OCEAN GROVE STRUCTURE PLAN
Adopted 27 February 2007 (amended 23 September 2008)
WWW.GEELONGAUSTRALIA.COM.AU
The City of Greater Geelong (CoGG) appointed Hansen Partnership Pty Ltd - Town
Planners, Urban Designers and Landscape Architects to prepare the Ocean Grove
Structure Plan.
Hansen Partnership engaged ARRB, MacroPlan and EarthTech to assist in expertise
relating to access and movement, economic analysis and infrastructure assessment.
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Table of contents
EXECUTIVE SUMMARY ………………………………………………………………………………………………..A-i
PART A – STRUCTURE PLAN
1
Introduction .............................................................................................................................. A-1
1.1 Purpose of the Structure Plan ................................................................................................................... A-1
1.2 How will this plan be used? ....................................................................................................................... A-1
1.3 The Study Area ......................................................................................................................................... A-1
2
Key Influences .......................................................................................................................... A-3
2.1
2.2
2.3
2.4
2.5
2.6
2.7
Policy Context ........................................................................................................................................... A-3
Urban Growth ............................................................................................................................................ A-3
Settlement and Housing ............................................................................................................................ A-3
Infrastructure ............................................................................................................................................. A-3
Natural Environment .................................................................................................................................. A-4
Economic Development and Employment ................................................................................................. A-4
Rural Areas ............................................................................................................................................... A-4
3
The Plan .................................................................................................................................... A-5
3.1 Vision......................................................................................................................................................... A-5
3.2 Role of the Township ................................................................................................................................. A-5
3.3 Principles and Directions ........................................................................................................................... A-5
3.3.1 Urban Growth .............................................................................................................................. A-7
3.3.2 Settlement and Housing ............................................................................................................ A-11
3.3.3 Infrastructure ............................................................................................................................. A-15
3.3.4 Natural Environment.................................................................................................................. A-21
3.3.5 Economic Development and Employment................................................................................. A-22
3.3.6 Rural Areas ............................................................................................................................... A-28
PART B – IMPLEMENTATION AND REVIEW
1
Implementation of the Ocean Grove Structure Plan ............................................................. B-1
2
Review of Structure Plan ........................................................................................................................ B-3
PART C – BACKGROUND REPORT
1
Introduction .............................................................................................................................. C-1
1.1
1.2
1.3
1.4
Background ............................................................................................................................................... C-2
Location ..................................................................................................................................................... C-3
Role of the Town ....................................................................................................................................... C-3
History ....................................................................................................................................................... C-3
2
State and Regional Plan Policy Framework ........................................................................... C-5
2.1 Department of Sustainability and Environment ......................................................................................... C-5
2.1.1 Coastal Spaces (April 2006) ........................................................................................................ C-5
2.1.2 Coastal Spaces Landscape Assessment Study – State Overview Report 2006 ......................... C-5
2.1.3 Victorian Coastal Strategy (2002)................................................................................................ C-7
2.1.4 Great Ocean Road Strategy (2004)............................................................................................. C-7
2.1.5 Siting and Design Guidelines for Structures on the Victorian Coast (1998) ................................ C-7
2.1.6 Melbourne 2030 (2002) ............................................................................................................... C-8
2.1.7 Urban Development Program Annual Report (2005) .................................................................. C-8
2.2 Regional Strategic Documents .................................................................................................................. C-8
2.2.1 G21 Draft Geelong Region Plan (2006) ...................................................................................... C-8
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2.2.2
3
Bellarine Peninsula Strategic Plan .............................................................................................. C-9
City of Greater Geelong Statutory and Strategic Planning Policy Framework ................. C-10
3.1 City of Greater Geelong - Statutory Framework ...................................................................................... C-10
3.2 Urban Growth .......................................................................................................................................... C-13
3.2.1 City of Greater Geelong Urban Growth Strategy (1996)............................................................ C-13
3.2.2 City of Greater Geelong Ocean Grove Structure Plan (1993) ................................................... C-14
3.2.3 Bellarine Peninsula Land Use and Residential Lot Supply Report (2005) ................................ C-15
3.2.4 Medium Density Housing Strategy ............................................................................................ C-15
3.2.5 Major current Amendments relevant to Ocean Grove ............................................................... C-15
3.3 Infrastructure ........................................................................................................................................... C-17
3.3.1 Bellarine Peninsula Strategic Plan 2006 - 2016 Ocean Grove .................................................. C-17
3.3.2 Bellarine Peninsula Recreation and Leisure Needs Study (2005) ............................................ C-18
3.3.3 Study of Open Space Networks ( 2001) .................................................................................... C-19
3.3.4 G21 Ingergrated Public Transport Strategy ............................................................................... C-21
3.3.5 City of Greater Geelong Transport Strategy (December 2003) ................................................. C-22
3.3.6 Andrew O’Brien Draft Ocean Grove Traffic Study – March 2006 .............................................. C-22
3.3.7 Andrew O’Brien Draft Ocean Grove Town Centre Parking and Access Study 2006 ................. C-22
3.3.8 Draft Ocean Grove Town Centre Car Parking Precinct Plan 2002 ............................................ C-23
3.3.9 Investigation of Road Reservation Needs –
Grubb Road Final Report, VicRoads, 2006 ............................................................................... C-24
3.4 Natural Environment ................................................................................................................................ C-25
3.4.1 Environment Management Strategy 2006-2011 ........................................................................ C-25
3.4.2 City of Greater Geelong Stormwater Management Plan ........................................................... C-25
3.4.3 City of Greater Geelong Aboriginal Cultural Heritage
Management and Protection Development Planning Protocol .................................................. C-28
3.4.4 Bellarine Heritage Study (1996) ................................................................................................ C-29
3.4.5 City of Greater Geelong Biodiversity Strategy (2003) ............................................................... C-29
3.4.6 Buckley Park Draft Coastal Management Plan (December 2005)............................................. C-30
3.4.7 Lake Victoria Flood Study Report (May 2000) ........................................................................... C-30
3.5 Economic Development and Employment ............................................................................................... C-30
3.5.1 City of Greater Geelong Retail Strategy - June 2006 ................................................................ C-30
3.5.2 City of Greater Geelong Retail Strategy – Geelong Retail Review 2001 ................................... C-31
3.5.3 City of Greater Geelong Economic Development Strategy 2005 – 2010 .................................. C-31
3.5.4 Bellarine Peninsula Tourism – Strategic Tourism Plan 2005 – 2008......................................... C-32
3.5.5 Bellarine Peninsula Strategic Plan Community Vision - Tourism .............................................. C-32
3.5.6 Geelong Otway Tourism Strategic Business Plan 2004 - 2007 ................................................. C-32
3.5.7 Ocean Grove Business Association Tourism Plan 2006 ........................................................... C-33
3.5.8 Geelong Industrial Land Study 2001 ......................................................................................... C-33
3.6 Rural Areas ............................................................................................................................................. C-33
3.6.1 Rural Land Use Strategy (1997) ................................................................................................ C-33
3.6.2 City of Greater Geelong Rural Residential Strategy (1994)....................................................... C-34
4
Urban Growth ......................................................................................................................... C-34
4.1.1
4.1.2
4.1.3
4.1.4
4.1.5
4.1.6
Demographic Trends ................................................................................................................. C-34
Key Opportunities and Constraints ............................................................................................ C-37
Principles for Identified Development Areas .............................................................................. C-40
Other Residential Areas ............................................................................................................ C-41
Areas not considered appropriate for development at this stage .............................................. C-41
Special investigation area North East corner of Banks Road .................................................... C-42
5
Settlement and Housing ........................................................................................................ C-43
6
Infrastructure .......................................................................................................................... C-49
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6.1.1
6.1.2
6.1.3
Services Infrastructure .............................................................................................................. C-49
Access and Movement Infrastructure ........................................................................................ C-52
Community Services Infrastructure ........................................................................................... C-55
7
Natural Environment .............................................................................................................. C-59
8
Economic Development and Employment ........................................................................... C-62
8.1.1
8.1.2
8.1.3
8.1.4
9
Retail Analysis ........................................................................................................................... C-62
Extension of the Town Centre ................................................................................................... C-63
Industrial Analysis ..................................................................................................................... C-63
Tourism ..................................................................................................................................... C-64
Rural Areas ............................................................................................................................. C-66
List of Figures and Maps
Figure 1 – Study Area
Figure 2 – Structure Plan
Figure 3 – North Eastern Residential Corridor
Figure 4 – Future Access and Movement
Figure 5 – Grubb Road cross section (duplication)
Figure 6 – Town Centre Concept Plan
Figure 7 – Possible Future Development Areas
Figure 8 – Land Use and Built Form
Figure 9 – Service Constraints
Figure 10 – Access and Movement
Figure 11 – Community Services
Figure 12 – Environment and Open Space
Map 1 – Locality Plan
Map 2 – Extent of SLO7
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EXECUTIVE SUMMARY
Ocean Grove is a major township offering a range of lifestyles, culture and natural environmental assets. While
it is a designated growth town, Ocean Grove will retain its coastal urban character and protect and promote the
attributes of the natural environment. As an integral part of the Bellarine Peninsula, Ocean Grove shares the
attributes of other townships, the rural sector and our natural environment. Active community participation is
encouraged to maintain all these linkages and attributes.
Ocean Grove Community vision - Bellarine Peninsula Strategic Plan 2006-2016
Ocean Grove is an attractive and vibrant coastal town that is experiencing strong growth as a popular
destination for both permanent residents and tourists. While the town is a designated growth town, unmanaged
growth has the potential to impact upon existing physical and social infrastructure and services, town character,
tourist appeal, coastal landscape and rural setting as well as the sense of place and community.
A number of issues and opportunities have been identified by the community including:
 Enhancing of the coastal environment and maintaining the rural/green spaces around the town to provide
a unique attractive setting;
 Ensuring new development occurs inland, responds to and enhances the town character and applies
sustainability principles;
 Improving social, community and cultural services and infrastructure, including public transport, active and
passive open space, facilities for older persons and youth, bike and pedestrian access and linkages as
well as broader entertainment activities and facilities;
 Improving traffic movement through the town;
 Providing for support and development of a vibrant local tourism industry;
 Encouraging appropriate rural based activities which adds to the diversification of tourism offered;
 Providing for a viable, attractive and expanded Town Centre with a diverse range of retail activities and
good carparking.
The Ocean Grove Structure Plan has been developed to provide a strategic planning framework for the future
growth and development of the town to the year 2020 which builds upon the towns attributes, opportunities and
the community vision.
The Structure Plan directions have the aim that by 2020 Ocean Grove will be a sustainable sized community
with:
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A distinctive character, making it a desirable place to live, visit and work
Excellent range of retail and commercial services and employment opportunities
A reputation for providing a broad range of environmentally sensitive coastal and rural based tourist
activities and accommodation, associated with the beach and wetlands, arts, food and wine
A mix of housing choices for all residents and which apply energy and water conservation principles
A built form which creates an attractive and unique coastal character
A successful and viable Town Centre which is attractive and vibrant with ample parking, a good mix of
activities and convenient pedestrian access
Appropriate community and social services and infrastructure which meet community needs
A coastal environment which is highly valued, accessible and managed in manner which enhances and
protects environmental, landscape and habitat values
An interconnected environment with safe and attractive pedestrian/bicycle and open space linkages,
attractive streetscapes and a functional road network serviced by a local public bus service.
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Part A identifies the key principles and directions relating to land use, urban growth and infrastructure
development including:
Urban growth
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Accommodate an increase in the town’s total population of up to 21,000 persons by 2020.
Accommodate the majority of this growth within a designated growth corridor to the north-east of the town
between Grubb and Banks Roads with clear development principles to be applied to: residential, industrial,
retail, education (primary school) and open space (including multi-purpose sports ovals) land use and
facilities, staging, augmentation of services and provision of landscaping, road, bus and pedestrian
linkages, community infrastructure and the use of sustainability practices;
Establish a settlement boundary to maintain a compact urban form and rural/coastal setting and character;
Identification of a future growth boundary to accommodate the potential for a long term population of
between 25,000 – 30,000.
Settlement and housing
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Support a range of accommodation and housing options, including aged care and medium density housing
development particularly adjacent to the Town Centre and other existing and proposed activity centres.
Support higher density development including tourist accommodation of up to 3 storeys within the Town
Centre and along The Terrace between Hodgson – Eggleston Streets;
Ensure planning policy and controls reinforce development that is complementary to the coastal landscape
and built form character of the town;
Provide opportunities to achieve improved urban consolidation outcomes from designated Rural Living
areas.
Infrastructure
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Support development of the Shell Road Reserve and Surf Side Centre as a major sporting and community
hub with the addition of an aquatic centre, multi-purpose community facilities with allowance for the
relocation of the Bellarine Health Centre, Neighbourhood House and support services particularly aimed at
older persons and youth;
Undertake or facilitate open space improvements including providing improved visual and pedestrian
connection to Kingston Park, enhancing the Tuckfield/Parade reserve (with picnic facilities, viewing
platforms, amphitheatre, community/tourist information and carparking);
Establish a safe bicycle-pedestrian path network around the town connecting the foreshore, river, Nature
Reserve, Grubb, Banks and Bonnyvale Roads with linkages to Point Lonsdale, ‘Potato Shed’ and Barwon
Heads;
Work with DOI to provide a local public bus service and support the existing transit bus shuttle scheme
and establishment of a ‘park and ride scheme’ during summer months to reduce pressure at main beach
carparks;
Improve pedestrian connections to and from the Town Centre to the beach;
Support the duplication of Grubb Road in a manner which preserves significant roadside vegetation,
provides an attractive town entry, safe crossing points, undergrounding of powerlines and pedestrian/cycle
paths;
Adopt a road hierarchy consistent with the Ocean Grove Traffic Study 2006 including sealing of road
shoulders within The Terrace and investigating the connection of Tuckfield Street (north) to The Terrace;
Provide for attractive themed entry treatments to the town and signage relating to major traffic routes and
activities. Improve the appearance and pedestrian amenity of Shell Road, Tuckfield Street and The Parade
and Orton Street with Boulevard style streetscape works.
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Natural Environment
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Ensure that sensitive environmental areas including the coast, Buckley Park Foreshore, Ocean Grove
Nature Reserve, Barwon River, Lake Connewarre and Lake Victoria wetlands are enhanced for public
enjoyment and appreciation and protected from the impacts of urban development;
Support the environmental management works of Barwon Coast, DSE and Parks Victoria;
Review the Significant Landscape Overlay to ensure that it achieves the desired outcomes of vegetation
protection and enhancement.
Economic Development and Employment
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Provide for the expansion of the Town Centre within the existing Business 1 zone and northwards to The
Avenue;
Encourage a range of retail, business, accommodation and entertainment uses within the Town Centre
with sufficient carparking, and contemporary building forms and materials, which retain a coastal town
character, including building height up to 3 storeys where the upper levels are substantially setback and
articulated;
Provide for improved carparking opportunities and access within the Town Centre;
Create a sense of entry to the Town Centre at The Parade/Hodgson Street intersection with signage,
paving, planting and other design elements to encourage street activation, pedestrian movement and slow
vehicle speeds;
Provide opportunity to establish a small scale tourist node at the southern end of Hodgson Street (eg a
café or restaurant);
Provide for a future neighbourhood activity centre off Grubb Road when future population growth can
support it;
Provide for extension to the existing industrial estate and restricted/peripheral retail area in Grubb Road;
Support the development of existing established caravan parks and accommodation uses in residential
areas, particularly those close to the beach and river;
Support the development of tourist accommodation within and adjacent to the Town Centre;
Identify a “Special Investigation Area” on the north-east corner of Shell Road and Banks Road for the
establishment of an eco-tourist facility.
Rural
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Ensure land use activities on rural land within the long term settlement boundary do not prejudice future
growth opportunities;
Ensure urban development and non-farming based activities do not impact upon agricultural production
and the right to farm;
Encourage a range of appropriately scaled tourism related activities within the rural periphery of the town
which are complementary to the environmental and rural setting;
Part B identifies the range of planning policies and scheme provisions to be applied and developed, and the
supporting actions to be implemented to achieve the key Structure Plan directions. Many of these directions will
be achieved via Council’s negotiations with land owners through the development approvals process, while
others will involve direct engagement with and support of lead agencies such as Barwon Health, Department of
Infrastructure, Department of Victorian Communities, VicRoads, Parks Victoria, Barwon Coast and Barwon
Water etc.
The following key changes to the Greater Geelong Planning Scheme and further strategic work is proposed
over the next 5 years:

