The existing stormwater management conditions of Lara are appropriately summarised
in the following extract from the Lara Structure Plan:
The propensity for land to flood or be inundated is a common feature of Lara as
it is located on the lower reaches of Hovells Creek where it joins Serendip
Creek. Not all flooding in Lara is caused by significant rainfall events, lack of
overland flood conveyance and lack of grade for underground drainage systems
also affect parts of Lara.
Detailed modelling of the site has been undertaken in consultation with Council to
determine the extent of existing flooding and to allow testing of proposed drainage
infrastructure. The modelling demonstrates that primarily the northern and southern
portions of the site are currently inundated by stormwater flows during 1 in 100 year
events. This site, and the area to the north, is one of the areas that could be identified
by the Structure Plan as having a lack of defined overland flow capacity.
Figure 3 demonstrates the modelled extent of flooding under existing conditions for
both this site with, and without, development to the west. The modelling indicates that
this site, and properties to the east and south east of the site, are currently predicted to
be flooded in a 1 in 100 year event. The extent of predicted flooding is minimised but
not removed should development occur to the west in isolation of this project.
The modelling and analysis of stormwater flows is complicated and further information
in provided in the Stormwater Management Plan 2 which accompanies the amendment
documentation.
2
Stormwater Management Plan, Spiire Australia Pty Ltd, April 2013
Document1
Page 11
Figure 3
Document1
Existing Drainage Conditions
Page 12
The stormwater management system should be integrated with the overall
development plan including the street and public open space networks and
landscape design.
(Geelong Planning Scheme – Clause 56.07-4)
The requirement for this drainage infrastructure is the most significant constraint for
development of this site. It is a ‘given’ that these works are required for any urban
development to proceed on this site.
The Stormwater Management Plan1 will be further refined, in consultation with Council,
as detailed design considerations and further modelling iterations, as required, are
finalised for this project and development further to the west. The infrastructure works
currently proposed to achieve an improved stormwater management response are
shown in Figure 4. These works include the introduction of two onsite retarding basins
within the southern catchment, each inclusive of a sedimentation basin and wetland;
floodway works within the northern catchment, inclusive of three sedimentation ponds
and two rain gardens; a piped drainage outfall and overland flow path within the Patullos
Road reserve; an overland flow path within the Kees Road reserve and surface level
changes across the site. The indicative earthworks required are also shown in Figure
4. The extent of surface level changes will be confirmed during the detailed design
phase.
The detailed design of this solution will be refined in consultation with Council; however,
initial modelling indicates that this proposed approach will provide an appropriate
drainage solution. Discussions with the finer details of the Stormwater Management
Plan will continue with Council throughout the assessment process and until the
approval of a permissible development.
The accompanying Stormwater Management Plan can be appropriately managed on
site while providing, in many cases, an improved drainage regime as a result of this
project.
The Lara Structure Plan states the following in relation to the provision of drainage
infrastructure:
Flood mitigation options can be implemented to reduce the effects of flooding in
a particular area and enable some development to occur. This is usually only
effective when the costs of the measures can be borne by the benefiting
development.
This current proposal enables the provision of drainage infrastructure that would be
unlikely to be feasible without the consolidated of the individual parcels of land within
the overall site.
The detailed design of the final design will require thorough consideration of project
staging, particularly given the unknown timing of required infrastructure associated
within the proposal to the west of the site. Delays in infrastructure next door could result
in additional surface level changes being required to control flows, this is mainly
relevant to development in the north.
Document1
Page 13
Figure 4
Document1
Proposed Drainage Infrastructure and Works
Page 14
4.3
Flora and Fauna
“Lara and its environs has a range of environmental sites including grassy
woodlands, western basalt plains grasslands and riparian vegetation”
(Lara Structure Plan, Page 64)
The detailed flora and fauna assessment3 undertaken in December 2011 identified that
the site contains 25 fragmented patches of disturbed and degraded grassland
indigenous vegetation, combined with planted trees and gardens. These patches have
the floristic composition to be classified as Low-rainfall Plains Grassland (EVC 132) and
cover an area of approximately 17.7 ha with a median patch size is 0.59 ha. The quality
of this vegetation is relatively low with an average habitat score of 28 out of 100. The
location of these areas of native grassland is shown at Figure 5.