The inclusion of the Structure Plan as a reference document in the planning scheme to guide planning
decision making and affirm the settlement boundary;
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The application of an Incorporated Plan/Development Plan Overlay as part of any Residential rezoning of
the northern growth area to identify staging and other development principles;
Application of a Development Contributions Plan over the northern growth area to apply to physical and
social infrastructure provision;
Application of an Industrial 3 zone to the expansion of the existing Industrial Estate to provide amenity
protection to existing and future residential areas;
Development of a Parking Precinct Plan for the Town Centre and extending the Business 1 and Mixed Use
zone;
Amending the existing Significant Landscape Overlay 7 to improve the workability of the control and
undertake a more detailed landscape and urban character review of the inner residential areas of Ocean
Grove to determine the appropriate mix of overlay controls to improve vegetation/landscape and built form
outcomes;
Development of a Streetscape and Pedestrian Plans for The Parade – Orton Street route, Shell and Grubb
Roads, Tuckfield Street, The Terrace, the Hodgson-The Parade Town Centre entry and key streets
between the beach and Town Centre.
The Structure Plan will be reviewed in 5 years to test underlining assumptions relating to growth levels and
timing service and infrastructure provision and land release etc.
Part C Background Information contains the detailed material which has been gathered to help identify key
issues and opportunities and shape the key directions contained in the Structure Plan.
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PART A: STRUCTURE PLAN
1
Introduction
1.1 Purpose of the Structure Plan
The Ocean Grove Structure Plan is a strategic framework for the future growth and development of the town.
The Plan has been prepared on behalf of the City of Greater Geelong by Hansen Partnership, in conjunction
with ARRB, MacroPlan and EarthTech.
Ocean Grove is an attractive and vibrant coastal town that benefits from an important strategic location within
the Bellarine Peninsula. The town is experiencing consistent growth and is becoming an ever increasing
destination for both permanent residents and tourists. The purpose of the Structure Plan is to identify the
strategic planning issues facing the town, including community needs and aspirations, and to articulate the
preferred future directions for growth, whilst protecting and enhancing the very elements which make the town
distinctive and functional as an urban area and tourist destination
1.2 How will this plan be used?
The Structure Plan is a tool used by the City of Greater Geelong to guide future use and development in a coordinated and orderly manner, particularly to the north of the existing town. The Plan is instrumental in
determining the application of local planning policy, planning zones and overlays in a manner which manages
growth in an orderly way, whilst protecting and maintaining the much valued coastal setting of Ocean Grove.
The Ocean Grove Structure Plan will assist Council in determining planning permit applications and rezoning
requests, as well as being used as a reference document when assessing the future roll out of infrastructure
and services.
As importantly, the Structure Plan for Ocean Grove seeks to provide greater certainty for residents and
landowners on the future planning and development of the town up to the year 2020. The take-up of land and
redevelopment will be reviewed every five years and if considered appropriate a full review of the Structure Plan
should be undertaken.
1.3 The Study Area
The Structure Plan applies to the town of Ocean Grove and its immediate surrounds as identified in Figure 1.
The area comprises the existing urban area of the town and areas at the periphery, including land to the north
of the existing urban zones and the rural interface.
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2
Key Influences
2.1 Policy Context
Ocean Grove has been identified as having ‘high growth capacity’ under the State Government’s Policy –
Coastal Spaces. This role is strengthened by Council’s Municipal Strategic Statement which designates Ocean
Grove as a growth location. There is strong policy direction at both the State and Local levels for:
▪
▪
▪
protection of coastal environments;
protection of rural environments and agricultural activities; and
encouragement of good urban design of development on both public and private land.
2.2 Urban Growth
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The town caters for both permanent residents and holidaymakers with future growth requiring the
integration of community facilities and urban services in a sustainable and accessible manner.
Whilst a major town on the Bellarine Peninsula offering a range of lifestyles, cultural and natural
environmental attributes, there is a need to establish clear boundaries for its future growth as part of
protecting the area’s fragile coastal environment.
As the town expands and consolidates its urban activities there is a need to provide a sense of place and
identity throughout Ocean Grove providing opportunities for interesting signage, landscaping, public art at
selected locations and well defined gateways into the town.
2.3 Settlement and Housing
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Future growth in the residential population requires a combination of sensitively designed new residential
subdivisions and infill housing.
Housing development will need to offer a range of housing types and forms, from single dwellings to
medium density housing, to cater for the changing needs of the community, as well as the diverse needs
of the tourist market.
Medium density housing should be located in close proximity to activity centres, major open spaces and
public transport routes.
The established character of the town is a valued element to the community. The undulating coastal
setting, generally low scale of buildings and canopy trees in parts of Ocean Grove are integral to this
character.
2.4 Infrastructure
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Basic infrastructure (drainage, water, sewerage, power, gas and telecommunications) is required to be
provided in newly developed areas in a co-ordinated and staged manner and will involve augmentation of
existing infrastructure.
The design and appearance of the road network throughout the town will be instrumental in making Ocean
Grove a safer, more attractive, cohesive and sustainable community.
Social and community infrastructure including public transport services will need to be integrated into the
urban area to meet current and future population needs, particularly the needs of the elderly and youth,
with opportunities for co-location of facilities and multi-purpose facilities where possible.
Accessibility and walkability considerations will influence the location of future social and community
services and facilities in Ocean Grove. Opportunities exist to improve pedestrian and bicycle linkages
throughout the town and within open spaces.
Adequate provision for open space for both informal and formal recreation purposes needs to be
designated to address the future recreational needs of the community. Beach access and facilities need to
be improved and upgraded.
A-3
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▪
Substantive drainage measures are needed to be put into place in new residential development to the
north to minimise adverse stormwater drainage impacts on the nearby wetlands of Lake Victoria
The funding of future infrastructure can be assisted by the preparation of a Developer Contributions
Scheme.
2.5 Natural Environment
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Ocean Grove is bound by significant environmental features including coastal beaches and foreshore,
Lake Connewarre and the Barwon Estuary, Lake Victoria, Ocean Grove Nature Reserve and the Begola
Wetlands. These and other natural features of the town need to be protected and enhanced.
Whilst various environmental overlays currently protect the natural environmental assets of the town and
environs, expansion of these overlays and, inclusion of some new overlays, will be necessary if the
sensitive ecosystems of the area are to be protected.
There is considerable scope for consolidation and expansion of the vegetation cover throughout the town,
thus reinforcing its coastal character and visual amenity.
2.6 Economic Development and Employment
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The existing Town Centre is the key focus for retail activity within Ocean Grove and strategies should be
developed to expand and consolidate the centre, in conjunction with improved access, amenity and
parking facilities, where possible.
Ocean Grove Market Place is a secondary activity centre which is constrained in terms of future
development. Another new activity centre to the north abutting Grubb Road will be required to meet longer
term resident demand.
Additional industrial land is required accommodate the future needs of the expanding population that
require various goods and services from uses established in industrial areas.
Tourism plays a significant role within the local economy. Support of existing tourist activities and a range
of tourism opportunities will be vital to the future prosperity of the town.
2.7 Rural Areas
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The need to protect the rural areas to the south, east, north and west of the town from urban
encroachment particularly as these areas also have strong environmental qualities.
Retain the right to farm for land owners and utilise land for rural activities to maintain sustainable farming
practices.
The importance of rural land use activities on land to the north of the town outside the defined Settlement
Boundary in ensuring the orderly and proper planning of this area in the long term.
Opportunities to encourage tourism activities which benefit from a rural setting, demonstrate a need for the
activity and are of a scale, design and form which will not adversely impact on the rural landscape,
environmental significance of the land or opportunities for future residential expansion within the
Settlement Boundary.
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3
The Plan
3.1 Vision
A vision for Ocean Grove in the year 2016 has been developed through the consultative process of the
Bellarine Peninsula Strategic Plan 2006-2016. The vision for town in the year 2016 is:
Ocean Grove is a major township offering a range of lifestyles, culture and natural
environmental assets. While it is a designated growth town, Ocean Grove will retain its
coastal urban character and protect and promote the attributes of the natural environment.
As an integral part of the Bellarine Peninsula, Ocean Grove shares the attributes of other
townships, the rural sector and our natural environment. Active community participation is
encouraged to maintain all these linkages and attributes.
The Structure Plan aims to build on these attributes and opportunities to achieve the town vision. The Structure
Plan directions have the aim that by 2020 Ocean Grove will be a sustainable sized community with:
▪
▪
▪
▪
▪
▪
▪
▪
▪
A distinctive character, making it a desirable place to live, visit and work
Excellent range of retail and commercial services and employment opportunities
A reputation for providing a broad range of environmentally sensitive coastal and rural based tourist
activities and accommodation, associated with the beach and wetlands, arts, food and wine
A mix of housing choices for all residents and which apply energy and water conservation principles
A built form which creates an attractive and unique coastal character
A successful and viable Town Centre which is attractive and vibrant with ample parking, a good mix of
activities and convenient pedestrian access
Appropriate community and social services and infrastructure which meet community needs
A coastal environment which is highly valued, accessible and managed in manner which enhances and
protects environmental, landscape and habitat values
An interconnected environment with safe and attractive pedestrian/bicycle and open space linkages,
attractive streetscapes and a functional road network serviced by a local public bus service.
3.2 Role of the Town
Ocean Grove, which is the principal coastal town in the municipality, is a designated growth node that can
accommodate large scale residential growth beyond existing urban zoned land. The town supports both a
permanent and holiday resident population with the provision of schools and community services. Other
services, including retail and industrial, are generally limited to providing for household needs and requirements,
noting that the range is increasing commensurate with further growth of the town. The town’s sensitive coastal
and environmental setting places constraints on future growth, as do various State and Local Planning Policies.
However, there is scope for further expansion of the town boundaries to help strengthen and reinforce Ocean
Grove’s role as a hub for surrounding towns within the Bellarine Peninsula.
3.3 Principles and Directions
The overall Structure Plan is outlined in Figure 2 of the report which identifies principles (objectives) and
directions (strategies) relating to key planning themes:
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Urban Growth
Settlement and Housing
Infrastructure
Natural Environment
Economic Development and Employment
Rural Areas
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figure 2:
3.3.1 Urban Growth
Ocean Grove is identified by State Government Policy – Coastal Spaces (April 2006) as having “High Growth
Capacity”. Provided the fragile coastal environment is protected, the town and environs can accommodate
large scale residential growth within and beyond current zoned urban limits.
One of the key roles of a Structure Plan is to identify future land use and development trends that will need to
be accommodated in the future planning of the town. These trends are largely related to population growth.
Population growth, and the profile of the future population, will influence:
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demand for additional housing and residential land;
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need for additional retail, commercial and industrial development; and
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need for future community services and facilities.
The following assumptions impact on the demand for additional urban land for Ocean Grove:
The population of Ocean Grove in 2001 was 10,055 people and the population in 2005 was estimated to be
around 10,850 people. The future population growth of the town up to the year 2020 is based on three
scenarios, adopting low (2%), medium (3%) and high (4%) growth rates. At these rates the population increase
would range from 3,798 to 10,334 resulting in a total projected population for Ocean Grove ranging from 14,648
to 21,184 people, as seen in Table 1. This represents an average increase of some 271 to 738 people each
year.
Table 1 – Projected Population Based on Low, Medium and High growth rates from 2005 population (10,850).
Projected Population for Ocean Grove in 2020
(calculated from 2005 estimated population 10,850)
low 2%
medium 3%
high 4%
14,648
17,632
21,184
If the high growth scenario prevails then the total population by the year 2020 is forecast to be 21,184. Over
time the age profile of the population is expected to change considerably. As shown in Table 2, projections
based on the high growth scenario show the population of Ocean Grove is expected to continue to age, with an
increase in the proportion of young people aged between 14 and 23. This age profile will impact on all urban
sectors in terms of housing needs, community services and facilities and issues of accessibility and walkability.
Table 2 - Projected Change in Population by Age Group 2001 to 2020
Projected Change in Population by Age Group 2001 to 2020
900
800
700
Persons
600
500
400
300
200
100
0
0-4
5-9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75+
Age (years)
A-7
Future growth requires constraint controlled by a Settlement Boundary. Two Settlement Boundaries shown in
Figure 2 have been proposed, namely:
▪
A boundary for the lifetime of this Structure Plan to the year 2020 to accommodate a total population of
approximately 21,000 and a future residential land supply of at least 10 years. The 2020 Settlement
Boundary has been aligned along various allotment boundaries, the southern edge of the Ocean Grove
Nature Reserve, the rear property boundaries of larger lots fronting the Bellarine Highway, Banks Road
and the rear boundary of the properties fronting Bonnyvale Road.
▪
A potential boundary for the period beyond 2020 or when land supply falls below 10 years to ensure future
development and location of services does not result in poor planning outcomes in the long term.
Ocean Grove, whilst having the capacity for accommodating future growth as indicated by State Government
policy, needs to ensure that the qualities and community values of the town are maintained. The Vision for the
town notes the range of lifestyles, culture and natural environmental features that are available to the
community. These need to be balanced with adequate protection of the environmental assets that come with
being a coastal settlement.
With a potential doubling of the population, Ocean Grove is fortunate to have land available that can
accommodate future residential growth away from the environmentally sensitive areas such as the coastline,
Barwon Estuary and Lake Victoria Wetlands. With appropriate servicing, including physical and social
infrastructure of the future residential area, future growth can be adequately accommodated to provide a
sustainable community without unreasonably impacting upon the coastal character and qualities of the town.
For structure planning purposes, the ultimate population and urban development potential of Ocean Grove
should be taken into consideration, assuming land between the two growth area boundaries is used for urban
development in the very long term. This is to ensure that short and medium term planning decisions do not
prejudice the potential long term form and structure of Ocean Grove, should the town continue to grow towards
the long term (beyond 2020) Settlement Boundary. In particular, regard should be given to:
▪
▪
▪
▪
▪
the future location and size of activity centres;
the future location of community services and facilities;
the existing environmental features and assets;
the future open space, pedestrian and cycling network;
the future road network.
The proposed long term (beyond 2020) Settlement Boundary is indicative only and included for consideration of
the very long term potential future growth. The boundary seeks to preserve opportunities for town expansion
whilst balanced with the appropriate protection of the environmental and landscape features of the land located
on the periphery of the town. The land available for urban growth within the long term boundary will be
constrained by landscape and environmental factors including the need for a sensitive interface with the Ocean
Grove Nature Reserve and significant coastal landscapes limiting growth to small, well planned and
interconnected nodes.
Long term, ongoing expansion of the town beyond a total population of between 25,000 – 30,000 is not
advocated as it is considered that this would result in a significant loss of the unique setting and character of the
town that makes it popular for residents and tourists alike and runs contrary to coastal planning principles.
Accordingly, a decision will need to be made in a subsequent structure plan as to whether or not it is
appropriate for urban development associated with Ocean Grove to expand onto land between these two
settlement boundaries involving a major consideration and examination of transport, infrastructure, social and
community impacts.
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The majority of growth up to 2020 is to be accommodated within a north-east corridor between Grubb and
Banks Road as identified in Figure 3. This growth area is to be comprehensively planned as an integrated
community employing sustainability practices and will need to accommodate:





a regional open space area (an area of between 4 – 5 ha to accommodate active sports fields);
a primary school site occupying a site of 3- 4ha;
a local shop node of up to 1000sqm;
a neighbourhood activity centre including a single supermarket and associated shops up to 7000sqm and
business and community services space up to 1400sqm2 on a site up to 8ha in area able to accommodate
additional community facilities;
an employment node allowing for expansion of the existing industrial estate and restricted retail area.
To ensure coordinated development over multiple ownerships the growth area is to be managed by the
application of:




an Incorporated Plan Overlay (IPO) for the entire growth area which will identify the main land use
components, major road hierarchy, major pedestrian/open space principles and staging;
a Development Plan Overlay (DPO) including more detailed local planning design principles (identified in
the directions below) for individual land parcels or stages including undertaking of detailed drainage and
flooding assessments to identify stormwater qualities and volumes, application water sensitive urban
design, mitigation and infrastructure measures (including downstream works) to minimise impacts on
environmentally significant land to the Ramsar wetlands east of Collendina;
a Development Contributions Plan (DCP) which provides for the provision of physical and
community/social infrastructure including kindergartens/childcare or neighbourhood house/community
centre facilities and road, pedestrian and cycle infrastructure and connections to adjoining networks.
an Industrial 3 (IN3) zone over the industrial estate extension.
A staging plan is necessary to ensure orderly development that provides for an adequate supply of land for
development and the provision of necessary physical and social infrastructure and services to serve the needs
of residents in the growth area and broader town needs. The suggested staging plan as identified in figure 3
proposes three broad stages of development each accommodating up to 3000 residents over 5 year periods as
follows:



Stage 1 - To extend roughly on an ‘L’ shaped front from south to north from existing residential zoned
areas forming part of the Kingston Downs and Parks Estate and east of Grubb Road so as to create a
competitive housing environment, improve connections between Shell and Grubb Road and to include the
regional open space area;
Stage 2 - To include the adjacent area and school site;
Stage 3 – To include areas west of Banks Road and the northern most section of the growth area as well
as the activity centre.
The activity centre and local shops should be completed as part of the final stage, although the activity centre
could be developed in small stages commensurate with population growth in the growth area as part of a
master plan process so as to provide essential local/neighbourhood community and convenience services.
Substantial development of the neighbourhood centre shall not be commenced without a detailed economic
impact assessment which demonstrates that there is adequate demand for additional retail floor space and that
the development will not compromise the viability and primacy of the Town Centre or impact on the viability of
the Market Place shopping centre.
The industrial estate and restricted retail area expansion should take place in an orderly fashion in pace with
supply and demand and be developed in a manner which provides for high visual amenity (built form and
landscaping) to Grubb Road and utilisation of energy/water sustainable design treatments.
It is acknowledged that the staging indicated in this Structure plan is preliminary only and a final staging plan
should be approved as part of a subsequent Development Plan process under the Planning Scheme. Such a
final staging plan must take into account catchment and drainage lines, road connections, open space, water
sensitive urban design, land economics, general town planning objectives and outcomes and other practicalities
including efficient servicing. It is further acknowledged that a final staging plan which takes into account these
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matters may ultimately result in the staging of the subdivision and development of the north-east corridor growth
area which is materially different to the preliminary staging suggested in this Structure Plan.
Urban Growth - Principles
▪
To protect the unique character of Ocean Grove as a coastal town within a sensitive environmental and
significant landscape setting.
▪
To channel future residential expansion to the north-east away from the sensitive environmental areas to
the south, east and west of the town.
▪
To maintain a compact urban form with all development within the identified Settlement Boundary.
▪
To ensure that new urban growth is provided with adequate provision of community and social
infrastructure, particularly pedestrian access and open space.
▪
To identify a potential long term boundary beyond 2020 for the future growth of the town and to ensure
that development within area between the identified urban settlement boundary and potential long term
boundary boundaries does not prejudice the potential for urban growth.
Urban Growth - Directions
▪
Identify a Settlement Boundary around Ocean Grove within which all urban expansion anticipated to occur
up to the year 2020 will be contained.
▪
Determine a potential long term Settlement Boundary that identifies the possible ultimate extent to which
the town might expand, based on logical and defensible long term planning boundaries.
▪
Retain a Rural zoning around the Settlement Boundary.
▪
Accommodate the majority of urban growth within a North-Eastern Residential Development Corridor
between Banks and Grubb Road which is to be staged in an orderly manner.
▪
No expansion is proposed to the south, east and west due to physical and environmental constraints.
Land between the two settlement boundaries should be used for rural and related purposes. No use or
development should occur that would prejudice the long term future use of the land for urban purposes.
North - Eastern Residential Development Corridor Directions
The directions for this growth area including staging are shown in Figure 3 and include provision of:
▪
An integrated cluster of activities including a primary school, a neighbourhood activity centre, a local shop
node and a regional park accommodating two multipurpose sports ovals.
▪
The new activity cluster is to be located on the proposed main pedestrian/bicycle link with the
neighbourhood centre being the focal point of local public transport, walking and cycling networks.
▪
A range of housing options including aged care, residential density of up to 15 dwellings/ha and provision
for medium density housing within 400m walking distance of the activity centre and adjacent to the school,
ovals and local shopping area.
▪
A single small cluster of local shops (approximately 1000sqm).
▪
A local employment area incorporating an extension to the existing industrial estate and
peripheral/restricted retail area.
▪
Up to 10% of land set aside for open space and recreation purposes including networked local parks with
playgrounds (including playgrounds within close walking distance of existing residential estates to the
south of the growth area), informal spaces and wetlands and an east-west pedestrian, cycle and
environment corridor.
▪
A road network which provides for two local collector connections to Grubb Road and a single collector
connection to Banks Road.
A-10
▪
Allow for the widening of Grubb Road.
▪
A road and subdivision network which provides for ‘walkable catchments’ including pedestrian and bicycle
linkages to the activity centre, school and open spaces, facilitate ease of access and promote public
transport usage including designation of bus access and routes as well as generally providing good road
and pedestrian connections with existing residential areas to the south (including a pedestrian linkage via
Coolamon Close to Kingston Park). Road connections to residential areas to the south are to be designed
to discourage large volumes of traffic using such routes as short cuts to Grubb or Banks Roads.
▪
Siting details of the school so that it is appropriately separated from frontage to Grubb Road.
▪
Sustainable development principles including energy and water conservation measures, water sensitive
urban design, identification and management of salinity discharge areas. Stormwater mitigation design
measures must be capable of ensuring downstream flows of the catchment do not exceed predevelopment rates or impact upon environmentally significant areas to the south-east.
▪
Landscape treatments for open spaces and streets (including enhancement and retention of significant
indigenous vegetation).
▪
Substantial interface buffer treatment to adjoining rural areas consisting of open space linkages, reserves
and local traffic roads etc. and larger lots to the Banks Road with minimal crossings to maintain a low
density residential character.
▪
A 1ha zoned electricity substation within the industrial estate extension and augmentation of reticulated
water and sewerage infrastructure and provision of a sewerage pump station off Banks Road.
▪
A detailed staging plan.
The growth area is to be managed to achieve the above directions by the appropriate application of zones and
overlays including:

an Incorporated Plan Overlay (IPO).

a Development Plan Overlay (DPO).

a Development Contributions Plan (DCP).

an Industrial 3 (IN3) zone over the industrial estate extension.
There will need to be some examination of the application of Significant Landscape Overlay identified in the
Coastal Spaces Landscape Assessment Study west of Banks Road so as not to compromise higher order
settlement planning objectives relating to the north-east growth corridor. Principles within the DPO will need to
ensure landscape and urban treatments along Banks Road are cognisant of the areas landscape character.
3.3.2 Settlement and Housing
The level of housing needed to accommodate the future population within Ocean Grove is based on declining
household size and increasing housing occupancy as the town shifts more from a coastal holiday destination to
a town with a larger permanent resident population.
The average household size in 2001 was 2.56 persons. It is expected to decrease to around 2.33 persons by
2020. The household occupancy rate however, is expected to increase with a growing permanent population.
The approximate housing occupancy rate in 2001 was 76%. This rate is expected to increase significantly,
subject to increases in permanent resident population within the town.
The approximate number of houses required to accommodate the projected future population growth ranges
from 1,630 to 4,435. This is based on the future additional population (low and high growth rates) divided by
average household size of 2.33 persons. It is envisaged the majority of this will be accommodated in single
detached housing, with an increasing proportion of medium density housing located around activity centres and
key open space areas. The majority of new housing is likely to be within greenfield sites, with an incremental
increase in housing to occur as infill development.
A-11
A-12
Table 3 indicates the amount of greenfield residential land required to accommodate the projected population
growth to 2020.
Table 3 – Future land needed to accommodate a range of Dwelling Densities up to 2020
Land supply required to
accommodate future population
increase (10,334) (2020)
hectares (ha)
10 dwellings/ha
443.5
12 dwellings/ha
369.6
15 dwellings/ha
295.7
The amount of land required ranges from 295 to 443 hectares, depending on the number of lots achieved per
hectare. These densities are typical of a range adopted in new residential developments. It is important to note
that figures are based on one dwelling per lot and, therefore, medium density housing will increase population
levels. The primary growth area north-east of the town (approximately 302 hectares) will provide the majority of
new housing and, be predominantly single detached dwellings. However, in an effort to create a more
sustainable and compact urban area, this housing will be at a higher density (smaller lot size) than the town’s
older style subdivisions. Additional housing development opportunities exist in the Goandra land and existing
vacant lots throughout the town itself. Medium density housing will be encouraged around the existing Town
Centre, the proposed new activity centre and key open space areas. A range of accommodation to meet the
diverse needs of the tourist market is also required throughout the town, with opportunities for tourist
accommodation adjacent to and within the Town Centre itself.
The Coolamon Close subdivision while offering sound locational attributes for conventional residential
development contains an extensive and consistent cover of native vegetation makes this area unique particular
given its role in enhancing the habitat values of adjoining land including Kingston Park. The area is also located
close to the existing and expanded industrial estate areas. More conventional residential development and
subdivision of these lots will result in a significant loss of vegetation and create potential amenity impacts. The
residential growth to the north of the site however provides opportunities to achieve a pedestrian linkage
between the northern growth area and Kingston Park.
The existing Low Density, Special Use and Rural Living zoned land between Wallington and Grubb Roads has
significant environmental or landscape attributes given the extent of significant vegetation and exposed coastal
views which make these areas unsuitable for further development or residential zoning. Low Density zoned lots
east of Bonnyvale Road are unsuitable for conventional residential zoning and development given their low
lying nature, drainage constraints and proximity to significant environmental features.
The Rural Living zoned area incorporating Ocean Grand Drive and Trethowan Avenue provides an opportunity
to make a moderate contribution to urban consolidation given proximity to existing and proposed residential
areas to the north and west and availability of services. The fragmented nature of land ownership will however
require the development of an Outline Development Plan (ODP) prior to rezoning to residential (with a
Development Plan Overlay based on the ODP) to coordinate broad development principles including street
networks, protection of scattered vegetation, open space and linkages, a north south road link between Shell
Road and the northern growth area, and a low density treatment to Banks Road. This area is not considered a
high priority for Council and support for rezoning will be dependant on local resident capacity to coordinate the
development of an Outline Development Plan and prepare a rezoning proposal supported by environmental,
traffic, cultural and urban design assessments. General planning principles for this area are further detailed in
Part C.
The development of the Collendina Resort and Motel site to provide retirement and aged care accommodation
in conjunction with tourist accommodation is supported where designed in a manner which complements the
coastal setting. The site should be included within the settlement boundary and rezoning options further
investigated.
A-13
Existing caravan parks close to the beach and town centre also have the capacity to accommodate a broader
range of accommodation styles including medium density housing development in the event that other tourism
accommodation options are unsustainable on those sites.
Settlement and Housing - Principles
▪
To ensure future housing development provides for a variety of housing sizes and types and,
complements the coastal character of Ocean Grove.
▪
To promote sustainable development principles in new residential subdivisions and infill development and
provide water sensitive urban design (WSUD) and stormwater treatment to ensure impacts on any
environmentally sensitive land are minimised.
▪
To encourage urban consolidation and infill where compatible with established environmental, landscape
and urban character.
▪
To achieve a high standard of urban design which integrates with the town’s coastal character and,
protects environmentally sensitive areas of the town such as the foreshore, Lake Connewarre and Ocean
Grove Nature Reserve (OGNR).
Settlement and Housing - Directions
▪
Support a mix of housing types, particularly around the Town Centre, including the provision of accessible
and adaptable housing choices designed for disabled, aged persons and tourist accommodation.
▪
Encourage higher density housing and tourist accommodation (up to 3 storeys) in the Ocean Grove Town
Centre and along The Terrace between Hodgson Street and Eggleston Street. Third floor treatments
should be substantially recessed to reduce building bulk and assist in streetscape integration. Roof forms
should not incorporate high pitches and should provide visual interest. Building form should provide for
appropriate street activation and integration, use articulation and contemporary design treatments which
contribute to a coastal town character.
▪
Focus development for medium density housing within walking distance (400 metres) of existing and
proposed activity centres, major areas of public open space including beaches (where sensitive
environmental design applied) and public transport routes as encouraged by the Medium Density Housing
Strategy. Such development needs to be balanced with neighbourhood character objectives and
residential amenity.
▪
Encourage incremental infill medium density housing throughout the remainder of Residential zoned
areas, subject to neighbourhood character considerations.
▪
Encourage development which respects the coastal landscape setting of Ocean Grove by providing for
contemporary design that addresses the existing scale, setback, site coverage, building spacing, forms
and materials of the locality and which provides for reasonable sharing of views to the coast and
foreshore.
▪
Encourage housing development which is consistent with the preferred character identified in the City of
Greater Geelong Residential Character Study 2001.
▪
Support the rezoning of the Ocean Grand Drive and Trethowan Avenue Rural Living Estate to Residential
subject to the development of an Outline Development Plan including details of street networks, open
space and linkages, a north south road link between Shell Road and the northern growth area, and a low
density treatment to Banks Road.
▪
With the exception of the Ocean Grand Drive and Trethowan Avenue Rural Living Estate the rezoning of
land currently zoned Rural Living Zone (RLZ) and Low Density Residential Zone (LDRZ) to Residential is
not supported.
A-14
▪
Amend the existing SLO7 provisions in the short term to ensure they better reflect the identified objectives
of the control and provide clearer guidance to the community, Council and applicants. The alterations
should provide some direction as to application on caravan park sites to minimise impacts on site viability.
▪
Undertake a review of the existing Residential Character Study and existing Environmental Rural Zone
and Overlay controls to provide the basis for the introduction of a range of Overlay controls which best
reflect the landscape and built form attributes of the older sections of the town.
▪
Ensure subdivision within the areas currently covered by Significant Landscape Overlay – Schedule 7 has
regard to the ability of lots to be developed in a manner which enables building site coverage and
opportunities for site vegetation retention or establishment in a manner consistent with the prevailing
building site coverage and landscape character of the area.
▪
Encourage development which provides for additional planting, protection of significant vegetation around
buildings and, minimal impacts on roadside vegetation.
▪
Establish the landscape character of the new residential subdivisions by implementing early planting of
street trees in new residential subdivisions. This can be achieved through the use of a Street Tree
Planting Strategy for Ocean Grove that would define planting themes in certain precincts.
3.3.3 Infrastructure
The proposed Settlement Boundary for Ocean Grove to 2020 coincides with the co-ordinated provision of
necessary services (water, drainage, sewerage, power, gas and telecommunications) for this urban expansion.
The area to the north-east of the town can accommodate future urban development in terms of these basic
services but will require augmentation of reticulated water and sewerage services by the developer and Barwon
Water including provision of a sewerage pumping station off Banks Road. Powercor have also indicated that a
zoned substation requiring a site area of up to 1ha will be required to service future development within this
growth corridor.
Figure 4 sets out the access and movement network associated with the future growth and expansion of Ocean
Grove. The plan notes the importance of providing improved connections between existing and proposed
estates, connections to Shell Road community hub, alignment of the environmental town link, links from the
Town Centre to the beach with improved and connected pedestrian and bicycle paths being a priority. Figure 5
addresses the upgrade of Grubb Road providing an indicative cross section of the proposed duplication
including bike lanes and a shared pedestrian and bicycle path whilst maintaining the vegetation qualities of the
abutting road reserve land.
The status and scheduled upgrade of the three roads that provide access to the town requires consideration in
addition to parking and access within the Town Centre, a review of the road hierarchy, treatment to key
intersections and an alternative route around the town.
The Structure Plan supports the directions of the Bellarine Peninsula Leisure and Recreation Needs Study 2005
and Bellarine Peninsula Community Service Plan 2006-2016 in relation to the provision social and community
infrastructure facilities including improving the leisure, recreation and open space needs of the community by
improving both the provision of open space and walkability to services and facilities for all age groups and
planning for improved community and social service provision within the town.
The addition of the Bellarine Aquatic Centre and potential for Bellarine Health Centre and Neighbourhood house
to be clustered around Surfside, provides a major community hub of social infrastructure that is adjacent to
schools and centrally located to provide access for the wider community. The provision of these community
services is highly valued by the residents of the town and Bellarine community, improving the diversification of
services that are available for varying age groups to enjoy.
There are currently limited public transport linkages to Geelong and other centres from Ocean Grove. An
existing bus transit scheme is operated on behalf of the Barwon Heads-Ocean Grove traders. A “park and ride”
A-15
scheme has also been advocated to assist in relieving pressure on parking around popular beach access points
during summer where small buses can depart from larger car parks located throughout the town including the
Town Centre, Ocean Grove Market Place, proposed new activity centre on Grubb Road, Surfside etc.
A local bus system should be come sustainable with forecast population growth and should be accommodated
for within the planning of activity centres and new urban development. In the interim other local transport
schemes should be supported.
Infrastructure - Principles
▪
To encourage the provision of a range of social and community services meeting the needs of current and
future populations of both the town and wider Bellarine Peninsula.
▪
To provide adequate levels of public open space, both within the existing and proposed residential areas,
to cater for the passive and active recreation needs of the community.
▪
To improve pedestrian and cycling movement, access, safety and connectivity throughout all areas thus
enhancing recreational activity and linkages for the community.
▪
To provide an improved transport and movement network throughout the town and linking with
surrounding settlements.
▪
To ensure new development adequately addresses stormwater drainage including downstream storage
and management requirements and employs WSUD principles.
▪
To ensure the appropriate augmentation of water supply, sewerage and electricity infrastructure and
development of Police and emergency services infrastructure;
▪
To provide a sense of place and identity to the town through the inclusion of unique and interesting
signage, landscaping and public art at the gateways of the town.
▪
To promote and reinforce key access points to the beach.
Infrastructure - Directions
Community and social infrastructure
▪
Support development of the Shell Road Reserve and Surf Side Centre as a major sporting and community
hub with the addition of an aquatic centre, multi-purpose community facilities and which allows for the
accommodation of the Bellarine Community Health Centre, Neighbourhood House and other support
services particularly aimed at older persons and youth.
▪
Support establishment of community support services within the town centre.
▪
Ensure adequate aged care facilities are provided throughout the town and where possible within
convenient access to an activity centre and medical facilities.
▪
Work with the Department of Infrastructure to investigate opportunities to provide a town bus service which
includes linkages to the Potato Shed and linkages to Drysdale-Clifton Springs and Barwon Heads.
▪
Investigate opportunities for a “park and ride” scheme during school holiday periods and busy weekend
periods.
▪
Support the relocation of the CFA to the corner of Shell and Grubb Roads in a manner which enhances
linkages to Kingston Park.
Open space and recreation:
▪
Establish a safe bicycle-pedestrian path network around the town connecting the foreshore, river, Nature
Reserve, northern growth area, Grubb, Banks and Bonnyvale Roads with linkages to Point Lonsdale, the
‘Potato Shed’ and Barwon Heads. Investigate the opportunity to provide a pedestrian and cycling access
A-16
path within the firebreak extending along the southern boundary of the Ocean Grove Nature Reserve in
consultation with Parks Victoria.
▪
Work with Barwon Coast to develop a pedestrian and cycle linkage through ‘The Spit’ to link Barwon
Heads and Ocean Grove.
▪
Work with Barwon Coast and Parks Victoria and other agencies to create sensitive pedestrian connections
along the coast linking the Barown River, Lake Connewarre, The Spit and Lake Victoria environments
Including improving sensitive pedestrian connections through Buckley Park.
▪
Provide adequate provision of both informal and formal open space as recommended by the Bellarine
Peninsula Recreation and Leisure Needs Study (2005) to address the future recreational needs of the
community.
▪
Support establishment of a playground within existing open space within the Kingston Downs Estate.
▪
Improve visual and pedestrian connections to Kingston Park.
▪
Enhance community and visitor utilisation of the Tuckfield/Parade Reserve with picnic facilities, viewing
platforms, amphitheatre, community/tourist information and carparking.
▪
Provide pedestrian access to Collendina Reserve from Bonnyvale Road.
Services:
▪
Support the augmentation of electricity, water supply and sewerage infrastructure.
▪
Seek to have overhead powerlines relocated underground within the Town Centre and along major
collector roads.
▪
Ensure the development in the north-eastern residential corridor includes appropriate stormwater
treatment and drainage with the provision of down stream stormwater infrastructure.
Traffic:
▪
Support the duplication of Grubb Road and its role as the main entry into Ocean Grove for traffic coming
from Geelong, subject to adequate protection of significant vegetation along the road reserve.
▪
Wallington Road is to maintain its existing function as a secondary and alternative entry, focussed on
providing a tourist route and a more scenic approach into Ocean Grove.
▪
Banks Road is to remain as a secondary entry point to Ocean Grove, retaining a semi-rural appearance
and fulfilling the roles of an access role to the beach at Collendina and as a safe bicycle route providing
linkages to the Bellarine Rail Trail, the Potato Shed and secondary schools in Drysdale.
▪
Establish signage to encourage through traffic to use an alternative route (Wallington - Thacker Street –
Shell Road) around the town, in preference to going through the Ocean Grove Town Centre. Signage
should be located at three intersections: Barwon Heads – Ocean Grove Rd and Orton Street roundabout;
Wallington Road and Thacker Street intersection; and Thacker Street/Grubb Road/Shell/Tuckfield Road
roundabout.
▪
Retain existing roundabout at the intersection of Thacker Street/Grubb Road/Shell Road/Tuckfield Street.
Consider signalising the intersection after duplication of Grubb Road and, subject to traffic volume
increases.
▪
Undertake intersection improvement works at corner of Orton and Presidents Parade.
▪
Maintain The Parade as the main thoroughfare through the town however further investigate the
opportunity to connect Tuckfield Street (northern section) to The Terrace for the purpose of:
o
o
Connecting to Emperor Drive to improve road connectivity between Collendina and old Ocean Grove;
Providing flexibility for traffic to access the Ocean Grove Town Centre along The Terrace;
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▪
Surfacing the shoulders of The Terrace between Hodgson Street and Tuckfield Street to improve the
access and movement.
▪
Review the role of The Parade and The Terrace after 5 years to see if further modification or change
needs to occur.
Linkages, Boulevards and Streetscapes:
▪
Establish a dedicated regional cycle path along both Grubb and Banks Roads, connecting to the Bellarine
Rail Trail, Potato Shed and secondary schools. Grubb Road is to be the first priority associated with the
duplication of the road.
▪
Upgrade Grubb Road and Tuckfield Street as a major coastal boulevard. A streetscape plan should be
prepared for this route which seeks to achieve the following:
o
o
o
o
o
o
duplication of Grubb Road from the Bellarine Highway through to The Parade;
o
limits direct access to Grubb Road from properties abutting the road.
strong informal coastal landscape theme;
a landscaped central median in Grubb Road which reinforces the remnant treed vegetation;
landscaped verges;
protects local indigenous vegetation and retain existing trees and vegetation, wherever possible;
a dedicated cycle path (separate from footpaths) along Grubb Road that provides a connection to
Drysdale/Clifton Springs and the Bellarine Rail trail to the north;
▪
Development of properties abutting Grubb Road and Tuckfield Street shall accommodate setbacks and
landscaping which complement the coastal landscape theme of the roads.
▪
Strengthen the role of Shell Road as a major informal coastal boulevard. A streetscape plan should be
prepared for this route which seeks to achieve the following:
o
o
▪
Provision of high standard cycling and pedestrian facilities;
Appropriate linkages and crossing points linking key commercial and community facilities along this
activity spine including Kingston Park, Surfside Centre and the Market Place Shopping centre.
Upgrade the appearance and amenity of the main road through Ocean Grove, which follows The Parade –
Orton Street route. A streetscape plan should be prepared for this route which seeks to achieve the
following:
o
o
o
improved provision of footpaths along the route;
underground powerlines;
improve and provide a consistent coastal landscaping theme along the route;
▪
Encourage new housing and development along The Parade – Orton Street route which provides for low,
transparent fence treatments; discourages the erection of high solid fences; provides for landscaped front
setbacks that complement the coastal landscape within the road reserve and enhance the overall
appearance of the road corridor.
▪
Improve pedestrian access to the beach from the Town Centre along Hodgson Street. This route is to be
emphasised by landscape treatments. Investigate improvement of other beach linkages including
Presidents Avenue, Field Street and Wallington Road.
▪
Provide unique and interesting signage, key planting and landscaping, urban art installations, banners etc
at the key ‘gateways’ to Ocean Grove e.g. Barwon Heads – Ocean Grove near the intersection with Surf
Beach Road; Wallington Road near the intersection with Thacker Street; and Grubb Road and Shell Road
near the intersection with Banks Road.
▪
All future road works and traffic calming treatments should provide a high level of pedestrian safety and
visual amenity.
A-18
A-19
A-20
3.3.4 Natural Environment
Ocean Grove is bound by significant environmental features such as the foreshore, Lake Connewarre (Barwon
estuary) and Lake Victoria. Other features include Ocean Grove Nature Reserve and the Begola Wetlands.
These natural features are integral to the habitat and biodiversity values of the local and wider environment, as
well as contribute to the overall identity of the town and its community. The Settlement Boundary excludes
these key environmental features from urban development.
The town has a number of environmentally themed overlays that cover various parts of the town. The
Department of Sustainability and Environment Coastal Spaces Recommendations Report (April 2006) proposes
application of the Significant Landscape Overlay (SLO), over the Barwon River Estuary to the west of the town
and along the coastline between Ocean Grove and Point Lonsdale and, Lake Victoria and Yarram Creek
extending to Banks Road. The application of this overlay is supported by the Structure Plan ensuring that any
development is undertaken in a manner which does not detrimentally impact upon the coastal landscape and
areas of environmental significance. The application of the Overlay to designated growth areas west of banks
Road will require examination so as not to conflict with these growth directions which were not finalised at the
time of the landscape assessment preparation. The application of the Overlay to the north-east growth area is
not advocated however directions are included for this precinct aimed at managing this landscape interface.
Within this environmental context there is the potential for new residential development to the north of the town
to have adverse impacts upon the quantity and quality of storm water runoff into the nearby wetlands of Lake
Victoria. Proposed new development in this area will need to ensure that substantive measures are put in place
to successfully mitigate drainage issues.
The key landscape features of the town and environs are managed by public land managers, such as the
Barwon Coast Foreshore Committee of Management, Parks Victoria and the City of Greater Geelong. Ongoing management of these areas by the relevant management agency to ensure these areas are protected
and enhanced in the long-term is supported.
The established character of the town is also a key feature valued by the community. The character evolves
from the undulating coastal setting, generally low scale buildings, and canopy trees which exist through parts of
the town. However, the level of vegetation throughout some neighbourhoods varies considerably, with new
residential areas to the north having little vegetation. A “Landscape Character” will need to be established for
the existing and future urban areas thus consolidating the overall character of the Town.
Some of the significant treed and landscaped areas include the original part of Ocean Grove town which
extends to the foreshore area known as Buckley Park Foreshore Reserve, as well as Goandra Estate and the
Ocean Grove Nature Reserve. All of these areas require adequate protection of their sensitive ecological
qualities to ensure development does not unreasonably encroach on these areas.
Further work is recommended to review the existing Planning Scheme overlays and a review of the Character
Study to identify key design, landscape and environmental objectives and the application of appropriate
overlays and zones. This recommendation is identified in Part B Implementation and Review Section of the
Structure Plan. The Corangamite Catchment Management Authority have undertaken some preliminary salinity
mapping in the identified north-eastern growth area identified a small salinity discharge area. The development
principles outlined in the Structure Plan identify that such areas need to be properly managed however the
implementation of a Salinity Management Overlay over the identified discharge area.
Environment - Principles
▪
To protect the environmental and landscape features of the town.
▪
To facilitate greater utilisation of existing parkland, whilst balancing protection of the existing landscape
and environmental qualities of the public open space.
A-21
▪
To ensure environmental sensitive areas including the Coast, Buckley Park Foreshore Reserve, Goandra
Estate, Ocean Grove Nature Reserve, Barwon River / Lake Connewarre and the Lake Victoria wetlands
are protected from development pressures.
▪
To ensure the existing and future neighbourhood and landscape character is adequately protected and
enhanced with additional landscaping appropriate to the town’s coastal location.
Environment - Directions
▪
Ensure protection and management of significant vegetation
▪
Encourage the implementation water sensitive urban design measures for drainage and stormwater,
energy conservation and water reuse within all residential, commercial and industrial development .
▪
Provide wide, treed passive open space corridors throughout the new residential development to the
north-east.
▪
Protect the environmental qualities of Buckley Park Foreshore Reserve to ensure that the sand dune
structure and landscape characteristics are adequately protected and that pedestrian activity is
appropriately managed in consultation with key agency stakeholders. Support the implementation of the
Buckley Park Coastal Management Plan and Barwon Coast Foreshore Strategy.
▪
Support the ongoing environmental management activities and improvements in infrastructure,
restoration/regeneration of habitat and access to coastal public land by Barwon Coast, DSE and Parks
Victoria.
▪
Undertake a range of landscape improvements along major road and pedestrian linkages as identified
within the Structure Plan.
▪
Review the application of the Significant Landscape Overlay 7 and Environmental Rural Zone to ensure
that these controls best deliver the intended environmental outcomes.
▪
Apply a Salinity Management Overlay to known salinity discharge areas.
3.3.5 Economic Development and Employment
As the population increases so will the demand for increased consumer goods and services. The City of
Greater Geelong Draft Retail Strategy 2006 supports growth of retail floorspace within Ocean Grove over the
period to 2021. This position is supported by the Structure Plan as meeting the future retail needs of the
community.
The town currently has retail activities located in three locations namely:
▪
▪
▪
The Town Centre which accommodates the majority of the towns retail premises;
Ocean Grove Market Place which is a newer shopping centre that includes retail premises; and
A small strip of convenience shops along Madeley Street and a number of individual convenience shops
throughout the town.
The existing Town Centre should remain at the key focus for retail activity within Ocean Grove to foster activity
and vitality of the town. The centre has some key anchors (supermarket, post office, bank etc) along with a
proposed Country Target store within the next 12 – 18 months. The Background Report acknowledges that with
the future growth of the town, additional retail and commercial floorspace will be required to meet the needs of
both residents and tourists. Despite some limited vehicular accessibility and parking issues (these will be
further investigated in the future), the Town Centre is viewed as being able to accommodate an improved range
of retail goods and services. This is to occur in the following ways:
▪
Extension of the Town Centre to the north (to The Avenue between Hodgson Street and Presidents
Avenue) to provide commercial, community and entertainment uses with residential and tourist
A-22
▪
▪
▪
accommodation at upper floors and integrated with the rest of the centre with appropriate consolidated
carparking including decked parking areas (above ground and/or basement level), pedestrian connections
and active street frontages (including street frontage to pedestrian connections and carparking areas);
Increasing the density of development within the Centre itself by allowing development up to 3 stories (up
to 12.0m with upper levels which are highly recessive with a significantly reduced footprint than lower
levels) to accommodate office, entertainment and accommodation uses above ground level;
Allow for consolidation of the town centre by supporting retail development within the existing Business 1
zoned area to the south-east corner of Hodgson Street and The Parade, providing for specialist retail,
office and community/medical support services, accommodation and or entertainment uses (including a
cinema);
Inclusion of the former CFA site and adjoining land to the south within a Mixed Use Zone to accommodate
medical/community and office uses.
The key issues for ensuring appropriate development of the Town Centre include:
▪
▪
▪
▪
Providing an efficient means of vehicle (including public bus) and pedestrian access to the Town Centre
and carparking areas;
Providing well designed consolidated carparking areas and ensuring that new development provides
adequate carparking, with no net loss of centre carparking – a Car Parking Precinct Plan will assist this
objective;
Providing for a sense of entry , low vehicle speeds, high level of pedestrian amenity and crossing points to
the south-east;
Contemporary design and built form of appropriate scale consistent with the town’s coastal character.
Figure 6 illustrates planning and urban design principles and expansion opportunities for the Town Centre.
Ocean Grove Market Place is a secondary activity centre that serves the newer eastern and northern
neighbourhoods of Ocean Grove. The centre is bound by residential properties and therefore has very limited
capacity for expansion unless upwards. It is envisaged therefore that with the expected growth of Ocean Grove
an additional activity centre to the north abutting Grubb Road will be required to serve the new residential
population. A smaller local shop area will also be required in the growth area to provide localised convenience
needs. The development and growth of these centres are included within the Urban Growth directions.
The expansion of the Madeley Street shops is not anticipated however the area would benefit from streetscape
works to improve the visual setting and pedestrian amenity.
The existing Grubb Road industrial precinct will require expansion to accommodate future floor space demands
commensurate with town growth and to provide town based employment opportunities (a total of up to 20
additional hectares is envisaged over the life of the Structure Plan). Opportunities exist to extend the industrial
estate initially to the east via the existing Barwon Water land holding in Smithton Grove and ultimately
northwards. Rezoning should only be undertaken in stages so as not to jeopardise the take-up of vacant
properties within the existing industrial area. Establishment of separate industrial zoned areas outside this
precinct is not supported.
Tourism plays a significant role within the town’s economy. The further growth of the local tourism industry is
strongly advocated in a manner which supports existing accommodation providers and encourages a
broadening of the tourist offer (activities, infrastructure, services and accommodation) to provide employment
benefits and spread tourism activity beyond a summer peak.
Tourism opportunities supported within the Structure Plan include:
▪
▪
Supporting development of existing caravan parks and motels including broadening of accommodation
type mix particularly on sites close to The Town centre or the beach;
Supporting new accommodation opportunities within and adjacent to the town centre;
A-23
▪
▪
▪
▪
▪
▪
Supporting investigation into an eco-tourist facility at the corner of Banks and Shell Road;
Opportunities for peripheral rural area based tourist activities related to food and wine, art etc (refer Rural
section)
Revitalisation of the Collendina Resort for tourist accommodation and entertainment services;
Utilising existing parks such as Ocean Grove Park, The Parade/Tuckfield reserve etc for markets or other
events;
Supporting further tourist information services;
Foreshore linkages and improvements, pedestrian and bicycle linkages, signage etc (refer Environment
and Infrastructure directions).
Associated with these economic development outcomes is the generation of more local employment
opportunities – a benefit which assists in building a sustainable community for Ocean Grove.
Economic Development and Employment - Principles
▪
To consolidate retail and commercial activity within the Town Centre as the key retail focus of the town
with opportunities for residential and tourist accommodation on upper floors provided parking and access
requirements are met.
▪
To encourage a contemporary built form in the Town Centre which complements the coastal setting,
contributes to an improved coastal character for the Centre and, promotes increased tourism.
▪
To set aside adequate land for a new neighbourhood activity centre abutting Grubb Road that provides
retail and commercial goods and services meeting the needs of the new residential population to the north
of the town.
▪
To set aside land adjacent to the north and east of the existing industrial area abutting Grubb Road to
accommodate additional industrial and restricted retail commercial activities to service the needs of the
increasing population.
▪
To encourage the provision of additional accommodation and tourist related services and infrastructure
which is responsive to the coastal setting and environment.
Economic Development and Employment - Directions
▪
Maintain the existing Ocean Grove Town Centre as the major activity centre serving Ocean Grove and
nearby towns.
▪
Expand the Town Centre to the north to allow for increased retail and commercial activity, including
offices, residential and tourist accommodation on upper floors provided these activities fulfil relevant
parking and access requirements.
▪
Maintain the role and function of the Ocean Grove Market Place as a neighbourhood centre providing a
range of retail services.
▪
Maintain the local shopping role and function of the Madeley Centre providing convenience shopping to its
immediate surrounds but improve character and amenity by undertaking streetscape works.
▪
Allow for the development of a new Neighbourhood Activity Centre and local shop area to service the
needs of the future residential area to the north of the town. Development of the neighbourhood centre
shall not be commenced without a detailed economic impact assessment which demonstrates that there is
adequate demand for additional retail floor space and that the development will not compromise the
viability and primacy of the Town Centre or impact on the viability of The Grove shopping centre.
▪
Support the establishment of a tourist information facility within or adjacent to the Town Centre.
▪
Support the development of entertainment facilities such as a cinema within the Town Centre or within
other multipurpose regional facilities including ‘Surfside’ or the ‘Potato Shed’.
A-24
▪
Encourage the use of open spaces such as Ocean Grove Park, Kingston Park, The Parade/Tuckfield
reserve etc for markets, summer open air cinema/plays or other community events and activities.
▪
Investigate the opportunity to establish a small scale tourist node at the southern end of Hodgson Street,
possibly including a café or restaurant and passive open space area.
▪
Support development of existing caravan parks and motels including broadening of accommodation type
and mix particularly on sites close to the Town Centre or the beach.
▪
Supporting new accommodation opportunities adjacent to the beach and town centre including an area
bounded by The Terrace, Hodgson Street, The Parade and Eggleston Street.
▪
Support investigation into an eco-tourist facility at the corner of Banks and Shell Road.
▪
Support redevelopment of the Collendina Resort for tourist accommodation and entertainment services.
Ocean Grove Town Centre - Directions
▪
Expand the Town Centre north to Ocean Grove Park, in the area bound by The Parade, The Avenue,
Presidents Avenue and Hodgson Street. Rezone this area from a Business 2 to a Business 1 Zone.
▪
The northern Town Centre expansion is to be integrated with the rest of the centre with:
o Appropriate consolidated carparking including decked parking areas (above ground and/or basement
level);
o Pedestrian connections including a connection from The Avenue and Ocean Grove Park to The
Terrace with appropriate road crossing treatments, landscaping, public art and street furniture;
o Active street frontages (including street frontage to pedestrian connections and carparking areas);
o Provision of public transport access and drop off/pick up infrastructure.
▪
Support the development of the existing Business 1 zone to the east of Hodgson Street between The
Terrace and The Parade in a manner which provides for specialised retailing, cafes, restaurants with
offices and community/medical support services, accommodation and entertainment uses at upper levels.
A consolidated site opportunity with improved carparking can be assisted by the disposal of the small park
and Council carpark.
▪
Rezone the former CFA depot on the south-east corner of Hodgson Street and The Avenue and land to
the immediate south to Mixed Use to support a range of uses including office, medical, community and
accommodation.
▪
Support use and development within the Town Centre which:
o Contributes to the mix of commercial, community, accommodation and entertainment uses within the
Town Centre which meet the daily needs of the community and encourage street life and tourist
visitation;
o Encourages infill development on vacant, older and under developed sites (such as the post office
site);
o Reinforces The Terrace as the ‘main street’ focal point of the Centre and as the tourist, food and
beverage hub of Ocean Grove, complemented by an array of retail premises and supported by the
supermarket;
o Focuses accommodation and office or non retail functions to levels above ground floor;
o Promotes building heights of 2 to 3 storeys (up to 12.0m) throughout the Town Centre. Third storey
treatments should be articulated and substantially recessed to reduce building bulk to public and
private areas and assist in streetscape integration. Roof forms should not include high pitches and
should add visual interest;
A-25
o Incorporates contemporary architectural design which utilises materials and colours that complement
the coastal character of Ocean Grove and provide for active street frontages;
o Establishes an attractive north facing streetscape along the south side of The Avenue, facing Ocean
Grove Park, with a built form that is respectful of the park. Built form adjacent to the park should be
limited to 2 storeys, with recessive and articulated upper floor treatments to provide a transition in
building height and form to The Terrace;
o Establishes active building frontages to The Parade;
o Provides for consolidated carparking opportunities.
▪
Support undergrounding of powerlines.
▪
Link the Town Centre to the beach by upgrading pedestrian access and street landscaping along Hodgson
Street and Presidents Ave to provide an attractive and direct visual and pedestrian connection.
▪
Re-design the intersection of The Parade and Hodgson Street having regard to the following principles:
o
Provide a high quality environment which fosters a sense of arrival and activity, pedestrian safety and
amenity through landscaping and built form intensity;
o
Provide the opportunity for vehicles travelling west along The Parade to either turn left into Hodgson
Street; turn right into Hodgson Street; or to cross Hodgson Street to access car parking areas in The
Parade (west); and
o
Reclaim some of the expansive road reserve that exists at the intersection of The Parade and
Hodgson Street, for an attractively landscaped civic space allowing for the retention and
enhancement of RSL memorial and ensuring no net loss of carparking or impacts on functionality of
deliveries to nearby businesses.
▪
Provide additional car parking within the Centre to accommodate future commercial growth, balanced with
maintaining a quality pedestrian environment. Consider consolidated at-grade, basement or decked car
parking options and rearrangement of parking within the existing carpark and The Parade in a manner
which improves parking efficiency, access, public transport access, pedestrian amenity and provides for a
net gain of parking spaces.
▪
Develop a Parking Precinct Plan to accommodate the future demand and management of car parking
within the Town Centre.
Industrial and Restricted Retail precinct along Grubb Road - Directions
▪
Retain the existing Grubb Road industrial area as the sole industrial area in Ocean Grove.
▪
Retain sufficient land around the existing industrial area to accommodate the long term need for industrial
and related business uses, and to avoid longer term expansion potential being constrained or encroached
upon by future residential or other development.
▪
Accommodate the majority of future expansion to the east (rear) of the existing industrial zoned land via a
connection through Barwon Water owned land in Smithton Grove. Allow only limited expansion of the
industrial area to the north along Grubb Road.
▪
Rezone land in a staged manner, dependant upon economic impact analysis demonstrating that the
population growth of Ocean Growth is able to sustain additional industrial/restricted retail activity.
▪
Future industrial and restricted retail land use and development including subdivision shall employ the
following design principles:
o Incorporation of WSUD principles to address stormwater runoff and utilise energy conservation and
water re-use treatments;
o Development along the Grubb Road frontage to provide for high quality design outcomes in terms of
landscaping, retention of significant vegetation, building setbacks and architectural treatments;
A-26
A-27
o
o
o
o
o
Locate restricted retail and industrial uses that can demonstrate a benefit from a main road location
along the Grubb Road frontage with more traditional industrial and commercial uses to the rear;
Provision of appropriate road, pedestrian and cyclist connections to the existing industrial precinct
and to Grubb Road;
Avoid vehicle connections between the industrial area and residential or other land use activities that
might occur on abutting land, but provide for pedestrian and cyclist connections in those directions;
Limit the number of entry points to the industrial estate from Grubb Road with access to businesses
to be via a service road;
Provide an appropriate 10-15m wide landscape buffer between industrial and residential areas and
other sensitive uses that could be used as a pedestrian/cycle access if a connection can achieved
with either Coolamon Close/Drive or the existing Kingston Downs estate to the east.
▪
Include provision for a 1.0ha site for a zoned electricity substation within the expanded industrial precinct.
▪
Apply an Industrial 3 Zone and a Development Plan Overlay to the expanded industrial-restricted retail
precinct to guide subdivision, Grubb Road and residential interfaces, setback and landscaping, vehicular
circulation and access, utility installations etc.
3.3.6 Rural Areas
The Bellarine Peninsula is a predominantly rural area, with distinctly defined towns. Retention of this land use
pattern is a fundamental tenet of Council’s Urban Growth and the Rural Land Use Strategies. The definition of
settlement boundaries for existing towns is a valuable tool to contain urban development and growth and
ensure that rural land not included in the proposed future urban area will be retained for rural purposes.
Ocean Grove is bound by rural land to the north and east, dissected by a number of road connections to Ocean
Grove, Geelong and other towns within the Bellarine Peninsula. The land between the Structure Plan
Settlement Boundary and long term boundary is to remain rural until such time as the land is needed to be
rezoned for the long term expansion of the town. The existing rural operations in these areas will not be
impacted upon as there is a considerable time frame before such land would be considered for rezoning. In the
meantime, rural related uses may continue and other temporary uses may establish, on the proviso that the
long term growth is not unreasonably jeopardised. Established operations such as Oakdene have an ability to
expand their operations (i.e to include conference facilities) where sited in a manner which consolidates or
clusters non-production activities in a manner which does not prejudice future town growth opportunities.
For areas outside the Settlement Boundaries, other than those areas of high environmental significance,
opportunities exist for small scale farm based tourism activities including B&B’s, group accommodation cabins,
artist studios, food and wine production amongst more traditional farming pursuits. Suitability of non-farming
activities will depend on issues such as current policy and zoning requirements, environmental impacts and
impacts on existing rural production. .
In accordance with State and Local Planning policies and strategies, no provision is made for rural residential
development.
Rural Area - Principles
▪
To ensure the preservation of the surrounding rural landscape and setting of Ocean Grove coupled with its
use primarily for rural purposes.
▪
To ensure that those areas currently zoned Rural Zone (RUZ) earmarked for long term expansion of the
town do not include new uses that will jeopardise future expansion of the town.
▪
To provide for other activities of a non farming nature in the rural areas outside the Settlement Boundaries
provided they meet relevant policy, zone and overlay provisions.
▪
To ensure sustainable farming practices are retained on the land surrounding the town and recognise the
‘right to farm’.
A-28
Rural Area - Directions
▪
Retain existing Rural Zones outside both of the Settlement Boundaries and, in the case of the rural land
between the two Boundaries, only rezone to an alternative zone once deemed necessary to achieve the
outcomes of the Structure Plan.
▪
Ensure any land use activities within Rural Zones retain an agricultural focus and preserve the rural,
environmental and landscape qualities of the land;
▪
Ensure any land use activities within Rural Zones north of the Ocean Grove Nature Reserve and east of
Grubb Road do not compromise opportunities for longer term urban growth beyond the time frame of this
Structure Plan;
▪
Support the future expansion of farm-rural based tourism activities at ‘Oakdene’ including limited
conference facilities etc in a manner which responds to the rural character and setting and does not
impact upon future town growth opportunities;
▪
Support the establishment of small scale rural based tourism activities including B&B’s, group
accommodation cabins, artist studios, food and wine production in a manner which responds to the rural
character and setting and does not impact upon the environment and existing rural production.
A-29
PART B IMPLEMENTATION AND REVIEW
1
Implementation of the Ocean Grove Structure Plan
Implementation of the Structure Plan directions is to be achieved through a variety of means, primarily through
statutory implementation within the Greater Geelong Planning Scheme to guide development on private land
(via the rezoning and permit application process), undertaking further strategic work (to fill gaps identified
through this Structure Plan review process but outside the capacity and scope of this Structure Plan) and by
undertaking works (either by Council or other agencies).
The following Implementation Table summarises the process of implementing the major directions over the next
5 years and the important agency stakeholders involved in undertaking or supporting those actions.
Implementation Plan
Using policy and
the exercise of
discretion
Include the Structure Plan within the Greater Geelong Planning Scheme as a
Reference or Incorporated Document.
Applying Zones and
Overlays
▪ Rezone land as identified in the Structure Plan to residential in stages so as not to
exceed a 10 – 15 year lot supply.
▪ Rezone land within the designated north-east growth area consistent with the
directions of the Structure Plan including:
▪ Application of an Incorporated Plan Overlay (IPO) for the entire north-east
residential corridor area. The Plan will include staging of land release for
residential, activity centre, primary school and sports fields and
industrial/restricted retail areas dependent upon population growth.
▪ Apply a Development Plan Overlay (DPO) to those areas in the north-east
residential corridor that are within the same ownership or being developed in
major stages.
▪ Apply a Development Contributions Plan Overlay (DCPO) to north-east
residential corridor area which includes provision for:
▪ Establishment of links between the development area and Kingston Park;
▪ Local community facilities required to accommodate the needs of the
future population on and off the site;
▪ Road works required to Grubb Road and Banks Road as a consequence
of development;
▪ Pedestrian and cyclist links required to connect and integrate the area into
the wider Ocean Grove access network; and
▪ Downstream stormwater management systems as well as open space and
community infrastructure requirements;
▪ Bus stop infrastructure.
▪ Application of an Industrial 3 zone to any expansion of the Grubb Road
Industrial Estate.
▪ Apply a Development Plan Overlay (DPO) to the industrial-restricted retail
precinct.
B-1
▪ Rezone the Rural Living zoned estate on the north-west corner of Banks and
Shell Roads to a Residential Zone (with a Development Plan Overlay) after the
preparation of an Outline Development Plan.
▪ Rezone land on the existing Residential 1 zone parcel on the south-east corner of
Shell and Grubb Road to Public Park and Recreation Zone.
▪ Amend existing Significant Landscape Overlay 7 provisions as per background
report.
▪ Extend the Business 1 zone over land bounded by The Avenue, The Parade,
Presidents Avenue and Hodgson Street.
▪ Apply a Mixed Use zone over the former CFA depot (south-east corner The
Avenue and Hodgson Street) and land to the immediate south.
▪ Implement Coastal Spaces Landscape Assessment Study recommendations
relating to the application of the Significant Landscape Overlay excluding areas
west of Banks Road within the north-east growth corridor.
▪ Apply a Salinity Management Overlay to identified salinity discharge areas.
Recommended
further strategic
work
▪ Prepare detailed streetscape-design plans for:
▪
▪
▪
▪
Town centre growth area and connections;
The Hodgson -The Parade entry into the Town centre and carpark;
The Parade - Orton Street route;
Grubb Road and Tuckfield Street (between Bellarine Highway and The
Terrace);
▪ Shell Road;
▪ The Terrace (Tuckfield – Hodgson);
▪ Street linkages between the beach and Town Centre.
▪ Review the Residential Character Study 2001 as it applies to Ocean Grove
including an examination of vegetation significance, existing overlays and the
Environmental Rural Zone to determine the most appropriate overlay controls to
provide appropriate urban design and landscape outcomes.
▪ Establish a Car Parking Precinct Plan for the Town Centre.
Other City of
Greater Geelong
Actions
▪ Investigate opportunities to improve community and visitor utilisation of the
reserve located to the east of the intersection of The Parade and Tuckfield Street.
▪ Prepare a Street Tree Planting Strategy.
▪ Consider disposing of the small park (adjacent to south-east corner of The Parade
and Hodgson Street) and the nearby Council carpark off The Terrace to provide a
consolidated site for retail development with carparking.
▪ Provide an additional playground within the Kingston Downs Estate
▪ Provide a connection to the Collendina Reserve off Bonnyvale Road
▪ Undertake road network improvements including signage, intersection treatment
for Presidents Avenue-Orton Street, widening shoulders within The Terrace, and
extending Tuckfield to The Terrace/Emperor Drive.
Cont’d over
B-2
▪ Support the development of a round town pedestrian and cycle link with the
Other City of
Greater Geelong
Actions (cont’d)
provision of appropriate connections and infrastructure within Council controlled
roads and reserves.
▪ Undertake further social infrastructure analysis related to key service provision
and need.
Key Agency
relationships
A number of directions require the support of key agencies and/or Council support for
the work of key agencies including:
▪ Department of Infrastructure – development of a local bus service
▪ Barwon Water – coordinated provision of sewerage and water supply
infrastructure
▪ Powercor – undergrounding of overhead powerlines within vicinity of Town Centre
and along Grubb Road, supply of services to future growth areas
▪ VicRoads – duplication of Grubb Road and support for streetscape, signage and
other urban design improvements along major traffic routes
▪ Barwon Coast – ongoing improvements to foreshore areas and implementation
support for ‘round town pedestrian/cycle link’
▪ Parks Victoria – ongoing improvements to key park and wetland areas and
implementation support for ‘round town pedestrian/cycle link’
▪ Bellarine Community Health – on going support and expansion of social and
community health and support infrastructure
▪ Departments of Victorian Communities, Human Services and Regional
Development – as above
▪ Geelong Otway Tourism – with Bellarine Peninsula Tourism support for tourism
and signage initiatives
2
Review of Structure Plan
The take-up of land and redevelopment within Ocean Grove needs to be regularly monitored and it is
appropriate that a basic review of development and lot supply within the township be undertaken every 5 years.
If such review reveals that the existing lot supply has fallen to a rate of less than 10 years, (using accepted lot
supply analysis criteria) a full review of the Structure Plan should be undertaken. This review would need to
examine whether further growth of the town is appropriate and, if so, provide directions for growth and
community needs, and if so provide directions for growth and community needs and determine the
appropriateness of the alignment of the Long Term Settlement Boundary.
The review will also investigate the land between the Settlement Boundary and the Long Term Settlement
Boundary and assist in establishing an approximate timeframe of remaining a rural zone or potentially being
rezoned.
B-3
PART C BACKGROUND REPORT
3
Introduction
The development and planning of Ocean Grove has to date been guided by previous Structure Plans adopted
in 1993 and 1979 in addition to State and Local Planning Policies regarding broad urban growth and coastal
policies, previously administered by the Shire of Bellarine and the Geelong Regional Commission, and more
recently the City of Greater Geelong. More recently State Government Policy documents and numerous
Council reports and studies have provided guidance on issues surrounding the future growth of the town in
context with Geelong and the Bellarine Peninsula.
This report examines the demographic profile of the town and future population projections, urban growth areas,
physical and social infrastructure provision, housing supply and diversity, environmental and open space
considerations, economic development concerning primarily retail and industrial floorspace and rural land
issues.
Consultation has occurred with an extensive number of external agencies, Council units and community
business and resident groups to obtain background information and issues regarding the study area. Additional
comment through the public exhibition process also contributed to background and supporting data. These
comments have assisted in highlighting the key issues and opportunities for Ocean Grove and resulted in the
drafting of various recommendations contained in the report.
Information obtained from the Background Report provides a basis for the key directions in the Structure Plan.
A background policy review is essential to appreciate and understand the study area and to develop ideas and
strategies for accommodating future growth.
The role of the Structure Plan is to identify the key strategic planning issues and opportunities facing the town
and articulate the preferred future directions including the location of settlement boundaries, future residential
and commercial growth and future community service provision, as well as identifying appropriate planning
controls.
The following key outcomes have been identified from the background review of existing policy framework and
documents, these include:
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3.1
The town is identified as a growth node within State and Local planning documents;
The town has the potential to increase to a population of 21,184 by 2020;
The total population has the potential to increase up to 25,000 - 30,000 beyond 2020 should additional
residential land to the north of Ocean Grove Nature Reserve be developed;
The majority of the population growth could be accommodated within a north-east residential corridor;
Limited population growth could be accommodated to the north-west of the town adjacent to Wallington
Road;
The town centre has the opportunity to accommodate increased intensity of development and an
increased built form subject to neighbourhood character considerations;
Additional industrial land is required to be set aside to accommodate the staged release of land as the
population increases;
An additional neighbourhood activity centre along Grubb Road is required to serve the needs of the future
population to the north of the town;
Additional opportunities for open space and recreational activities will be needed;
Improved pedestrian and cycling links need to be provided throughout the town and new subdivisions;
An additional primary school will be required to accommodate the future population growth to the north of
the town.
Background
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The City of Greater Geelong engaged Hansen Partnership Pty Ltd in 2006 to prepare the Ocean Grove
Structure Plan 2006.
Substantial background information regarding the study area and community consultation had been undertaken
prior to the commencement of the Structure Plan. This primarily included the Bellarine Peninsula Strategic Plan
2006-2016 (October 2005) which included various community workshops and assessment of existing
community services. For these reasons a more direct approach was taken with the preparation of the Structure
Plan.
The methodology of the preparation of the Structure Plan includes considering the policy context of State
Planning Policy documents, City of Greater Geelong reports, ABS data and anecdotal information from external
agencies, business and resident groups, primary land owners and the community.
Workshop sessions were held with Council departments, external agencies including Vic Roads, Barwon
Health, Barwon Water and emergency service providers etc. These provided an overview of the issues
particular to their areas of expertise and influence.
Stakeholder Input
A number of workshops were undertaken with key groups to obtain background information relating to Ocean
Grove. These included:
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Council officers;
State and local government agencies;
Community groups;
Business association; and
Major land owners.
These workshops were useful in developing an overview of the issues surrounding Ocean Grove. Additional
discussions also took place with tourist organisations and operators to establish more explicit tourism directions.
The comments can be summarised as follows:
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3.2
Need to balance growth role with local requirements and aspirations;
Direction and density of growth;
Type of development - where consolidation can occur and the location for medium density housing;
Coastal theme for housing and the town centre;
Location of the secondary school and regional vs. local facilities – including sports facilities;
Access needs of different user groups especially in relation to the elderly, footpath provision and bike path
provision;
Environmental sensitivities a key concern in growth – especially drainage, maintaining an agricultural edge
and the sensitive environmental areas to the south, east and west;
The importance of tourism to the local economy and future of Ocean Grove;
Role of the Shell Road Shopping Centre (Market Place) versus the existing town centre and where the
retail heart should be in the future; and
Traffic issues – future main street and detailed issues with car movement and parking in the town centres.
Location
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Ocean Grove is located on the southern coast of the Bellarine Peninsula and is the largest of nine coastal
settlements of various sizes. The town is located approximately 20km from Geelong on the Bellarine Highway.
The primary entryway to the town is from Geelong via the Queenscliff Road and then Grubb Road from the
north. This route is the primary roadway through the town, via the town centre and links to Barwon Heads to
the west. The secondary entryways are via Wallington Road from the west and Shell Road from the east.
Figure 1 below shows the location of Ocean Grove within the region.
Locally the town is constrained by natural features to the south, west and east. The southern boundary is
formed by the coast with locally significant vegetation and Bass Straight. To the west is the Barwon River and
Barwon Heads beyond; and to the east are Lake Victoria wetlands. The town has limited constraints to the north
where it abuts rural land and the Ocean Grove Nature Reserve. The topography is gently undulating in the
northern areas to steeply sloping within the town, closer to the foreshore and the natural dunes formation
underlying. There are limited views to all of these features but some clear sea views centrally from the corner of
Tuckfield Road and The Parade.
Zoning in and around the town reflects the natural features and illustrates that the area where growth may be
accommodated is to the north. Beyond the existing residential areas the land to the north and east are zoned
Rural (RUZ). The primary Residential 1 (RZ1) area is located south of Shell Road at typical suburban densities.
To the north of Shell Road there are a range of urban edge treatments which include three Low Density
Residential Zones (LDRZ), a Rural Living Zone (RLZ) and a Special Use Zone (SUZ) for the proposed Goandra
Estate. Also at the town edge to the east between Shell Road and Bonnyvale Road another Low Density
Residential Zone forms part of the town edge. Between Grubb Road and Banks Road evidence of recent
growth can be seen in the new neighbourhood shopping centre, zoned Business 1 Zone (B1Z), and the
industrial area on Grubb Road.
3.3
Role of the Town
The town has a dual role as a coastal town and a tourist destination and contributes to a unique collection of
small towns in the Bellarine Peninsula.
Ocean Grove’s current role and its growth trend are clearly illustrated in its population trends. The total
residents in 2001 were 10,055 people. Between 1991 and 2001 the population grew 18% with official estimates
anticipating that the town will increase to 13,594 residents by 2016. Importantly the role of the town as a tourist