Twelve of these 25 patches also have the floristic composition to be considered Natural
Temperate Grasslands of the Victorian Volcanic Plain, a listed community under the
Commonwealth Environment Protection and Biodiversity Conservation Act 1999 (EPBC
Act). The project will be referred to the Commonwealth Government to consider the
removal of this vegetation under the EPBC Act.
The site does not contain any listed flora species and the site is unlikely to support any
listed fauna species. Potential exists for the listed Golden Sun Moth to occur on the site;
however, targeted surveys undertaken during the 2012/13 summer season did not
locate any individuals. Accordingly, it is considered that the project is unlikely to impact
on Golden Sun Moth. A referral to the Minister for Planning under the Environment
Effects Act 1978 has been prepared and the Minister for Planning has determined that
the project does not require further assessment under the Environment Effects Act
1978.
The site contains very few trees of arboricultural significance4 with less than 1% of trees
present considered to have a ‘high’ arboricultural value. Approximately 5,000 individual
trees have been identified on site with none being indigenous remnant trees (i.e. all
trees have been planted). The majority of the plantings are limited to six species;
namely, Bracelet Honey Myrtle, Peppercorn, Sugar Gum, Yellow Gum, Tuart and
Monterey Pine. A large species variety (150) is present due to garden plantings
associated with existing dwellings. The tree locations from the feature and level survey
are shown at Figure 6.
3
4
Brett Lane and Associates Pty Ltd - Flora, Fauna and Habitat Hectare Assessment, February 2013
Tree Logic Pty Ltd – Arboricultural Assessment, November 2012
Document1
Page 15
Figure 5
Document1
Existing Flora and Fauna Conditions
Page 16
Potential impacts on native grassland vegetation have been considered in the context of
the ‘avoid, minimise and offset’ direction from Victoria’s Native Vegetation Management
– A Framework for Action.
‘Avoid’
The drainage infrastructure requirements limit the opportunities to avoid the majority of
vegetation on the site under any development scenario. Any development on this site
will require significant drainage infrastructure and surface level changes to ensure
improved offsite impacts, as discussed in the previous section. Therefore, the
avoidance of large scale vegetation removal is unlikely to be viable under any
development scenario.
A ‘no development’ scenario is unlikely to result in a favourable environmental outcome
due to the various land management practices associated with multiple ownerships that
currently exist on the site. Retention of all existing flora would not necessarily lead to an
improved conservation outcome.
‘Minimise’
Opportunities to minimise grassland vegetation removal have been explored where
retention can be co-located adjacent to open space areas and drainage infrastructure.
This approach has been undertaken to provide a community and ecological benefit.
Minimising the extent of grassland vegetation removal by retaining isolated patches was
not considered to be a preferred option as such an approach would provide limited
ecological benefits and negligible or unfavourable urban design outcome.
The areas of grassland vegetation that are proposed to be retained following the
introduction of drainage requirements and urban design consideration are shown in
Figure . This project will require the removal of approximately 16 hectares of
vegetation.
The retention of trees throughout the development is a significant opportunity for this
project from an urban design and landscape amenity perspective.
‘Offset’
A Native Vegetation Precinct Plan has been prepared in consultation with DSE. During
this consultation, it has been identified that an opportunity exists for this project to
contribute to the preservation of a larger contiguous parcel of Low-rainfall Plains
Grassland within the region currently being acquired by Council to the east of Lara.
This project could result in a consolidated 6.53 habitat hectares of Low-rainfall Plains
Grassland being secured for conservation purposes. It is unlikely that a consolidated
offset could be established should the project progress as individual developments.
This project will lead to a net gain.
Decisions relating to removal and protection of the existing native vegetation on
the site have been made in a holistic manner taking into account areas of native
vegetation that should be protected of higher conservation value.
(Manzeene Avenue Native Vegetation Precinct Plan, Page 6)
Document1
Page 17
Figure 6
Document1
Proposed Vegetation Retention and Removal
Page 18
4.5
Community and Retail Services
The site is located 2.7 km from the Lara Town Centre and 1.4 km from Six Ways local
centre. The nearest medical centre is located to the west of Forrest Road near Six
Ways with the nearest Child Care located south east of the site on Buckingham Street.
The Lara Town Centre contains a small Safeway supermarket, 33 other retail and nonretail uses and 2 vacancies. The rezoning of 1.9 ha of land east of the Town Centre will
facilitate a new full-line supermarket and shops. Six Ways contains 12 tenancies
occupied by a milk bar, bakery, take away food (3), Laundromat, florist, hairdresser,
restaurant, tattooist and gymnasium. One tenancy is currently vacant.
Lara suffers from a significant level of escape expenditure, particularly for basic
commodities and staples which would typically be sourced close to home. About twothirds of all spending on food, liquor & groceries is leaving the catchment and as much
as 89% on non-food items and personal services.
The City of Greater Geelong is currently in the process of implementing the Town
Centre Urban Design Framework, and has entered an agreement with Coles to develop
a new full line supermarket by around 2015. Woolworths has recently lodged an
application with the Council to expand the existing Safeway Supermarket in the town
centre. This will somewhat reduce the escape expenditure of Lara and better service
the community. However, it is expected that the Town Centre expansion will arrest only
some of the escape spending in the catchment leaving significant levels still leaving
Lara for other destinations.
It is clear that with the projected population growth in Lara a new Neighbourhood
Activity Centre (NAC) or Centres area required to service the community’s daily
shopping needs. The Lara Structure Plan does not consider the future location of a
NAC, nor are location attributes for the NAC described. A NAC is proposed within the
Lara West Growth Area.
The Manzeene Avenue Development Trust initially proposed a NAC to be located at the
south west corner of the site at the junction of Patullos Road, O’Hallorans Road and
Elcho Road. Council has indicated they do not support a NAC in this location.
Accordingly, the proposal has been amended to provide for commercial uses, limited to
uses permissible in the General Residential Zone with uses including, but not limited to,
a petrol station, family hotel, medical centre and food and drink premises.
Document1
Page 19
4.6
Cultural Heritage
“A number of sites have previously been recorded by Wathauroung and
Aboriginal Affairs Victoria in the Lara district ... sites may include Aboriginal flaked
stone tools, Aboriginal surface scatters, stone arrangements, Aboriginal burials
etc.”
(Lara Structure Plan, Page 46)
A desktop assessment undertaken in February 2012 located 66 identified and
registered cultural heritage sites within 5 km of the site. These are predominantly
isolated artefact scatters and in locations associated with Hovells Creek and its
tributaries. No places had been previously identified on the site.
Following the desktop assessment, a field assessment was undertaken in May 2012.
This secondary assessment satisfied the requirements for a Cultural Heritage
Management Plan5 (CHMP) under the Aboriginal Heritage Act 2006. This CHMP was
prepared in consultation with the Wathaurong Aboriginal Cooperative, as the Registered
Aboriginal Party (RAP) for this area and approved in July 2012. The CHMP will allow
for activities (including ground disturbance) ultimately required for this development.
The assessment associated with the CHMP located two Aboriginal cultural heritage
places within the site. These two places are isolated artefacts and are classified as
having low scientific significance; however, we note that all Aboriginal cultural heritage
places are of high significance when considering Aboriginal traditional significance
values. The location of these sites is shown in Figure 7.
No known or previously identified non-Aboriginal cultural heritage sites are located on
the site. Consultation with the RAP has indicated that the two places found within the
site can be appropriately managed via salvage and relocation undertaken in
collaboration with the RAP.
The CHMP provides management measures, including salvage collection of known
places and relocation within a reserve close to the site, along with other measures
including site inductions during construction, topsoil management and contingency
plans should additional places be identified. The measures within the approved CHMP
will ensure that any Aboriginal places are appropriately identified and salvaged (where
appropriate) while allowing development to progress on this site.