destination is illustrated by its population growth in peak times to 26,121 residents over the summer months.
3.4
History
The majority of the history of Ocean Grove is sourced from the study titled: The Pleasure Grounds of the
Barwon Coast: A History, Dr David Rowe Authentic Heritage Services Pty Ltd 2002. This report includes
references to the original habitants and William Buckley, European explorers including Wedge Exploration in
1835, Wills’s survey of the mouth of the Barwon in 1855, the development of Ocean Grove, establishment of
Ocean Park Reserve and the growth of coastal recreation in the 19th Century.
Until the latter 18th century, the Barwon Coast area, as part of the southern coast of New South Wales (as
Victoria was then called) was unknown to explorers and settlers from the Northern Hemisphere. Yet, the area
was the land of the indigenous Australians and particularly the Wathaurong. The Wathaurong Aborigines
consisted of several different clans whose territory stretched from Bass Strait to north of Beaufort and west to
Lake Bolac (Figure 1.01). These different clans of the Wathaurong had access to the Bream Creek area,
including Barwon Heads. With plentiful shellfish and fish, areas including the Barwon Heads Park and the
Barwon Heads Village Park, were important sites to the Aborigines.
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Map 2 - Locality Plan
The first European to set eyes upon the Ocean Grove and Barwon Heads area was William Buckley in 1803. A
convict who had escaped from the settlement at Sorrento, Buckley trekked from Swan Island to Spring Creek
(near Torquay). He was discovered by the Aborigines at Maamart, a swamp west of Barwon Heads and
adopted into the tribe with whom he lived for the next thirty years. Buckley’s travels along the Barwon coastline
are now acknowledged, with the reserve spanning from Ocean Grove to Point Lonsdale called Buckley Park.
The caves on the coast nearby Point Lonsdale are also named after ‘the wild white man’.
In 1854, William Bonsey bought the land upon which Ocean Grove is now situated, which consisted of 629
acres. A small community of fishermen and farmers formed the population of the Newington and Ocean Grove
areas from the 1860s and 1870s. Around this time a jetty was constructed at the end of Guthridge Street (see
Fig. 3.02), and ten or twelve fishing boats operated from this location for the next 50 years. A small
weatherboard shed was also built at the end of the jetty. By 1879, the jetty was named after the Blackwells, an
early fishing family, and was met by a road, now known as Guthridge Street.
In 1887, the Ocean Grove area was subdivided as a unique development based on the precepts of the
Methodist Episcopal Church. Auctioned by the estate agents Grigg and Kimberley (Fig. 1.03), the Ocean Grove
township was formed according to the ideals espoused by the American Methodist clergy, who came to Victoria
and conducted tent missions. A consortium of Victoria’s Wesleyan Methodist Church clergy and businessmen
were persuaded to support the Americans’ plan for establishing a summer settlement around a camp meeting
site similar to the Ocean Grove settlement in New Jersey, U.S.A. About 2,500 blocks of land were offered for
sale, with roads and streets named after Victorian Methodist ministers or places associated with Methodism.
Like the covenant imposed upon the settlement in New Jersey, alcoholic, intoxicating, spiritous or venerous
liquors were prohibited from sale and manufacture in the proposed Ocean Grove Methodist resort town. A
Coffee Palace was also constructed as part of the settlement, although it was part of a proprietary limited
company and not completely controlled by the Methodist consortium. The onset of the depression of the 1890s
witnessed the end of a truly Methodist-inspired settlement at Ocean Grove, as the clergy and businessmen who
had invested in the venture suffered in the financial collapse at the time. However the land subdivision and
infrastructure established by the Grigg and Kimberley plan remains to the present day.
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4
State and Regional Planning Policy Framework
4.1 Department of Sustainability and Environment
4.1.1
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Coastal Spaces (April 2006)
The Victoria’s Coastal Spaces Initiative has been progressed to help local governments implement the
Victorian Coastal Strategy 2002 and manage development pressures in coastal towns beyond
metropolitan Melbourne. Ocean Grove is classified as a District Town which is defined as a town with a
large and diverse population base, provides access to a wide variety of services, contains a dominant
business district with a moderate employment base and is a popular summer destination along the coast.
Ocean Grove is also recognised as having “High Growth Capacity” and can accommodate large scale
residential growth within and beyond current zoned urban limits. Other surrounding townships also
classified as accommodating high growth include Clifton Springs/Drysdale and Torquay.
The document sets out the need for settlement boundaries to be established to protect the fragile coastal
environments and landscapes. These are to be established from the undertaking of structure plans and/or
urban design frameworks that then can be incorporated into the planning scheme.
Links to the Coastal Spaces Landscape Assessment Study – State Overview Report are also drawn with
the importance of maintaining the landscape character and landscape significance along the Victorian
Coast.
4.1.2
Coastal Spaces Landscape Assessment Study – State Overview Report 2006
The Coastal Spaces Landscape Assessment Study provides a thorough assessment of landscape
characteristics and identification of visually significant landscape, focusing on the coastal areas of Gippsland
(Bass Coast to the NSW border), the Bellarine Peninsula and the coast west of Warrnambool to the South
Australian border. The project identifies and maps individual landscape characteristics within these coastal
regions, identifies significant landscapes and provides an implementation framework to assist local government
and other agencies in managing development impacts within coastal landscapes.
The study identifies a number of Landscape Character Types and Areas for the Bellarine Peninsula. Ocean
Grove adjoins or is located in the following Landscape Character Areas:
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Landscape Character 2.1 Lake Connewarre Flats
This area is mostly flat and is seasonally inundated or under large lakes. The area extends from Breamlea
to Barwon Heads and to Point Henry. The area extends partially into Ocean Grove adjacent to the Barwon
River estuary and along Wallington Road to the north and west of an existing rural residential subdivision
an area which is highly visible viewed from Barwon Heads and users of the waterway.
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Landscape Character Area 2.2: Lonsdale Lakes
A small, very flat and seasonally inundated landscape is found between Point Lonsdale and Ocean Grove
in the Swan Bay catchment. The Character Area is dominated by waterbodies and wetlands, including
Lake Victoria, and is mostly pastoral in the remainder. High, vegetated sand dunes at the coastal edge and
prominent slopes inland are important topographic features that provide a backdrop to open views. Part of
this area extends into the town west of Banks Road in an area nominated for future urban growth.
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Landscape Character Area 4.1: Bellarine Hill (Murradoc Hill)
This hilly to gently undulating Character Area covers much of the central and northern Bellarine Peninsula.
As the major topographic feature of the peninsula, this Character Area forms a significant landscape
backdrop to many towns and viewing locations, and offers expansive outviews. While it is largely open and
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cleared, cultural vegetation patterns of windbreaks, vineyards and established exotic trees around
homesteads are important landscape features.
The findings of the study include the application of a number of Significant Landscape Overlays being:
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Lake Connewarre Escarpment (affecting a small area to the north-west of the town; and
Lake Victoria and Yarram Creek (affecting a small area west of Banks Road with urban development
opportunity)
The application of the overlays as prepared will have some implications for the extent and treatment of urban
development along and within these interfaces.
4.1.3
Victorian Coastal Strategy (2002)
The Victorian Coastal Strategy 2002 (VCS) is based on a triple bottom line approach in relation to sustainable
development that achieves the conservation and management of the Victorian Coast for the present and future
generations.
This Strategy outlines the Victorian Government’s overall vision for coastal management which is primarily to
focus urban development within established settlements. It recognises that coastal settlements change as
community aspirations are realised. Some settlements will expand significantly as new urban housing is
developed, while others are likely to remain small and serve as recreational-based, often seasonal settlements.
The report specifically addresses issues relevant to this matter including:
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the need to focus urban development along the coast within established settlements;
the need to promote and protect the values of scenic coastal roads; and
the need to improve design outcomes for buildings and structures in foreshore and coastal areas.
The report elaborates on what is suitable or an appropriate scale and intensity of development on the coast. It
recommends that development occur in accordance with the ecologically sustainable development principles for
coastal planning and management outlined in the Strategy.
4.1.4 Great Ocean Road Strategy (2004)
This strategy is a long term land use and transport strategy for managing and integrating development in the
region to prepare for future growth. Under four main direction headings the strategy addresses issues of
conservation of landscapes and the environment, managing the growth of towns, improving the management
and access of transport, and encouraging sustainable tourism.
4.1.5 Siting and Design Guidelines for Structures on the Victorian Coast (1998)
These guidelines seek to define and raise awareness of the issues which should be considered in the siting,
design and construction of new structures in coastal areas. The strategy also provides guidelines for
development on both private and public land and identifies sensitive design issues which need to be considered
for new development along the coastal areas of Victoria. The guidelines are broken up into three key headings
as follows;
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functional guidelines which deal with utilitarian aspects of the development and seek to ensure the efficient
use of the limited resources;
cultural aesthetic guidelines address cultural issues and the appearance of structures and the way these
relate physically and visually to the surroundings; and
ecological guidelines address the impact of development on coastal ecosystem.
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4.1.6 Melbourne 2030 (2002)
Melbourne 2030 is a 30 year plan to manage growth and change across metropolitan Melbourne and the
surrounding region. It emphasises the city’s interdependence with regional Victoria, to provide maximum benefit
to the whole State. Whilst the plan focuses primarily on the metropolitan Melbourne urban area it also deals
more broadly with the wider region where, increasingly, development is linked to and affected by metropolitan
Melbourne in terms of commuting, business and recreation.
Hence, Melbourne 2030 also gives considerable attention to the regional centre of Geelong. Of particular
importance is Direction 3 – Networks with the regional cities which consist of the following policies:
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Promote the growth of regional cities and key towns on regional transport corridors as part of a networked
cities model
Control development in rural areas to protect agriculture and avoid inappropriate rural residential
development.
4.1.7 Urban Development Program Annual Report (2006)
The DSE Urban Development Program annual report on lot supply and demand for Melbourne and Geelong
identifies that “the Geelong Region has, in aggregate, sufficient stock of residential broad hectare land to satisfy
demand for more than 25 years. Of this stock only around 3-4 years' supply is currently zoned for residential
purposes".
The report notes that current supplies of zoned residential land are considered extremely low in the Geelong
Region and appear to be impacting on the development industry's ability to deliver sufficient broad hectare
stock to the market both in Geelong Township and the Bellarine Peninsula and Torquay areas. Immediate effort
should be focussed on facilitating strategic planning work that will lead to an increase in zoned broad hectare
residential land supply.
The report indicates in Ocean Grove a take up of broad hectare residential zoned land generally within the next
3 – 5 years and the area between Grubb and Banks Roads north of Shell Road.
4.2 Regional Strategic Documents
4.2.1 G21 The Geelong Region Plan (2006)
The G21 Geelong Region Plan (draft) sets out directions and policies to guide future planning and development
in the G21 Region over the next 50 years up to 2050. The report makes a number of observations of interest to
Ocean Grove including:
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On average Ocean Grove experiences predominantly average levels of advantage, disadvantages,
education, occupation, and economic resources. It does recognise that above average levels of all indexes
are recorded in one small northern section of the community.
Ocean Grove has areas fronting the coast that are below the 1,000 average for economic resources
however these pockets of relative disadvantage may be the local community in the largely seasonal
community. Ocean Grove has no significant (below 900) levels of disadvantage for all indexes.
Ocean Grove is identified as a town to experience significant growth. Consultation undertaken for the
study indicated that there was a need to provide an appropriate level of services and facilities in rapidly
growing locations such as Ocean Grove. The study acknowledged that towns such as Ocean Grove often
lacked services of a higher order because of the large numbers of vacant dwellings.
Key supporting actions include:
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Ensure average 15 years residential land supply (10 years zoned), 15lots/ha densities, support urban infill
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Minimise outward urban expansion so as to protect agricultural land, non urban breaks
Encouraging higher density coastal development whilst promoting and maintaining coastal character
Water sensitive urban development, energy efficient design and recycling/reuse of water in
industrial/commercial operations
Creation of safe, well designed and sustainable communities with priority to cycling and walking
Upgrade transport infrastructure including increasing public transport usage through strategies such as the
G21 Public Transport Policy
Town centres to be the community focal point for towns
Provisions of employment land including industrial zoned land
4.2.2 Bellarine Peninsula Strategic Plan 2006 - 2016
The Bellarine Peninsula Strategic Plan is a broad community plan for the Bellarine Peninsula developed in
recognition of significant growth pressures within the Peninsula characteristic of the ‘sea change’ phenomena.
The Plan includes a visions and actions for the Bellarine and each of its towns. The report includes a
Community Service Plan and directions for tourism and rural areas.
The community vision for Ocean Grove in the year 2016 is:
Ocean Grove is a major township offering a range of lifestyles, culture and natural environmental assets.
While it is a designated growth town, Ocean Grove will retain its coastal urban character and protect and
promote the attributes of the natural environment. As an integral part of the Bellarine Peninsula, Ocean
Grove shares the attributes of other townships, the rural sector and our natural environment. Active
community participation is encouraged to maintain all these linkages and attributes.
The Ocean Grove township objectives have been established from public consultation sessions held by a local
community group to oversee the process. The objectives are established from the key actions seen necessary
to achieve the Community Vision.
The strategies and actions for Ocean Grove include:
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Ensure ongoing environmental protection of foreshore as Ocean Grove’s most important natural asset and
enhance the optimal use of beach and river for a diverse range of activities by linking the river and coast
with a pedestrian/bike track;
Increase opportunities for local entertainment and cultural exchange by supporting provision of a cinema
and multi use of Shell Road Reserve ;
Provide a built environment which enhances the quality of living whilst respecting our local natural
environmental assets by maintaining the rural/green separation of towns, promoting sustainable
development and encouraging growth inland and completing a Structure Plan;
Recognise the contribution Older Persons make to our community and provide activities and services to
enhance their quality of life by supporting co-location of BPCH and OGNC to Shell Road;
Provide a better living environment through an improved public transport system on Bellarine Peninsula
and enhanced vehicle traffic movement through and around Ocean Grove; including implementation of
traffic study findings;
Provide access to a diverse range of residential activities (active and passive) which are appropriate to the
needs of our demographics by supporting development of Shell Road reserve and implementing the
Recreation and Leisure Needs study recommendations;
Recognise Ocean Grove as both a local town centre and a major retail hub of the Bellarine Peninsula and
develop retail/office space to suite the needs of Ocean Grove residents and visitors by providing for
diverse and innovative retail development;
Encourage the growth and diversity of compatible adjacent rural activities and their linkages to the Ocean
Grove Township;
Provide accessibility for Ocean Grove residents to the full range of Social Services required to support
projected demographics;
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Enhance Ocean Grove as a tourist destination and recognise the positive attributes that visitors bring to
our town by encouraging eco-tourism accommodation; and
Provide and enhance opportunities for our local youth and promote their contribution to the community by
providing for activities and entertainment and improved linkages.
5
City of Greater Geelong Statutory and Strategic Planning Policy
Framework
3.1
City of Greater Geelong - Statutory Framework
The State section of the Planning Scheme includes a number of general policies relating to:
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Melbourne 2030 and links with regional centres;
Settlement;
Environment;
Housing;
Economic Development and Employment;
Infrastructure; and
Design and Built form.
Council’s Municipal Strategic Statement (MSS) includes a number of references to future residential growth and
Ocean Grove. The MSS and local policies will soon be revised however the Structure Plan has been written
with these changes in mind. The policies outlined below are those current at the time this Structure Plan has
been written.
Clause 21.02 - Geelong in perspective
The City of Greater Geelong is the second largest municipality in Victoria and comprises urban land, rural
hinterland and coastal areas, capturing a total area of approximately 1,240 square Kilometres? Ocean Grove is
a coastal township and is part of the Bellarine Peninsula. The town has experienced significant growth with the
township population doubling in growth between 1981 and 1996. Similarly to other townships within the
Bellarine Peninsula, Ocean Grove households tend to include families with children.
Clause 21.08 - Urban growth
Accordingly the strategies recommend future urban growth in Ocean Grove should be channelled to the north of
Shell Road and east of Grubb Road. The Council also recognises that there are numerous sites within the
township that can provide opportunity for growth. Council proposes to undertake a Structure Plan for the coastal
town during 2006.
Clause 21.09 –Rural residential (living) development
The MSS identifies the demand for rural residential development as people are predominantly seeking a “rural”
living environment. Such properties vary between 1 and 3 hectares in size. A number of nodes for such lot
sizes are identified within the Bellarine Peninsula, including Wallington which lies directly to the north-west of
Ocean Grove and therefore has some correlation to the Structure Plan. It is noted that these areas may
continue to be developed but not expanded.
Clause 21.13 – Coastal areas
This Clause identifies pressures on the coastal environment caused from urban development and seasonal
tourism. These issues have an impact on the ecosystems of the coastal environment. It makes references to
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protecting key coastal townships including Ocean Grove. One of the key objectives is to focus development
around existing settlements to prevent linear sprawl along the coast.
Clause 21.32 - Ocean Grove
This Clause gives an overview of Ocean Grove including objectives with the supporting strategies. These relate
to residential opportunities, retailing and commercial expansion, service business and industry, community
facilities, recreational opportunities, tourism and transport network.
Ocean Grove is located approximately 25 kilometres from centre of urban Geelong and is the principal coastal
township. Ocean Grove's service centre role will continue to grow in line with its current population. The
Council's MSS states that the estimated residential population will reach 15,000 persons by 2010. The MSS
defines clear growth boundaries to the south, east and west and suggests that the only potential for future
growth is to the north east, away from the coast.
Other clauses within the MSS
The MSS also includes a number of other key headings that provide general guidance which specifically relate
to Ocean Grove. The general headings include Environmental Management, Protection of Catchments and
Waterways, Flora and Fauna, Open Space, Cultural Heritage, Energy Efficiency, Housing, Economic
Development, Commercial and Retail Centres, Industry, Tourism, Agriculture and Rural Land, Transport and
Design and Built Form. Comments regarding Barwon Heads note that Ocean Grove is the closest major centre
with facilities that service the populations of nearby townships.
Clause 22 Local Planning Policies
There are no Local Policies within the City of Greater Geelong Planning Scheme specific to Ocean Grove. A
number of municipal wide policies relating to low density development and industrial development are included
that have limited implications to future growth of Ocean Grove.
Zones
Ocean Grove is predominantly residential with a town centre, second activity centre and industrial area located
to the north. The following outlines the various zones that existing within the town.
Residential 1 Zone – The majority of land within the town is zoned Residential 1, extending from the well
established residential areas of Ocean Grove in the west through to Collendina in the east and partly to the
north in Kingston Downs. Such land provides the accommodation for the vast majority of the population.
Low Density Residential Zone – sizeable groupings of such land is generally located on the fringe areas of the
town. These exist in four separate groupings of varying sizes. This zoning was previously applied to land to
provide low-density residential land on lots that are not provided with reticulated sewerage and can treat and
retain all wastewater. The lots are generally not less than 0.4ha in size and provide larger housing lots with
existing vegetation.
Special Use Zone (Schedule 8) – A substantial tract of land exists to the north of the town called “Goandra land”
which has had recent planning approval for 170 lots with a minimum lot size of 1000 square metres. The site is
to be developed in such a manner to protect the environmental significance of the subdivision through the on
going management of the Bellarine Yellow Gums and other significant vegetation.
Rural Living Zone – Three areas are located on the periphery and contain larger lots than the Low Density
Residential Land and Special Use Zoned land. The zone has a rural focus enabling land to be used for rural
purpose, without affecting the amenity of surrounding land uses whilst maintaining the natural features and
values of the area. Minimum lot sizes are 1 hectare.
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Rural Zone – The majority of land surrounding the town is zoned Rural.
Environmental Rural Zone – located adjacent to The Esplanade, Buckley Park and sensitive foreshore primary
coastal dunes this zone and schedule seek to protect the dune and vegetation from urban encroachment, over
use and development.
Business 1 Zone – This land is located within the town centre and also within the Ocean Grove Market Place.
Such land accommodates the primary retail and business uses of the town.
Business 2 Zone – This land is located to the north of the town centre and accommodates a range of existing
offices and medical practices that have evolved over time.
Business 4 Zone – This parcel of land is located to the north of the town adjacent to the industrial precinct. The
purpose of the zone is to encourage a mix of bulky goods retailing, manufacturing and associated businesses.
The minimum leasable floor area in the schedule is 1,000 square metres.
Industrial 1 Zone – This parcel of land is also located to the north of the town along the primary route into town.
The purpose of this zone is to allow for manufacturing and the storage and distribution of goods. There are no
minimum floor areas specified in the Schedule to the Zone.
Overlays
Design and Development Overlay 11 – These small parcels of land are located along The Esplanade and Orton
Street at the southern end of the town. The objective of the overlay is to provide for the conservation and
enhancement of the coastal dune system by ensuring development is compatible with the local environment.
Design and Development Overlay 14 – The majority of residential zoned land is covered by this overlay. The
area extends from the well established section of Ocean Grove through to Collendina in the east. This land
provides the accommodation for the vast majority of the population. The overlay applies to dwellings over 7.5
metres and it seeks to ensure that new dwellings and extensions to existing dwellings are compatible with the
existing scale and character of adjoining dwellings. It further requires that the height and visual bulk of
dwellings are acceptable in the neighbourhood setting.
Heritage Overlay – Heritage properties are dispersed throughout the town and consist of significant dwellings,
the Ocean Grove Primary School, former St Peter’s Church of England, the Uniting Church, the General Store
and stables and outbuildings at 252-262 Shell Road “Bonnyvale”.
The larger parcels of land noted for their heritage significance include Ingamells Park at 73-87 The Avenue,
which is an area of open space significant as an example of remnant flora of the Bellarine Peninsula and also
has important social, cultural and historic associations. Goandra “Rielly’s Property” is of National significance
because it contains the best known stand of Bellarine Yellow Gum. The site is also of regional significance due
to the occurrence of a further 39 regionally significant plant species. Other sites of significance include The
“Kingston” Residence at 65 Tuckfield Street, Marcus Hill State School and the former Post Office form
significance heritage sites in the neighbouring suburb Marcus Hill to the north-east.
Land Subject to Inundation Overlay – This land is primarily located to the east of the Ocean Grove Town
Centre. A smaller parcel of land is affected by the overlay within the town centre along Lake Avenue between
Wiltons Road and Blue Waters Drive.
Floodway Overlay – This overlay covers the Barwon River which is situated to the immediate west of the Ocean
Grove Town Centre and includes Lake Connewarre. The Barwon River connects to Bass Straight from Barwon
Heads and separates Ocean Grove from that town.
Public Acquisition Overlay 6 – This land is located to the west of the Ocean Grove Town Centre along sections
of Wallington Road. VicRoads has acquired this land as a proposed Category 2 Road.
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Vegetation Protection Overlay 1 – This land is located throughout the Ocean Grove township consists of
significant roadsides and linear reserves. The land is primarily located along Grubb Road, Wallington Road and
Woodlands Drive.
Vegetation Protection Overlay 2 – This land is located along Thacker Street between Bellevue Drive to the west
and Sylvan Lane to the east. The land is designated as a Vegetation Protection Area and is called “Goandra
land”. This site has had recent planning approval for 170 lots with a minimum lot size of 1000 square metres.
The site is to be developed in such a manner to protect the environmental significance of the subdivision
through the on going management of the Bellarine Yellow Gums and other significant vegetation.
Environmental Significance Overlay 1 – This parcel of land is located to the east of the Town Centre and is
noted by this overlay as an area of significant flora and fauna habitats and an area of geological and natural
interest.
Environmental Significance Overlay 2 – This overlay comprises the Barwon River, the Begola Wetlands and
wetlands within Collendina. The overlay values these areas for their wetlands and associated habitat.
Significant Landscape Overlay 6 – This overlay applies to land situated on the north east corner of Wallington
Road and Thacker Street which falls within a Rural Living Zone. It is a very prominent site at the entrance to
Ocean Grove and rises steeply from its Wallington Road frontage.
Significant Landscape Overlay 7 – This overlay applies to predominantly residential zoned land in close
proximity to the Barwon River and Ingamells Bay. The primary purposes of the overlay are to preserve the
balance between roof tops and vegetation in long distance views of the town and respect the sharing of views to
the ocean and Barwon River.
Proposed Wildfire Management Overlay – This overlay is currently being proposed to cover the Ocean Grove
Nature Reserve including extending across the wider north eastern corner of the properties located off
Woodlands Drive. It is also proposed to cover the eastern end of the Buckley Park Foreshore Reserve abutting
Point Lonsdale.
3.2 Urban Growth
3.2.1 City of Greater Geelong Urban Growth Strategy (1996)
The purpose of this strategy is to determine the most suitable areas for the accommodation of urban growth to
the year 2020. On the basis of existing demand and the take up of land at 15 dwellings per hectare, the strategy
indicated that there is 24.1 years of supply left at Ocean Grove and designates the town as a residential growth
area. For this reason the strategy recommends that the existing planning zonings remain without further zoning
for residential uses. It is noted however that demand in growth has increased in Ocean Grove since 1996 and
therefore further zoning for residential uses is necessary to accommodate the future projected population.
The strategy indicates that the overriding concerns about future growth at Ocean Grove include the proximity to
Lake Victoria given existing drainage problems which have resulted in blue-green algae outbreaks and the
ability to stop development from extending north beyond Wallington towards Drysdale/Clifton Springs.
The strategy recognises that the most logical boundary to northern expansion is in line with either the northern
or southern boundary of the Ocean Grove Wildlife Reserve, however identifies that there are concerns with
allowing urban development too close to the Reserve. For this reason the strategy recommends that the
existing planning zonings remain without further zoning for residential uses. In this way the zoning itself
becomes the effective boundary for future urban development.
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3.2.2 City of Greater Geelong Ocean Grove Structure Plan (1993)
This Structure Plan built on and replaced the previous 1979 Structure Plan. The Plan outlines the
recommended residential, rural, commercial and community/recreation development zones for the study area.
The estimated residential population as at 1993 was 8,540. The Structure Plan found that potential for growth
was limited in most directions except to the north of Shell Road and east of Grubb Road. The Structure Plan
indicated that the undulating hills and pleasant and interesting landscape provided the potential for urban
development and open space networks. Other sites recognised as redevelopment opportunities were the under
utilised caravan park and camping areas.
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3.2.3
Bellarine Peninsula Land Use and Residential Lot Supply Report (2005)
The objective of this report is to determine the future residential lot supply, and to identify any discrepancies
between existing land uses, zones and Structure Plans, and/or Urban Design Frameworks, for each of the
townships on the Bellarine Peninsula.
Ocean Grove is defined in the report as a dormitory town to Geelong, a resort town and a service centre
catering to the commercial, residential, recreational and local employment needs of the residential population,
surrounding rural hinterland and visitors. The town locality area is approximately 1529 ha. The town total area
contained within the Urban Growth Boundary is approximately 1274 ha.
The report identified in relation to land use that the larger townships of Bellarine Peninsula such as Ocean
Grove, cater for larger residential areas and therefore have the widest variety of land uses. The main use of the
town within the urban growth boundary is residential. Further, Ocean Grove is designated by the Urban Growth
Strategy (1996) as a residential growth area. Rural land use is the second most common land use found across
the town as large areas of rural land appear inside the urban growth boundary. Ocean Grove does not present
any noticeable inconsistencies between existing land use, zoning and its approved Structure Plan (1993).
Current lot supply figures indicate that there is enough land to cater for future growth in Ocean Grove for
approximately 25 years. It is expected that demand for dwellings in Ocean Grove will continue at approximately
143 dwellings per annum at a 10 lot hectare yield. Medium density housing will continue to be encouraged in
close proximity to the town centre or major activity area and is currently identified for Ocean Grove in the Ocean
Grove Structure Plan (1993).
3.2.4
Medium Density Housing Strategy
Council has prepared a draft Medium Density Housing Strategy as part of the review of the Municipal Strategic
Statement (MSS) and Local Policies. This strategy will identify preferred and non-preferred areas for MDH
(nominally 400m radius of an activity centre) and identify a planning policy framework to encourage MDH in
preferred locations. MDH within in close proximity of activity centres reduces car dependence and facilities
increased levels of walkability. An increased number of people of within the 400m catchment of an activity
centre will also contribute to the economic well being of an activity centre.
3.2.5
Major current Amendments relevant to Ocean Grove
Amendment C102 Ocean Grove Country Target
This amendment proposed the rezoning of a site at 89-91 Presidents Avenue and 71 The Parade, Ocean Grove
from Residential 1 to Business 1 to allow the development of a discount department store and small specialty
shops. The amendment also included the land within a Design and Development Overlay (DDO16) to provide
specific planning provisions regarding building design and to remove the Significant Landscape Overlay 7 –
Ocean Grove Coastal Area from the land. The amendment has been approved by the Minister for Planning.
Amendment C60 – Future Urban Growth Area, Grubb Road, Ocean Grove
This amendment proposes to rezone a 186 hectare property between Grubb Road and Banks Road, north of
Kingston Downs and Parks estates, Ocean Grove from a Rural Zone to Residential Zone 1 (178.5ha) and
Business 4 (7.5ha) zones. The proposal is incorporated within a concept plan to determine and to define the
future residential growth corridor of Ocean Grove. This is an extension to the existing Kingston Downs
subdivision and incorporates land currently zoned Residential 1 of approximately 36 hectares. The land subject
of this application falls within the area designated in Council’s Urban Growth Strategy and Ocean Grove
Structure Plan (1993) for future urban growth. Consideration of this application was deferred pending
preparation of a new Structure Plan for Ocean Grove.
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3.3 Infrastructure
3.3.1 Bellarine Peninsula Strategic Plan 2006 - 2016 Ocean Grove
The Plan includes a Community Service Plan which considers social and community needs associated with
population growth.
Population change
In 2001 Ocean Grove had a total resident population of 10,055 people which represents 25.1% of the Bellarine
Peninsula. It is estimated that the population increases to approximately 26,121 during peak holiday times.
Official estimates anticipate that the population will increase to 13,594 residents in 2016.
Early Years - In 2001, 22.2% of Ocean Grove population was aged 14 years or under. It is estimated that this
will increase by 7.6% in 2016. Research identified the need for:
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improved information for parents;
additional child care;
improved pedestrian infrastructure;
increased flexibility of operating hours and reduced costs for early years services;
local playgrounds; and
local branches of State Government departments.
Youth – Ocean Grove has the highest proportion of youth on the Bellarine Peninsula. In 2001 people aged
between 15 – 24 represented 11.7% of the population. This proportion is expected to increase to 12.5% by
2016. Research identified the need for:
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a committee to organise and manage events for young people;
improved information services, including youth drop in centre;
employment services; and
improved transport across Peninsula and to Geelong.
Older Years – in 2001 people aged 65+ represented 13.8% of the population and people aged 80+ represented
4.8% of the population. Research identified the need for greater attention given to neighbourhood infrastructure.
Indicators of disadvantage
In 2001, 26.7% of Ocean Grove households were earning incomes in the lowest income quartile. Further,
Centrelink data indicates that high proportions of all Centrelink payments on the Bellarine Peninsula are paid to
residents of Ocean Grove. However SEIFA data rates Ocean Grove as an ‘advantaged’ area based on factors
such as income, education, occupation, wealth and living conditions.
Community Services Plan Ocean Grove
The 5 key recommendations of the Community Service Plan 2006 – 2016 include:
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Explore option to relocate Ocean Grove Neighbourhood Centre and the Bellarine Community Health
Centre to Surfside Centre (Shell Road);
Encourage out-posting of services such as health and employment agencies to the redeveloped Surfside
Centre;
Promote existing sport, recreation and cultural opportunities available in Ocean Grove;
Inform private child care providers of CoGG Early Years research findings for Ocean Grove; and
Future and strategic planning and rezoning work, including the Kingston and Parks Estate and the Ocean
Grove Structure Plan, consider site zoning for neighbourhood facilities.
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Other infrastructure
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Ensure social service infrastructure is in place to meet demand of growing population and changing
demographics.
Provide a multi-purpose entertainment venue including improved access to existing Bellarine Peninsula
venues (eg. Potato Shed).
Upgrade existing town infrastructure (eg. Water, sewer, stormwater) to meed good ESD principles.
Increase accessibility to public transport both within Ocean Grove and on the Bellarine Peninsula as a
whole. Increased frequency of public transport and connections to Geelong and other locations within the
Bellarine Peninsula. Consideration of a circuit bus, similar to the shuttle bus that operates during
summertime;
Improve traffic movement and management through and around Ocean Grove.
Implement all the recommendations of the Bellarine Peninsula Recreation and Leisure Needs Study 2005,
specific to Ocean Grove.
The need to improve walkability and connectivity for the community particularly the young, elderly, families
with prams and those less mobile and increase the provision of footpaths throughout existing and new
residential estates;
3.3.2 Bellarine Peninsula Recreation and Leisure Needs Study (2005)
This study investigates and quantifies the recreation, open space and leisure needs of the current and future
Peninsula communities. The focus of the study is to provide broad direction on future resource allocation to
meet the current and anticipated future leisure needs of the Peninsula communities.
Overall the study found the provision of open space in Ocean Grove is significant and the area is well serviced
by a range of recreational options, ranging from formal sporting clubs, indoor facilities, community centres,
library, foreshore, river and conservation areas. However, the report indicated there were distinct gaps in certain
categories including Landscape & Amenity, Linear Links and to a lesser extent Informal Parks.
Existing sports sites, Ocean Grove Memorial Reserve, Collendina Reserve and Shell Road Reserve are
constrained by the fact that they are single oval facilities which limits their flexibility and capacity to cope with
growing demand of a range of sports which has lead to over-use issues. Further, there is an inadequate supply
of sports sites to cater for growing recreational demand and the significant growth in junior sports participation
across a range of activities, in particular cricket, football, soccer and basketball. Some of the key
recommendations for Ocean Grove include:
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Council to develop a multi-purpose indoor heated aquatic centre at Shell Road Reserve.
Acquire through developer contributions a 4-5 hectare open space site for the establishment of two multipurpose sports ovals/turf areas north of Shell Road and east of Grubb Road as Kingston Downs Estate
expands.
Acquire via developer contributions, a corridor of open space along the natural creek line in the Goandra
Estate, and provide a pedestrian and cycle connection to the Nature Reserve through the proposed Yellow
Gum Reserve.
Acquire via developer contributions, a suitable site for an Informal Park, including playground, in Goandra
Estate residential development in conjunction with the proposed open space corridor/Yellow Gum
Reserve.
Incorporate a safe pedestrian/cycle link across Grubb Road to the Nature Reserve from the Kingston
Downs future residential area, eastward to Bonnyvale Road and to the foreshore, providing a link around
the entire town.
Related to the above opportunity, provide a shared path along the eastern side of the Barwon River
providing connection to the Barwon Coast trail system from Ocean Grove Golf Club.
Improve all entrances to Kingston Park reserve through landscape improvements; provide a safe crossing
of Shell Road and links to the residential area to the east.
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Investigate opportunities to improve community use of Begola Wetlands area.
Consider selling the elongated reserve with narrow entrance off Emperor Drive and Roditis Drive given it is
poorly located and undeveloped. Funds would be directed to the Open Space Reserve Fund for future
open space purchases and/or improvements.
Provide improved access to Collendina Reserve and improve walkability of Collendina through installation
of footpaths and safe road crossings providing improved connections.
3.3.3
Study of Open Space Networks 2001
The Background Report outlines the demographics and open space provision for the Bellarine and Coastal
towns and lists the recommended priorities for action. For Ocean Grove the recommended priorities include:
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Acquire and develop Linear Linkage sites which allow improved pedestrian and cyclist movement within
the town and between Ocean Grove and other towns in the district;
Acquire land north-east of Shell Road for the future development of an integrated sub regional site;
Following the above acquisition, redevelop sections of Shell Reserve as a substantial cultural reserve with
formal and informal garden areas, including walking and cycle paths;
Acquire a site north-west of Thacker Street, within the Goandra Estate, as a local park;
Develop a pedestrian cycle link around the Ocean Grove Flora and Fauna reserves, south-west through
the proposed Goandra Estate to Blue Water Lake, through to the Barwon River and south-east to the
Kingston Downs Estate;
Support the development of Ingamells Park as an important Landscape and Amenity and Informal Park for
community use; and
Investigate the development of walking trails to and around Lake Victoria from Ocean Grove and Point
Lonsdale.
The report provides a context of the study area in terms of future networks, themes and opportunities and
outlines actions for the area:
Current Situation
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Small villages are dotted along the foreshore, with an orientation and focus that generally dismisses the
hinterland district. Connectivity between the villages is limited, creating a sense of isolation between each
settlement.
The Peninsula Zone has 36.6 percent of all open space sites in Greater Geelong reflecting the large
Conservation and Heritage area of Lake Connewarre and the Foreshore, Beach and Ocean strip
surrounding the peninsula
Lake Connewarre, together with a series of estuaries, lakes and rivers dominates the hinterland and
provides a diverse environmental and ecologically important resource and water based recreation
opportunities, eg. canoeing and sailing.
Informal Parks and Linear Linkages are the most numerous venues in the Zone.
Conservation, Heritage and Habitat sites while less numerous than those above, account for 71% of the
total open space area in the Zone.
Whilst the numbers of potential open space areas are low, the areas are not and most of these sites
comprise large specific sites.
Future Networks, Themes and Opportunities
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Explore opportunities to provide bicycle access between Drysdale and Ocean Grove.
Provide for future sports recreation opportunities, in particular to service the growing residential areas of
Ocean Grove. In particular there is opportunity to acquire land north-east of Shell Road for the future
development of an integrated sub regional site.
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Source: Bellarine Peninsula Recreation and Leisure Needs Study (2005)
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Provide shared bicycle and pedestrian access paths where possible around the foreshore, or via links to
the foreshore in areas of poor access or environmental sensitivity.
Encourage and facilitate tourist activities that take in the agricultural themes/wineries.
Restrict access to sensitive dune areas between Breamlea and Point Lonsdale.
Zone Actions
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(P1) Protect important viewscapes as areas of significant landscape including the Portarlington ridgeline,
the western facing hillsides to Lake Connewarre from Wallington Road and the minor ridge that forms the
western boundary of Ocean Grove through local policy and/or overlay controls.
(P4) Promote a safe bicycle link between Ocean Grove and Drysdale/Clifton Springs preferably through an
off road trail either adjacent or within the Road Reservation.
(P6) Retain the Council policy of urban containment to protect the rural and coastal landscape.
(P8) Promote opportunities for sensitive private recreation facilities that can enhance the experience of
these perceived open spaces of the rural landscape (e.g. wineries, host farms, fruit picking, horse riding
etc.).
(P10) Acquire land north east of Shell Road for the future development of an integrated sub regional site
accommodating each of Sports, Informal Park, Landscape and Amenity and Linear and Linkage open
space elements.
Ocean Grove and Point Lonsdale Sub Zone – Actions
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Acquire and develop Linear Linkage sites, which allow improved pedestrian, and cyclist movement both
north-south and east-west through the town. Ensure that safe crossings of Thacker Street and Shell Road
are provided at appropriate locations.
Acquire and develop Linear Linkage sites which allow improved pedestrian and cyclist movement between
Ocean Grove and other towns in the district, including Drysdale to the north, Barwon Heads to the west
and Point Lonsdale to the east.
Acquire land north east of Shell Road for the future development of an integrated sub regional site
accommodating each of Sports, Informal Park, Landscape and Amenity and Linear and Linkage open
space elements.
Acquire a site north-west of Thacker Street (in the Goandra Estate) as a local park for Informal Park,
Landscape Amenity, Conservation and Linear and Linkage open space elements.
Redevelop sections of Shell Reserve to complement the existing sporting use as a substantial cultural
reserve with formal and informal garden areas including walking and cycle paths.
Develop a pedestrian cycle link around the Ocean Grove Flora and Fauna reserves south west through
the proposed Goandra Estate to Blue Water Lake and through to the Barwon River and south east to the
Kingston Downs Estate.
Support the community development of Ocean Grove Park (Ingamells) as an important Landscape and
Amenity and Informal Park for community use in accordance with the management plan for this site.
Investigate the development of walking trails to and around Lake Victoria to Ocean Grove and Point
Lonsdale. In doing so ensure the Coastal Sand Dunes are protected from inappropriate use and
development.
An additional bike trail that links the current trail along Tuckfield/Grubb Road between the Terrace and
Sinclair Street further along Grubb Road to Portarlington Road to the north.
3.3.4
G21 Integrated Public Transport Strategy
The strategy includes a number of outcomes related to improving road and rail infrastructure, freight transport,
integrated public transport and improved amenity associated with walking and cycling and alternative transport
modes.
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Actions under public transport include:
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improving the effectiveness and coverage of public transport related services; and
developing land use and spatial planning approaches to facilitate access to transport services.
Developing a Regional Public Transport Policy to provide for integration of networks and encourage best
practice.
3.3.5
City of Greater Geelong Transport Strategy (December 2003)
The Geelong Transport Strategy provides a “transport framework” for the City of Greater Geelong and not just
Geelong itself. The strategy identifies the following issues for Ocean Grove:
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poor accessibility to public transport services;
potential for a high frequency bus service between Ocean Grove and Geelong;
investigation of options for the road traffic capacity constraints of the Barwon Heads Bridge;
regional and local traffic conflicts in Ocean Grove (The Terrace and The Parade); and
regional and local traffic conflicts on Shell Road.
The strategy also had relevant, generic, strategies for the whole municipality, including designing new subdivisions for bus access, pedestrian and cyclist safety, etc.
3.3.6
Andrew O’Brien Draft Ocean Grove Traffic Study 2006
The report outlines some of fundamental traffic and movement conditions within Ocean Grove. Key findings
include:
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The need to establish a clear and functional road hierarchy for the town. The importance of a road
hierarchy is to provide a clear statement of the intended function of roads and streets. The report
proposes changes to the classifications of a substantial number of roads of varying capacity.
Maintain The Parade as the main traffic route through the town rather than The Terrace given: the
significant cost to upgrade Terrace; potential for vehicle and pedestrian conflict resulting from potential
turning movements of cars from The Terrace into Hodgson; VicRoads does not agree to bear the cost of
upgrading the roads; the majority of traffic in the town has a destination and purpose (less than 5% of
vehicle trips is through traffic).
A short connection between The Parade, The Terrace and Emperor Drive is recommended.
Installation of a number of number of roundabouts to key intersections throughout the town for traffic
calming.
The two options regarding the Barwon Heads Bridge will have no bearing on the functional classification of
Ocean Grove’s road network.
3.3.7
Andrew O’Brien Draft Ocean Grove Town Centre Parking and Access Study – 2006
The Traffic Study identified a number of traffic and parking concerns within the town centre that require further
investigation. It is noted that this report is still in draft form and has not yet been adopted by Council, the
following issues were reported on:
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Consideration of the additional car parking associated with the proposed new Country Target store;
Provide a centrally located integrated public access car park using the existing car park and expanding to
the north;
Vehicular access and movement along The Parade and The Terrace, considerations of one and two way
traffic; and
Links to establishing a functional road hierarchy.
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The Parade and The Terrace
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The Parade carries significant traffic volumes, therefore it is suggested to provide a larger central public
car park.
The Terrace has a one way operation which results in limitations and can lead to higher traffic volumes.
Expansion of the one-way system to The Parade to provide a circuit is not recommended.
The functionality of the one way traffic movement within The Terrace will require further review in response
to future retail floor space growth and traffic volumes and circulation patterns.
Should the existing traffic movement conditions on The Terrace remain, The Avenue should be upgraded
to better facilitate traffic movement, including improvements to the intersection with Hodgson Street.
Intersections
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Treatment is required to the three intersections along Presidents Avenue, particularly the intersection with
The Terrace. It is suggested that roundabouts with zebra crossings are included to improve pedestrian
safety and amenity. A signalled intersection is costly and unlikely to be obeyed by pedestrians.
It notes that the intersection of The Parade and Hodgson Street is potentially hazardous for pedestrians.
The long term treatment would be to add signals to this intersection. It would be desirable to remove the
access to the car park directly opposite Hodgson Street, to preclude cross traffic, however it needs to
remain to accommodate truck access to Coles and the hardware store.
Car Parking
Three plans were prepared for the town centre including alternative designs:
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Plan 1 proposes reconfiguring the one-way aisles in the car park to two-way aisles making the car park
easier to use, with a limited reduction in car spaces.
Plan 2 proposes the integration of the car park with The Parade, with some minor works to existing
structures in the car park. This provides the opportunity to improve pedestrian linkages and landscaping.
Plan 3 proposes decked car parking spanning across the existing car park and north of The Parade. It
would be necessary to build on the current Coles loading/storage area. A substantial rectangular parcel is
needed to produce an appropriate yield given the amount of space already taken up by ramps.
In relation to the three plans, the report noted:
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An additional 16 car spaces could be accommodated on the eastern section of The Terrace through 45
degree angle parking.
An additional 9 car spaces could be accommodated on The Avenue through the provision of parallel car
parking.
The total number of car parking spaces provided from the three options ranges from 388 to 560 spaces.
The existing car parking provision is 379 spaces.
Based on an additional 10,000 square metres of commercial floor space, Plan 3 provides an appropriate
level of car parking.
Plan 2 is seen as the most practical solution, given it is unlikely the supermarket will relocate. However,
should this be the case, Council should acquire the northern half of the site and pursue Plan 3.
Final Comments
It is required that development of sites to the north of The Parade be done in a manner to allow the plan to be
realised.
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3.3.8
Draft Ocean Grove Town Centre Car Parking Precinct Plan – April 2002
The City of Greater Geelong engaged Turnbull Fenner (traffic engineers) and Fisher Stewart (urban planners)
to prepare car parking precinct plans for Belmont and Ocean Grove Activity Centres. It is noted that the Ocean
Grove plan has not been adopted by Council, however it is worthy of making reference to the work that has
been undertaken. The plan reviews the existing car parking provisions of the planning scheme and considers
both on-street and off-street car parking availability, car parking “credits” and cash in lieu contributions.
The precinct plan for Ocean Grove includes the town centre namely The Terrace, The Parade, The Avenue,
Presidents Avenue and Hodgson Street. Assessment of the existing car parking supply resulted in the following
figures:
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The total car parking supply is 725 spaces, 391 allocated for short-term parking and 334 allocated for
long-term parking.
Additional car spaces required is normally calculated on 5 – 10% above actual demand, this calculates to
a demand of 629 spaces which indicates that there is an adequate supply.
A revised car parking requirement table was prepared in light of the various considerations above. The car
parking rates are generally lower than those specified in the table included in Clause 52.06 of the Geelong
Planning Scheme.
3.3.9
Investigation of Road Reservation Needs – Grubb Road Final Report, VicRoads, 2006
This report examines the potential alignment for duplication of Grubb Road taking into consideration
implications and constraints relating to existing vegetation that extends along the road reservations.
The GHD report identifies that Grubb Road is considered to be a secondary arterial roadway within an area
cited by Council as a Designated Growth Area and one which contains passageway for several essential
services- gas, electricity, telecoms, water, and drainage lines.
GHD have also identified that upgrading the current road system will require the removal of all roadside
vegetation. Taking this into account, all native vegetation and associated local fauna habitats will be lost.
Consequently, the report recommends that there be a full Ecological Assessment with Net Gain conducted prior
to the commencement of works within the site.
In regard to design considerations for the re-development of the site, the report outlines VicRoads Standard
Design Guidelines for desired widths for lanes and medians. GHD recognises that such a large quantity of land
acquisition to meet these requirements will prove prohibitive and thus recommends slightly reduced medians.
Accordingly, the anticipated minimum road reservation widths should be varied as speed zones increase or
decrease. Intersections are to be designed according to VicRoads Road Design Guidelines. Fencing will need
to be replaced in accordance with the realigned property lines and wire rope safety barriers must also be
installed along the entirety of the strip.
The report outlines that there are two possible design outcomes which could be implemented:
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Option A, which requires the least amount of land acquisition as it adopts the minimum standard median
width. This option though will require the greatest amount of potentially significant vegetation removal and
subsequent fauna habitat loss.
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Option B though, assists in the preservation of some existing vegetation within the median strip as it
maintains a substantial median width. This however will result in a significant rise in the cost requiring a
greater amount of property be acquired.
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The report concludes with a recommendation to adopt Option B as it provides increased safety, encompasses a
wider road reservation, and ensures that a larger amount of vegetation is retained, thus reducing the overall
environmental impact of the project.
3.4 Natural Environment
3.4.1 Environment Management Strategy 2006-2011
The Environment Management Strategy 2006-2011 includes the Geelong Sustainability Framework which
contains Councils definition on sustainability and a series of sustainability principles, an Environmental
Management Policy and Action Plan. The Primary Sustainability Principles for Geelong included in the
Sustainability Framework include:
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Recognise the importance of the diversity of Geelong’s biodiversity and acknowledge the need to protect,
restore and enhance the diversity and resilience of our natural systems.
Establish and foster a strong vibrant economic base without compromising the current condition of the
environment and our quality of life or the ability of future generations to grow and prosper in a healthy
environment.
Encourage access to facilities, services, goods and other people in ways that minimise impacts on the
environment.
Protect human health and amenity through safe, clean and attractive environments and quality health
services focused on prevention as well as cure.
Consider the social and community impacts of decisions.
The Strategy also provides Council’s corporate strategic response to addressing current and emerging
environmental issues over the next five years. Within the Strategy, a set of objectives and targets has been
established for each of the ten broad environmental areas addressed. These can then be monitored to
measure the performance of Council and the community to meet the agreed targets. It is noted that the
community response in a survey regarding their vision for a ‘sustainable’ Geelong by 2010 included connecting
Ocean Grove by rail to Geelong.
The overall objectives of the Strategy are to:
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Ensure all decisions made by Council consider the environmental, social and economic implications (Triple
Bottom Line approach).
Promote sustainability and Best Practice Environmental Management throughout all of Council’s
operations and services.
Establishing thorough and robust sustainability provisions within the Greater Geelong Planning Scheme
and strategic planning documents.
The Strategy makes reference to Ocean Grove within the Action Plan under Waterways and Wetlands –
Planning & Policy:
Investigate the protection, through the Planning Scheme, the chain of wetlands between Ocean Grove and
Point Lonsdale that have been identified as environmentally significant and having complementary values to the
Port Phillip Bay (Western Shoreline) and Bellarine Peninsula Ramsar site.
The action is rated as high indicating that it is to be undertaken within the next three years and responsibility for
it is given to a variety of Council units and external agencies.
3.4.2 City of Greater Geelong Stormwater Management Plan
The plan divides Ocean Grove between the Ocean Grove sub catchment and Swan Bay sub catchment.
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Ocean Grove
The plan indicates that the Ocean Grove sub catchment is located on the lower reaches of the Barwon River,
and contains the Barwon River Estuary draining to Bass Strait via Barwon Heads. The sub catchment is
predominantly rural, with large conservation areas, comprising largely of Barwon River Estuary. Residential
areas include the township of Barwon Heads and Breamlea, and the western portion of Ocean Grove, with rural
residential areas generally located in the sub catchment’s northeast, in Wallington. Bass Strait, Barwon River
and its estuary are the major waterways in the sub catchment, with others including Salt Swamp, Blue Waters
Lake in Ocean Grove, Lake Murtnaghurt west of Barwon Heads and Thompsons Creek in the southwest of the
sub catchment.
Runoff from urban areas in this sub catchment generally drains directly into the Barwon River Estuary.
However, runoff from some of the areas in the Ocean Grove Town drain directly into Bass Strait via drains and
soakage pits.
The Plan indicates that the key stormwater threats and their ratings are;