No Aboriginal cultural material was identified as a result of the subsurface testing
programme. The conforms to the results of both the Desktop Assessment and
Standard Assessment which suggested that Aboriginal cultural material, if
present, would be represented by isolated or highly diffuse stone artefacts on the
surface with the presence of substance cultural deposits unlikely given the nature
and distribution of Aboriginal places in the wider region and the results of
previous archaeological subsurface testing programme
(Cultural heritage Management Plan, Andrew Long and Associates).
5
Manzeene Avenue Lara, Cultural Heritage Management Plan, prepared by Andrew Long and Associates, dated
May 2012
Document1
Page 20
Figure 7
Document1
Aboriginal Cultural Heritage Places
Page 21
4.7
Movement Network
“... provide an improved transport network which includes better traffic
movements, pedestrian and cycling linkages and public transport options”
(Lara Structure Plan, Page 36)
Road network
The site is generally bound by O’Hallorans Road to the west, Kees Road to the north
east and Patullos Road to south. The site is dissected by Manzeene Avenue.
Manzeene Avenue has a pavement width of approximately 6 metres (m) within a 20m
road reserve and operates as a single carriageway providing for one traffic lane in each
direction.
Patullos Road is a local road between Bacchus Marsh Road and Elcho Road with a
pavement width of approximately 7.5m within a 62m reserve. A single carriage way is
provided in each direction.
O’Hallorans Road is an unsealed rural road running along the western boundary of the
site. A gravel road of approximately 6 m is provided within a 20 m road reserve. The
Lara West Precinct Structure Plan proposes to upgrade O’Hallorans Road to connector
road with a 15 m wide pavement.
Kees Road comprises a single pavement width of approximately 3.4m allowing shared
traffic flow. The road reserve for Kees Road is 64m
Public Transport
Lara is currently serviced by a local bus route which operates along Patullos Road and
Ware Street (approximately 140 m east of the site). The bus route travels from the
central Geelong to Lara town centre and the Lara train station. Lara Railway Station is
situated on the Geelong-Melbourne train line and provides direct access to the Geelong
and Melbourne CBD’s.
Walking/Cycling
A walking track currently exists along Kees Road, from Forest Road to the site. It is
understood that this path is regularly used by local residents to provide a circuit along
Manzeene Avenue, Patullos Road and Kees Road. A shared path is proposed to be
provided in conjunction with future growth planning to the south west and west of the
site.
Figure 8 shows the existing traffic and transportation conditions. A detailed Traffic
Assessment6 accompanies this report.
6
Traffic Impact Assessment, prepared by Cardno Pty Ltd, dated August 2013
Document1
Page 22
The site is well serviced by road infrastructure and limited works are required to
accommodate the estimated traffic generation associated with this development.
The existing road reserve of Manzeene Avenue is expected to be sufficient to
accommodate the estimated traffic associated with this development without
considerable widening works that could impact the ability to retain existing roadside
vegetation.
It is desired to retain Manzeene Avenue as the ‘spine’ for the development to preserve
the existing amenity values and community association with the area. The retention of
this ‘spine’ and the associated vegetation where possible, will provide an integrated
mobility structure which will cater for pedestrians, cyclists and motorists. This ‘spine’
could be supported by additional integrated movement networks.
There are no traffic engineering grounds that should prohibit the rezoning of the
land to the General Residential Zone.
(Manzeene Village - Traffic Impact Assessment, Cardno)
Document1
Page 23
Figure 8
Document1
Traffic and Transport Conditions
Page 24
4.8
Servicing Infrastructure
... provide appropriate infrastructure such as drainage, water supply, sewerage,
electricity, gas, telecommunications and footpaths in new residential areas”
(Lara Structure Plan, Page 36)
A detailed assessment7 of the servicing infrastructure requirements for the development
has been undertaken which consultation with relevant stakeholders. The location of
servicing infrastructure is shown in Figure 9.
Sewerage:
Barwon Water is proposing two sewerage pump stations to service the Lara West
growth area (including this site). These pump stations have the capacity to
accommodate the expected discharge. Discussions on the location of the southern
pump station are planned with Barwon Water as the current location will require an
addition pump to be installed in this site. It is understood that relocating the pump
station further south towards O’Hallorans Road will provide a greater catchment within
this site and the neighbouring development.
Potable Water:
Figure 9 shows the locations of the existing water mains. Barwon Water has a strategy
for the supply of potable water to this site (and the wider area) within further
construction works programmed to occur between 2014 and 2016.
Recycled Water:
There is currently no recycled water supply available to the area and there are no
current plans to provide a recycled water supply to the Lara West area.
Electricity:
An overhead 22kV power supply exists on the east side of Manzeene Avenue, on the
south side of Kees Road and on the north side of Patullos Road. An overhead supply
line also extends partway up O’Hallorans Road on the east side from Patullos Road.
The location of this infrastructure is shown in Figure 9. Powercor have indicated that
the existing infrastructure will have capacity to service the development of the
Manzeene Village Precinct.
Telecommunications:
Telstra currently has assets located on the north and south sides of Kees Road, the
north and south sides of Patullos Road and the west side of Manzeene Avenue. Optic
Fibre is also located within Patullos Road. Telecommunication infrastructure will be able
to be provided for this project.
Gas:
A gas transmission line bisects the proposed growth area west of the Manzeene Village
development supplying the wider Lara area. Existing gas reticulation is available on the
south side of Kees Road (100mm High Pressure) fronting the development area, and
along Patullos Road.
7
Servicing Infrastructure Assessment, Spiire Australia Pty Ltd, November 2012
Document1
Page 25
Figure 9
Document1
Servicing Infrastructure Conditions
Page 26
5. Urban Design Assumptions and Opportunities
The Manzeene Village project provides for a complex and interesting development
proposition. The physical features and attributes of the site are both an opportunity and
constraint, and a lengthy design process has been undertaken to ensure the future
development will enhance the sites significant features within an integrated community.
The design parameters and assumptions; the givens, guiding development of the
Manzeene Village project are:
 An established, functioning Lara Township urban structure of which the site is part,
including an activity centre hierarchy, residential areas, open space and road
networks.
 An integrated drainage regime, storm water retardation and discharge/outflow
system.
 The retention of canopy trees and native grassland vegetation, where possible, for
conservation and aesthetic value.
 The enhancement of Manzeene Avenue, acting as the centre spine and principal
address for the site redevelopment.
In addition to the ‘givens’, a number of high order opportunities guiding the sites
redevelopment have been identified. These include:
 The site has exceptional exposure at the Patullos, O’Halloran’s and Elcho Road
intersection. The south west corner of the site will also have excellent access to the
existing and future population of western Lara. There is therefore opportunity to
locate commercial uses in this location.
 The preferred drainage regime and storm water retardation in association with the
retention of significant vegetation establishes a series of ephemeral wetlands and
pocket parks that can create high amenity communal open spaces and provide
an urban form and structure.
 The retention and enhancement of Manzeene Avenue, acting as the central spine
and principal address for the site.
Document1
Page 27
6. Development Concept Plan
The Development Concept Plan summarises the key ‘givens’ and opportunities to
provide the high level structure of the Development Plan, and is shown at Figure 10.
Essentially, this plan confirms that the Manzeene Avenue project maintains its
distinctive character of housing “nestled” in a vegetated environment and canopy
tree cover.
The development will enhance the sites established landscape qualities, whilst creating
housing diversity with built form subservient within this landscape. Residents and
visitors to the site will receive an unambiguous “sense of place and purpose” founded
on tangible and visible initiatives in hydrological management and environmental
sustainability.
Fundamentally, the landscape will typify the “feel and quality” of future development of
the overall precinct.
Furthermore, the proposed urban typology will adopt a generally orthogonal subdivision
layout providing exceptional solar orientation. Each interface will provide a transition to
complement the established surrounding rural and conventional residential hinterland.