Residential Land Use Runoff (moderate to high) - While there are still some residential areas yet to be
developed, residential land use is ultimately expected to contribute moderate to high litter, sediment and
nutrient loads to the Barwon River Estuary and Bass Strait.
Land and Infrastructure Development (moderate to high) - In accordance with the current development
being undertaken and the large resort development proposed in Barwon Heads, land and infrastructure
development is considered to pose a moderate to high stormwater threat.
Building Site Runoff (moderate) - In accordance with the current lot-scale development being undertaken
in the sub catchment, it is considered to represent a moderate stormwater threat.
Commercial Land Use Runoff (moderate) - Commercial areas within the sub catchment are expected to
represent a moderate stormwater threat because of their size and typical level of activity during the
summer months.
Agriculture (moderate) - Agricultural activities within the sub catchment have the potential to export
nutrient and sediment loads to receiving waterways.
Golf Course Runoff (moderate) - The upkeep of golf courses, of which there is one in Ocean Grove,
typically requires the application of fertilisers and pesticides, which can be exported as a result of poor
management practices and is considered a moderate threat.
Unstable and Degraded Waterways (low to moderate) - Stormwater outfalls that discharge to the Barwon
Coast (Bass Strait) have been identified as an environmental issue. The high velocities of the outfall
discharge is causing the displacement of sand and damaging the marine and foreshore habitat.
Landfill and Contaminated Sites (low to moderate) - A number of former landfill sites are located in this sub
catchment; these locations include River Parade, Barwon Heads and the Ocean Grove Golf Course,
Ocean Grove. Whilst it is unlikely that these areas will export contaminants to the Barwon River Estuary
via stormwater runoff, their close proximity represents a low to moderate threat to the estuary.
The Plan also identifies ratings for elements of the sub catchment such as environmental values, cultural
values, amenity values, stormwater values, economic values and receiving environment values.