These interface treatments and streetscapes will reflect the established rural character
of Lara including generous setbacks, informal landscaping and “open” fence treatments.
Connectivity within the site and to the broader precinct will be achieved through an
integrated mobility structure which caters to pedestrians, cyclists and motorists alike.
The proposed residential composition will provide diversity of housing types; from single
family dwellings to medium density and retiree accommodation.
The commercial area will adopt a “village feel” and create a distinctive sense of place to
ensure the vitally, and functionality of the hub. Importantly, there will be a unified
landscaped theme and activated frontages to key interfaces of the commercial use
area. The streetscapes and interface treatments will reflect the established rural
character of Lara by adopting substantial landscaping, including large species canopy
tree to car parks.
The commercial use area will be integrated with residential offerings (including
potential medium density housing and a retirement village), and will provide
respites in the form of a village green, village square and high amenity
streetscapes.
Document1
Page 28
Figure 10
Plan
Document1
Development Concept
Page 29
7. Design Principles
The ‘givens’ and ‘opportunities’ identified through the assessment process give rise to a
series of design principles that will be incorporated into the development plan. The
principles are divided into the following four themes:
 Land use and residential composition;
 Ecology, environment and heritage;
 Mobility, movement and connectivity; and
 Urban and built form.
7.1
Land Use and Residential Composition
 A commercial area, integrated with residential product, with activated and animated
frontages, will be located on the south west corner of the site. This area will service
the surrounding residential neighbourhoods as well as future residential growth to
the west and south west.
 The residential composition will provide a diversity of housing types within a series of
“pocket neighbourhoods” each with 50-80 dwellings. These pocket neighbourhoods
will accommodate a variety of dwelling types including the potential for medium
density retiree accommodation.
 Medium density housing will be located close to areas of public open space.
 Interfaces will provide a complementary transition to established rural and
conventional residential uses
Document1
Page 30
7.2
Ecology and Environment
 A series of integrated ephemeral wetlands and conservation areas will be developed
with opportunities for adjoining open space.
 New development will be undertaken in a sustainable manner having regard to water
conservation, stormwater reuse, walkability and connectivity.
 The enhanced Manzeene Avenue streetscape will create the “landscape spine”
linking the proposed community/activity centre.
 A secondary environmental network includes a dedicated nature trail converging on
Manzeene Avenue.
 Generally, the urban design treatments, in particular streetscapes and interface
treatments will reflect the established rural character of Lara.
 The retention and enhancement of canopy trees and grassland vegetation will create
a series of discrete pocket parks throughout the site.
7.3
Mobility, Movement and Connectivity
 Connectivity within the site and to the broader area will be achieved by an integrated
mobility structure which caters to pedestrians, cyclists and motorists.
 The retention and enhancement of Manzeene Avenue, as the central spine and
principal address for the site redevelopment, will provide access and direct
connections for the all residents to the proposed community/activity hub.
 A secondary nature trail which converges on Manzeene Avenue will connect the new
residential neighbourhoods.
 Restricted access off Kees Road creates “rural-esque” streetscape and frontages.
7.4
Urban and Built Form
 Manzeene Avenue and the location of vegetation within the site create a rectilinear
configuration. Generally the proposed urban typology will adopt an orthogonal
subdivision layout to optimise solar orientation.
 The retention and enhancement of Manzeene Avenue defines the urban character
for the site. Potentially we can adopt generous frontage setbacks for new housing, to
conserve and enhance the rural “avenue” character.
 On the Patullos and O’Halloran’s Road corner there is opportunity to locate the
commercial area. This area will adopt a “village feel” to create a distinctive sense of
place and will have landscaped, activated and animated frontages.
 Surrounding the Kees Road drainage system there is an opportunity to create an
integrated “Village”, as one of the pocket neighbourhoods, focused on ecology and
the environment; comprising a “green street” network with a distinctive and
unambiguous “sense of purpose and place”. The initiatives in hydrological
management, stormwater re-use, energy and environmental sustainability can be
showcased within this neighbourhood.
 The retention of native grassland and canopy trees will create a series of
interconnected pocket parks with residential frontages throughout the site.
Document1
Page 31
 Generally, built form, should be subservient to the landscape, in order to reinforce
the rural qualities of the area.
 Interface treatments to the proposed open space/retarding basins should create a
“seamless’ transition by orienting dwellings directly and adopting “open” landscaping
and fencing.
Document1
Page 32
8. Implementation
One of the keys to a successful outcome for the Manzeene Village Precinct is via a
robust implementation framework. Innovative design outcomes can only be achieved
when the strategic framework is clear and concise. It is proposed to implement the
directions of Lara Structure Plan and the design vision for the site via:
 Rezone the existing Rural Living Zone to the General Residential Zone;
 Apply the Development Plan Overlay (Schedule 26);
 Apply the Development Contributions Plan Overlay;
 Incorporate the Native Vegetation Precinct Plan.
8.1
General Residential Zone
The purpose of the General Residential Zone (GRZ) is to encourage development that
respects the neighbourhood character of the area and provide a diversity of housing
types and moderate housing growth. A limited range of non-residential uses to serve
the local community needs in appropriate locations are also encouraged in this zone.
The GRZ is the appropriate mechanism to provide for residential dwellings at a
conventional density, dwellings at a medium density and other residential uses such as
retirement living.
The GRZ will be applied over the entire Manzeene Village Precinct covering
approximately 56 hectares of land, which includes existing and proposed roads, open
space areas, water management systems and residential subdivision.
The existing owner of the excluded south west portion of the land intends to retain the
existing dwelling and associated rural living lifestyle surrounds.
8.2
Development Plan Overlay (Schedule 26)
The purpose of the Development Plan Overlay (DPO) is to ensure that new
development is planned and constructed in a fully integrated and comprehensive
manner. The DPO requires that the form and conditions of future use and development
are identified on a ‘development plan’ before a permit can be granted to use or develop
the land.
Schedule 26 to the DPO will be applied over the entire Precinct. The DPO26 will require
that detailed issues such as drainage, traffic management and open space are
addressed prior to development of the site. The Development Plan (DP) may be
prepared and implemented in stages. For example, a DP may be prepared only for the
land controlled by the Manzeene Avenue Development Trust.
Document1
Page 33
8.3
Development Contributions Plan Overlay
A Development Contributions Plan (DCP) funds works, services and facilities for a new
community. The Council has prepared a DCP for the Lara West Growth Area that
includes the Precinct as a separate charge area. The DCP represents the view of the
Geelong City Council and not the proponent.
8.4
Native Vegetation Precinct Plan
A Native Vegetation Precinct Plan (NVPP) sets out requirements for the protection and
removal of native vegetation for a defined area of precinct.
The draft NVPP accompanies this report. It is proposed to incorporate the NVPP into
the Greater Geelong Planning Scheme. This draft NVPP has been development in
consultation with the Department of Sustainability and Environment following the
principles of Victoria’s Native Vegetation Management Framework.
Document1
Page 34
9. Conclusion
The proposed rezoning is appropriate for the following reasons:
 This proposed amendment will provide ‘infill’ residential land within the urban
consolidation boundary of Lara. The rezoning will facilitate the development of an
infill residential community, including commercial uses, which will serve greater
western Lara.
 This amalgamation of over 95% of land owners will provide certainty of a
coordinated and cohesive redevelopment outcome.
 The proposal will realize the direction of the Lara Structure Plan to develop the
Manzeene Village Precinct in the short term and to make use of underutilised land
within the town’s consolidation boundary.
 A new commercial area will be located at the confluence of five roads, providing
ideal access for the existing community in the west of Lara, the new Manzeene
Village community and the future communities at the western and south-western
growth fronts identified in the Lara Structure Plan.
 Existing flooding and drainage issues in the broader precinct will be improved
through the incorporation of ephemeral wetlands and stormwater retardation and
discharge / outflow system.
 Native grasslands and canopy trees will be conserved and enhanced to create a
series of integrated conversation and open space areas.
Document1
Page 35