The in-stream habitat values and the riparian habitat values in the Ocean Grove sub catchment are
considered to be high to very high, primarily due to the importance of Salt Swamp, Lake Murtnaghurt and
the Barwon River Estuary.
The foreshore and immediate marine habitat in the Ocean Grove sub catchment is considered to be of
very high value due to the internationally significant Barwon River Estuary and the relatively undisturbed
foreshore reserve.
Ocean Grove is given a moderate cultural rating in relation to its indigenous heritage as there are sites of
significant indigenous heritage value identified adjacent to waterways in this sub catchment.
C-26






Ocean Grove’s recreational amenity is rated very high rating because of the passive recreational
opportunities adjacent to the waterways and the active recreational pursuits including surfing, swimming,
boating and fishing.
The visual and landscape amenity of Ocean Grove is rated very high because of the visual amenity
provided by the Barwon River Estuary and Barwon coastal region which shapes the landscape character
of the sub catchment. Adjacent open space areas enhance the visual amenity of the significant water
features that are valued highly by the local community and visitors to the area.
Water Quality Protection in Ocean Grove is rated moderate because of the gross pollutant traps located
on major drainage lines.
Property Value in Ocean Grove has been rated very high due to the vast number of residential properties
offering views of the Barwon River Estuary and Barwon Coast and other waterways.
The waterways are also considered to have very high tourism value associated with them.
Bass Strait has very high value within the region as an important marine environment which provides
many different habitat types for a wide range of species and communities.
Swan Bay
The Swan Bay sub catchment is located on the southeast portion of the Bellarine Peninsula adjacent to Port
Phillip and Bass Strait. The sub catchment is predominantly rural with residential areas located in the eastern
portion of the Ocean Grove Township and western portion of Point Lonsdale. The majority of the sub catchment
drains directly to the environmentally significant Swan Bay, whilst residential areas generally drain through a
series of wetlands and lakes before entering Swan Bay. Major waterways in the sub catchment include Lake
Victoria, Begola Wetlands and Kingston Estate Wetland (Lonsdale Lakes / Bonnyvale Wetlands / Emily Street
Basin).
The Plan indicates that the key stormwater threats and their ratings are:






Residential Land Use Runoff (high) - There are still significant residential areas yet to be developed and
therefore residential land use is ultimately expected to contribute high litter, sediment and nutrient loads to
receiving waterways.
Land and Infrastructure Development (moderate to high) - Areas within this sub catchment are undergoing
residential development at a steady rate, and are considered to be a moderate to high stormwater threat.
Building Site Runoff (moderate to high) - In accordance with the current lot-scale development being
undertaken in the sub catchment, it is considered to pose a moderate to high threat.
Agriculture (moderate to high) - Rural land use comprises approx. 86% of this sub catchment. Agricultural
activities have the potential to export nutrient and sediment loads to receiving waterways.
Major Road/Transport Runoff (low to moderate) - The potential for considerable major road runoff to enter
the waterways is not significant due to the rural nature of the sub catchment.
Industrial Land Use Runoff (low to moderate) - Given the small size and new nature of the Ocean Grove
industrial estate, industrial land use is expected to generate low to moderate sediment, hydrocarbon and
heavy metal loads to receiving waterways.
The Plan also identifies similar ratings as above:



The Swan Bay sub catchment consists of a number of waterways that are generally considered to have
high in -stream habitat value. Swan Bay sub catchment contains many natural, modified and artificial
wetlands and lakes, including Swan Bay, Lake Victoria, Lonsdale Lakes, Begola Wetlands, Bonnyvale
Wetlands, Kingston Estate Wetland and the Emily Street Basin. The extensive stream and drainage line
network that links the major water features have largely been degraded by grazing and development.
Lake Victoria is a flat, poorly drained swampland, scattered with small lakes, and is an important habitat
area for indigenous flora and fauna. The catchment receives stormwater from neighbouring residential
developments in Ocean Grove.
Bonnyvale Wetlands are a result of the revegetation and enlargement of one such drain for better water
treatment. The water quality is affected by urban runoff, with fluctuating, often very high, nutrient levels
C-27










(McCarthy, 2001). While the Begola Wetlands have poor water quality, they support many species of
water flora and fauna, including migratory waders such as Latham’s Snipe.
The Kingston Estate artificial wetland receives runoff from an area that is undergoing residential
development. Subsequently, the water within the wetland is quite turbid, which in turn reduces the instream habitat value of the water body.
The sub catchment of Swan Bay has high riparian habitat value due principally to Lake Victoria and other
natural and modified wetlands. The extensive stream and drainage line network has largely been
degraded by grazing and anthropogenic modification.
The immediate marine and foreshore habitat in the sub catchment of Swan Bay is of very high habitat
value, primarily due to the Swan Bay Marine Reserve.
The Lonsdale Golf Club is located adjacent to Lake Victoria and a shared trail circulates the Emily Street
Basin and Begola Wetlands. Recreational opportunities associated with waterways in this sub catchment
are generally limited.
The water bodies in this sub catchment provide significant visual and landscape amenity, which is valued
highly by the local community. This is evident by the open space areas adjacent to Begola Wetlands and
Emily Street Basin.
Flooding investigations have been undertaken to resolve the significant flooding issues associated with
Lake Victoria and Lonsdale Lakes.
Begola Wetlands, Bonnyvale Wetlands, Kingston Estate Wetland and Emily Street Basin are expected to
perform important water quality treatment roles. In addition, litter traps are also located at Begola Wetlands
and Emily Street Basin.
A number of residential properties are located adjacent to the numerous waterways in this sub catchment,
including Lonsdale Lakes Estate. Therefore, the water quality of the waterways is likely to impact upon the
value of adjacent properties.
Whilst there is a caravan park located adjacent to Swan Bay, it is anticipated that water bodies in this sub
catchment generally provide low to moderate tourism value.
Swan Bay sub catchment drains into Port Phillip, which provides habitat that is essentially in excellent
condition, in spite of the recent history of human impact (Open Space, 2000). In accordance with the high
habitat and biota diversity, Port Phillip is considered to be a very highly valued marine environment.
3.4.3 City of Greater Geelong Aboriginal Cultural Heritage Management and Protection
Development Planning Protocol
Both the Commonwealth Aboriginal and Torres Strait Islander Heritage Protection Act 1984 and State
Archaeological and Aboriginal Relics Preservation Act 1972 Acts establish the legal basis for the protection of
Aboriginal archaeological sites in Victoria. Legislation covers Aboriginal places and objects in Victoria that are
of particular significance to Aboriginals in accordance with Aboriginal tradition.
The Planning protocol was entered into between Council and Wathaurong Aboriginal Co-operative in 2000.
The Protocol with the Wathaurong Aboriginal Co-operative sets out the mutual obligations of both parties in
respect to Council's consideration of development/subdivision applications that may impact on Aboriginal sites
or areas of sensitivity.
The Protocol provides the basis for the management, protection and enhancement of culturally significant
Aboriginal sites in association with Wathaurong community. The Protocol sets out a number of ‘trigger’ points
where consultation with Wathaurong Co-op is required and where an archaeological assessment maybe
required to identify the likely impact of the development on Aboriginal heritage values and to recommend
measures to avoid or mitigate any potential impacts.
This agreement is due for review in the context of the recently proclaimed Aboriginal Heritage Act which
includes new provisions for Aboriginal parties including endorsing or refusing Aboriginal Cultural Heritage
Assessments or permit applications and 'triggers' for the requirement of an Aboriginal Cultural Heritage
Assessment.
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In the Geelong region, Aboriginal sites tend to fit the following locational patterns (although not limited to):




Burials, artefact scatters, isolated artefacts and scarred trees will be found on river flats, terraces, slopes
and the top of valley escarpments within 500 metres of major watercourses i.e. where permanent water is
found.
Artefact scatters and isolated artefacts will be found on high ground which commands extensive views of
surrounding plains.
Freshwater shell middens are likely along the terraces of the major rivers, where no ploughing or
disturbance has occurred.
Sites with extensive sub-surface archaeological deposits are most likely depositional rather than erosion
environments, eg undisturbed river terraces.
Areas adjacent to rivers and watercourses are potential archaeological sensitivity areas. As Ocean Grove is
located adjacent to the sea and river there is a high degree of likelihood that Aboriginal artefacts will be found in
the Ocean Grove area.
3.4.4 Bellarine Heritage Study (1996)
Ocean Grove contains a small number of European (post contact) sites. A total of 11 cultural heritage sites
have been identified in Ocean Grove which are subject to the provisions of the Heritage Overlay pursuant to
Clause 43.01to the Greater Geelong Planning Scheme. These sites are predominantly of Local significance but
it also includes places of State and Regional Significance. The majority of these significant sites are houses
associated with the early development of Ocean Grove but they also include a school, hall, church, shop and
park.
The majority of these significant sites were identified in the Bellarine Heritage Study prepared for Council by the
Deakin University Team in 1996. Nine sites were identified from the Bellarine Heritage Study 1996, one from
the Geelong Region Historic Buildings and Objects Study 1986 prepared for the Geelong Regional Commission
and one was identified and protected through a proposed redevelopment of the site including the demolition of
the significant timber house in The Avenue.
The study notes that Ocean Grove has a very different history from other Bellarine Peninsula towns. In the
1860s it was a small farming, wattle bark trading and fishing settlement revolving around a few families. In the
1880’s Ocean Grove became the site for Methodist summer residence and camp development, modelled on a
similar American venture of the same name on the New Jersey (USA) coast. The construction of the Barwon
Heads Bridge across the mouth of the river in 1927 had the effect of orientating Ocean Grove towards Barwon
Heads and away from the Bellarine Peninsula hinterland, accentuating its difference from the other Peninsula
towns. The study ranks Ocean Grove behind only Leopold, Portarlington and Drysdale as a town within the
Bellarine Peninsula with the most culturally significant places.
An issue that has arisen is the possible location of original but altered and adapted boat houses built in the
1880’s that previously lined the Barwon River in Barwon Heads that were relocated from 1936. It appears many
of these distinctive boat houses were later moved to Ocean Grove.
3.4.5 City of Greater Geelong Biodiversity Strategy (2003)
Development of the Biodiversity Strategy is a direct action from the Environmental Management Strategy
adopted by Council in 1999. The Strategy outlines actions required to protect, conserve and promote
awareness of areas of Biodiversity significance. The strategy includes a target increase in conservation
reserves in the Primary Conservation Network by 10% by 2010.
Ocean Grove is recognised as one of the few major refuges left in the City of Greater Geelong that contains
natural habitats for vertebrate fauna due to the massive clearance of vegetation / fauna habitat in the past.
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Ocean Grove is identified as a primary biodiversity zone indicating that it requires active management in
regards to biodiversity conservation with key biodiversity sites including:
▪
▪
▪
▪
▪
Ocean Grove Nature Reserve
Goandra and Woodlands Estates
Kingston Park
Isolated pockets north of Kingston Downs; and
A number of coastal locations
3.4.6 Buckley Park Draft Coastal Management Plan (December 2005)
The Coastal Management Plan provides the basis and direction for the future coastal landscape management
of Buckley Park Foreshore Reserve.
The Buckley Park Foreshore Reserve is predominantly bound by a mix of private residential land owners and
varying commercial uses to the north. The Plan notes the significance of the reserve to the residents of Ocean
Grove as well as the wider community and visitors to the area. The Plan sees no future need or requirement for
the reserve to fulfil any role as a recreation zone or hub.
3.4.7 Lake Victoria Flood Study Report (May 2000)
This report summarises the mapping of flood prone land within the Lake Victoria catchment. Because of the
growth in development in the area around the time of the report, the potential for flooding of houses had
increased. The nature of flooding in Lake Victoria appears to be complex. The lake system contains overflow
weirs, channels and tidal gates. It is also subject to coastal inundation from Swan Bay.
The Report found that catchment flooding appears to result from higher rainfall over a prolonged period of
several weeks rather than a short duration high intensity rainfall. This results in a rise in lake levels over several
weeks before reaching the peak. Tidal flooding occurs during a large high tide in Swan Bay. However, tidal
flooding appears to be limited to downstream of the railway as the railway embankment acts as a levee.
3.5 Economic Development and Employment
3.5.1 City of Greater Geelong Retail Strategy - June 2006
The City of Greater Geelong Retail Strategy 2006 has been prepared to guide the on-going development of the
retail sector and retail activity centres in the City of Greater Geelong.
The Strategy classifies Ocean Grove Market Place as a Neighbourhood Centre. This centre, despite its location
south of the identified growth area of Ocean Grove, has no room for expansion therefore any future retail
floorspace growth in Ocean Grove cannot be catered for on the site. However, the centre does serve an
important role as a day-to-day retail destination for Ocean Grove residents without compromising the role of the
nearby Ocean Grove Town Centre as the main retail/commercial centre serving the town.
The Ocean Grove Town Centre is classified by the Strategy as a Town Centre. Since the establishment of the
Marketplace centre on Shell Road, the Town Centre now faces greater competition however this has reduced
the pressures on the Town Centre in terms of parking and congestion. Nevertheless, The Town Centre
continues to be fully-tenanted, and offers a larger and more diverse range of goods and services than the
Marketplace centre. The Town Centre will continue to face growth pressures associated with continuing
population and tourist growth in Ocean Grove, and in this context the physical constraints of the centre will
require careful consideration.
The analysis indicated that there is potential for the development of new sub-regional centres to serve
Geelong’s urban growth areas. In particular the analysis determined potential opportunities exist in southC-30
eastern Geelong and the Bellarine Peninsula in the medium-term including a sub-regional centre at Leopold
and well as another to serve the Armstrong Creek growth corridor as population numbers expand.
Food
Non Food
Services
Total
Retail floorspace provision of Ocean Grove
- Town Centre
Turnover Estimates Ocean Grove – Town
Centre, 2005
5,070 m2
3,930 m2
830 m2
9,830 m2
57.0 ($m)
21.6 ($m)
2.5 ($m)
81.1 ($m)
Source: Essential Economics
3.5.2
City of Greater Geelong Retail Strategy – Geelong Retail Review 2001
The Geelong Retail Region is served by an extensive hierarchy of shopping centres, with the Geelong Central
Activities Area as the regional centre at the top of this hierarchy. The other levels of the hierarchy include subregional centres, township centres, neighbourhood centres and local centres and shops. Ocean Grove is
classified as a township centre.
Based on information from the 1991 and 1996 Census of Population and Housing for each Census Collection
District, Ocean Grove is identified as an area where population growth is occurring and as an area forecast to
absorb new residential development to the year 2011. The strategy predicts that demand for retail floorspace
will continue to grow in Ocean Grove as population growth occurs.
The Bellarine South Region, in which Ocean Grove is situated, is expected to accommodate the following new
retail floorspace requirements between 1998 – 2011.
Bellarine South
(Ocean Grove,
Barwon Heads,
Queenscliff, Point
Lonsdale)
% New
Resident
Growth
1998 – 2011 New
Retail m2
Supportable by
Residents
(rounded)
% New Retail
m2 for Visitor
Demand
(approx)
New Retail m2
Supportable by
Visitors
(rounded)
Total New Retail
m2 Supportable
in Smaller
Centres
(rounded)
15%
3,500 m2
50%
3,500 m2
7,000 m2
Source: Essential Economics
The majority of overnight visitation is directed to coastal townships such as Ocean Grove, Portarlington, Point
Lonsdale, Torquay, etc, which attract a large number of temporary residents during the summer season, many
of whom have holiday homes in the towns. The permanent population of Ocean Grove is 1996 was 9,500 whilst
the peak seasonal population was 9,900 and the peak overnight population was 19,400.
These figures indicate the importance of tourism for the townships of Greater Geelong. In the region from
Barwon Heads to Queenscliff, which includes Ocean Grove, the additional population during the peak holiday
period can be as much as 23,700 persons. Spending by these people is an additional source of retail turnover
and is often required for towns and businesses to survive. However tourism also places great strain on existing
retail facilities and can act to the detriment of lifestyles enjoyed in these townships.
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3.5.3 City of Greater Geelong Economic Development Strategy 2005 – 2010
The Strategy proposes that innovative and smart industries will drive Geelong’s future, and fundamental to this
is the creation of an environment to attract and retain dynamic and creative people, that will facilitate investment
and generate business activity. This involves building human skills and capacity, building on (and developing)
competitive advantage within a globally competitive environment, making strategic decisions regarding
infrastructure development, developing a culture of industry and business collaboration and creating highly
desirable living and working environments.
Of relevance to Ocean Grove is that tourism is classified as one of the Strategic Growth Sectors of Greater
Geelong. Geelong Otway Tourism data for Geelong and the Bellarine Peninsula alone shows that tourism
generates $478 million into the local economy and employs approximately 4,200 equivalent full time workers.
Hence this industry will be fundamental to the future economic development of Ocean Grove and surrounding
townships.
3.5.4 Bellarine Peninsula Tourism – Strategic Tourism Plan 2005 – 2008
This Plan has the role of establishing the role of Bellarine Peninsula Tourism in representing the tourism
industry, provide advice and set strategic direction by achieving a range of goals including:








Coordination and representation
Visitor services – including improve tourism signage and develop adequate visitor amenities
Industry development
Industry research
Communication
Marketing
Product development – encourage development of new tourism attractions and accommodation, touring
routes and support infrastructure
Maintain partnerships
3.5.5 Bellarine Peninsula Strategic Plan Community Vision – Tourism
The plan notes that the tourism industry is vital to the Bellarine peninsula driving the local economy and
providing social opportunities. Tourism issues and strategies identified include:





Planning – ensure planning on the Bellarine maintain the qualities of the Peninsula that visitors find
attractive and communities value. Low scope for development that complements and strengthens the local
tourism industry. Actions and strategies include limiting urban development to designated urban
boundaries, protecting rural amenity and ensuring that planning policies are not at odds with tourism;
Transport – improve transport services for benefit of tourists and tourist operators;
Seasonality – smooth demand for Bellarine as a tourist destination by improving trading in traditional off
peak seasons and midweek and encouraging new conference facilities;
Environment – ensure tourism industry understands importance of natural and built environment and
protection
Community – promote community that is positive to tourism and visitors and mutually beneficial outcomes.
3.5.6 Geelong Otway Tourism Strategic Business Plan 2004 – 2007
Focuses on strategies to achieve a sustainable industry and visitor experience, address seasonal nature of
visitation and long term tourism industry viability, increasing visitor expenditure and length of stay.
The Plan identified a number of tourism trends for the region including:


Tourism growth in region is strong despite stagnant domestic market growth
employment growth in accommodation businesses
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





Improvements in length of stay and off peak visitation
‘Going to beach’ remains strong activity with some shift commercial and indoor activities (eating out,
shopping etc)
Area seen as ‘holiday’ area as opposed to day trip
Increased use of visitor information centres
Over supply of some accommodation styles
increasing demand for experiential and education holiday experiences
Visitor satisfaction eroded through overcrowding over summer period
3.5.7 Ocean Grove Business Association Tourism Plan 2006
This plan produced for the Ocean Grove Business association focuses on:



Marketing – including developing an effective Ocean Grove brand (for inclusion on signage and in
precincts), marketing, coordination of tourism information and accessibility, capitalising on Queenscliff
Ferry traffic and origin of Great Ocean Road in Bellarine.
Product development – including access to visitor information (provide visitor information centre in Council
Customer service centre and information available at key locations – beach, lookout, retail areas),
improving visibility and signage, encouraging sustainable tourist development, developing events,
supporting public transport that improves visitor access, support aquatic facility.
Support – including improving business support and participation, community appreciation of tourism and
fostering partnerships.
3.5.8 Geelong Industrial Land Study 2001
Part 1 – Industrial Land Audit includes an audit of existing zoned land, a review of consumer demand for
industrial land in the Geelong region, an evaluation of the Melbourne Industrial land market identifying trends,
gaps and opportunities and identification of gaps in the Geelong industrial land market and formulation of
recommendations to ensure the long-term availability of industrial land.
From this analysis, it is apparent that there is little opportunity for new industries requiring larger buffer zones
within existing industrial zoned land around urban Geelong. It is clear that future industrial development cannot
be accommodated by the current supply of industrial zoned land and new industrial areas or expansion of
existing industrial areas must be investigated to ensure Geelong will have industrial land for future development
in the short to long term.
Part 2 – Greenfield Sites identifies areas around Geelong that have the potential to be used for large scale
industry, including industry that may require a buffer from sensitive uses of up to 1 kilometre. The central and
eastern portions of the Avalon Investigation Area were found to be most suited to the location of major industry.
Part 3 – Strategic Action Plan provides a review of each of the first two studies, identify the key issues
emerging from each of the studies and set out the actions to maximise the returns on the investment in existing
and future industrial land for the community of Geelong. While the report makes no specific reference to Ocean
Grove, it does make reference to Moolap/Point Henry which is the closest industrial area to Ocean Grove. This
industrial area is currently 42.6 ha however the report has determined there may be potential for growth towards
the east.
3.6 Rural Areas
3.6.1 Rural Land Use Strategy (1997)
The City of Greater Geelong engaged consultants to prepare a Rural Strategy which examined policy directions
as part of a Municipal Strategic Statement review and as part of the application of new Rural zones.
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The fundamental aims of the City of Geelong’s Rural Land Use Strategy are to protect the agricultural and
environmental resource base of Greater Geelong’s rural area for future generations and to enhance the role
and contribution of Greater Geelong’s rural area to the regional economy.
The strategy assessed separate areas of the Greater Geelong region to achieve these aims. Ocean Grove is
located within the Lower Peninsula area. The Strategy describes the soil within the Lower Peninsula area as
grey brown fine sandy loam to sandy clay loam over grey brown or yellow red mottled medium to heavy
textured clay. The limitations to the soil process include gully erosion, wind erosion, water logging on lower
slopes, and soil fertility decline under sustained cropping which results in limited cropping potential on this land.
Furthermore, the lack of soil depth, winter water logging and soil fertility and structure decline limits the intensity
of crop production. However, deep rooted perennial pastures are capable of being well established and can
support intensive grazing operations including prime lamb, beef fattening and historically dairying.
A new Rural Strategy has been exhibited for public comment. The draft document proposes the application of
the Rural Conservation Zone to existing Rural zoned sites within the Bellarine to recognise the significance of
the rural landscape and is coupled with policy provisions for small farm based tourist operations.
3.6.2 City of Greater Geelong Rural Residential Strategy (1994)
The four preferred nodes for future Rural Residential Growth are Lara, Batesford, Wallington and Drysdale. The
Strategy recognises that careful consideration for their further expansion must be undertaken to overcome
emerging problems of over-extension, coalescence or conflict with other uses in some nodes. The possibility of
selecting free-standing nodes was considered however in view of the scope for further expansion in existing
nodes, and the detrimental effects of rural subdivision on land values and agricultural viability of high grade land
in areas remote from urban development, it was decided not to designate any new nodes at the time the
Strategy was prepared.
In relation to Ocean Grove however, the area to the north of the existing town at the time was designated as a
possible future urban area.
6
Urban Growth
6.1.1 Demographic trends
From the review of the existing reports and policy documents information can be extracted to develop the key
issues of the town. In undertaking an assessment of the documents the key headings include:
▪
▪
▪
▪
▪
▪
▪
▪
Population and demographic analysis including economic assessment;
Urban Growth;
Housing;
Economic Development – retail and industrial growth;
Natural Environment – open space;
Infrastructure - access and movement, community services & engineering infrastructure;
Rural issues; and
Population.
In 2001, the population in Ocean Grove was 10,055. This has increased steadily over the past 20 years from
5,532 in 1981 to 8,160 in 1991. The most significant annual changes occurred during 1981 and 1986 which
experienced average annual increases of approximately 295 people. The approximate population in 2004 was
10,646 with estimates that this grew to around 26,121 during peak holiday periods. Further predictions indicate
that Ocean Grove’s population will grow to 13,594 by 2016.
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Population
of Ocean
1981
Grove
1986
1991
1996
2001
population
7021
8160
9144
10055
4.9%
3.1%
2.3%
1.9%
5532
% change
Age structure statistics indicate notable changes in certain segments of the Ocean Grove population over the
past 20 years. In 1981, 21.3% of the population were aged between 5-17, representing the largest segment of
the population at the time. The 25-34 segment had the second largest representation of the population (19.6%).
This segment experienced the most significant changes over the past 20 years notably dropping to 11.5% in
1996 and then increasing slightly to 12.1% in 2001.
Ocean Grove Age Structure (2001)
75+
60-74
50-59
35-49
25-34
18-24
5-17
0-4
0
500
1000
1500
2000
2500
Population
Generally the numbers of children/teenagers aged between 0-17 have increased over the past 20 years,
however their percentage of the overall population has decreased slightly to 26.9% (2001). This still represents
a significant sector of the overall population. The 50-59, 60-74 and 75+ segments of the population have more
than doubled in numbers however only the 75+ segment has increased its overall representation of the
population significantly, from 3.1% in 1981 to 6.1% in 2001.
Labour Force
The percentage of the Ocean Grove population in the formal labour force has increased gradually over the past
20 years. In 1981, 56.7% participated in the labour force compared with 62.3% in 2001. The unemployment rate
has also fluctuated throughout this time, peaking at 11.4% in 1991 and falling to 6.5% in 2001.
Household Income
Since 1981, Ocean Grove has had a relatively even spread of household incomes. In 1981, 29.5% of household
earned within the 1st Quartile of incomes. In the same year, 20.5% of households earned within the 4th Quartile
of incomes. By 2001 the percentage of households earning within the 1st Quartile had reduced to 26.6% and
21.2% of households were earning within the 4th Quartile.
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Household Size
The most significant changes in relation to household sizes have been in the numbers of one and two person
households. One person households in Ocean Grove have experienced the largest increase in numbers since
1981. At that time 365 (18%) of the 1,976 households housed one person. By 2001 that figure had risen to 923
which represented 24% of the 3,845 households. The number of two person households have increased to a
similar extent and have still maintained the largest proportion of all households in 2001 as they did in 1981
(35.2% in both years).
Those households with three, four and five or more persons have experienced less significant increases and
subsequently have lower overall percentages of the population compared with 1981.
Average household size has steadily declined from 2.8 persons per occupied dwelling in 1981 to 2.56 persons
in 2001. This trend is expected to continue in the future and to result in an anticipated household size of around
2.33 in 2020.
Between 1981 and 2001, the proportion of occupied dwellings increased from approximately 65% to 75%. This
indicated a growing permanent population. Almost all of that change was experienced in the five years between
1981 and 1986. Subsequently those figures have remained fairly stable. As additional residential land
becomes available and residential subdivision and new house construction occurs further inland, away from the
coast, it is anticipated that proportion of the population that lives in Ocean Grove permanently will continue, and
that the proportion of occupied dwellings will rise to around 81% by 2020.
Dwelling Types
In regard to the proportion of different dwelling types, Ocean Grove has experienced most growth in detached
dwellings since 1981. Whilst some growth has occurred in unit developments, detached dwellings have doubled
in numbers during the past 20 years. Again most growth in this sector occurred during 1986 and 1991. Growth
declined between 1996 and 2001.
Residential consolidation in Ocean Grove reached a peak in 1991 with most development occurring between
1986 and 1991. This growth consisted mainly of 1-2 units on a lot. The numbers of units in Ocean Grove have
slowly decreased since then indicating that they have not been redeveloped at the same level of intensity.
Dwelling approvals.
The dwelling approvals for Ocean Grove steadily declined between the financial years of 2001/02 and 2005/06
from 197 to 101 per financial year. Part of the decline is likely to be attributed by a reduced supply of the land
available for larger residential subdivisions. It is however likely that there has been an increase in medium
density housing development in recent years, the true extent of building in this housing sector can only be
evaluated after 2005 census data has been published.
Mean Dwellings Prices
Ocean Grove has also experienced an increase in the mean price of detached houses and units/apartments. Of
note is the increase in the mean price of detached houses between 1996 and 2001 of approximately $85,000
after a slight decline between 1991 and 1996. This price has consistently increased each year since and in
2006 the mean price for a detached house is approximately $334,000.
Ocean Grove has also experienced growth in the mean price of units/apartments. Whilst gradual changes to
prices occurred between 1981 and 1996, more significant fluctuations occurred between 1996 and 2001 with an
increase of approximately $96,000. Another significant increase occurred between 2001 and 2002 with the price
jumping about another $115,000. Since then the mean price has experienced smaller fluctuations resulting in a
mean price for a unit/apartment in 2006 of approximately $313,000.
C-36
Average housing prices (1981 - 2006)
400000
350000
price ($)
300000
250000
200000
150000
100000
50000
0
Year
Price $
1
2
3
4
5
6
7
8
9
1981
1986
1991
1996
2001
2002
2003
2004
2005
39,472
77,307
125,707
125,048
210,912
265,625
308,520
351,238
368,739
Year
Discussion
Almost all growth strategies designate Ocean Grove as a residential growth area. Generally growth is
considered appropriate to the north-east and considered inappropriate towards the Ocean Grove Wildlife
Reserve in the north and Lake Victoria in the east.
State Government Policy Coastal Spaces outlines that settlement boundaries are required to regional towns.
The coastal characteristics of the town combined with Council Policy and planning provisions outline the
importance of protecting this asset. Providing future growth primarily to the north-east of the town supports
these policy intents to locate housing away from sensitive environmental locations to the south, east and west
of the town.
The location of a Settlement Boundary around the town is derived from the considering population projections
for Ocean Grove, physical characteristics and logical boundaries i.e. edge of development to the town. Whilst a
boundary can be included for up to 2020 the lifetime of the structure plan it is also seen necessary to consider a
longer term boundary given there are limited physical constraints to north of the town that could accommodate
further growth should the town continue to grow at the rate envisaged. It is noted the extent of growth is likely
to be reviewed every 3-5 years to allow evaluation of the alignment of the longer term Settlement Boundary.
Declining household size is likely to result in increased demand for smaller sized housing, however the extent of
medium density housing stock has been significantly small compared to that of single detached dwellings. As
house prices continue to rise the demand for medium density housing is likely to increase. It is considered that
where possible the opportunities for medium housing should be increased. These areas include in and around
the town centre and within proximity of new activity centres and major open space areas. Such housing is also
encouraged as infill development given the number of vacant lots that exist throughout the town. Combined
sites are viewed as opportunities for allowing medium development.
6.1.2 Key Opportunities and Constraints
The following table provides a summary of the opportunities and constraints for the proposed future growth
areas and existing areas of Ocean Grove. The table should be read in conjunction with Figure 7 - Possible
Future Development Areas.
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C-38
Areas
Area 1
Wallington
Road west of
Ocean Grove
Area 2
North Eastern
residential
development
corridor
Area 3
LDRZ area
Shell Road
Area 4
RLZ Banks
Road
Opportunities
Constraints
 Accommodate potential low density
residential development
 Views to sea and river
 Gateway/entry point to town
 Attractive topography from small valley
 Pedestrian and cycling green link
 Not within the time frame of the Structure
Plan
 Impact upon environmental and habitat
values of Ocean Grove Nature Reserve
 Located outside proposed settlement
boundary
 Steep topography – exposed topography
 Landscape and environmental qualities
 Coastal Spaces SLO recommendations
 Edge of town and substantial distance from
activity centres
 Primary area to accommodate
residential development
 Ability to accommodate new activity
centre with main road frontage
adjacent to new school site and major
open space
 Provision of open space networks
throughout residential area with
Integration of pedestrian and cycling
link connecting Lake Connewarre and
the Coast
 Incorporation of WSUD principles to
address drainage issues
 Potential for increased densities
around activity centre
 Potential links to existing residential
area to the south
 Vehicular connection points to Grubb
and Banks Roads
 Bellarine Highway hard edge
 Maintain non urban break before Bellarine
Highway
 Interface between industrial and residential
precincts
 Drainage issues
 Consider rezoning existing LDRZ to
R1Z only if property owner and
community support
 Consolidation and more efficient use
of land
 Proximity to parkland, activity centre
and community services.
 Improved utilisation of Kingston Park
 Improve pedestrian connectivity with
new residential development to the
north
 Existing pattern of development –
fragmented ownership
 Impacts upon unique vegetation and
landscape character which with Kingston
Park provide important habitat values are
likely with any rezoning
 Lack of support from property owners
 Proximity of industrial land uses – not
appropriate to further consolidate residential
densities.
 Consider rezoning of RLZ to R1Z
 Strong resident support
 Consolidation and more efficient use
of land
 Proximity to activity centre, parkland
and community services
 Improved connectivity with existing
residential development to the west
 Existing pattern of development –
fragmented parcels
 Impacts upon existing scattered vegetation
and landscape character are likely with any
rezoning
 Requires Outline Development Plan or
similar to coordinate development and
provision of infrastructure
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Area 5
Proposed future
industrial and
restricted retail
precinct
Area 6
Town Centre
Area 7
Consideration
of tourist
accommodation
– site specific
 Provide additional industrial and
business zoned land
 Provide a main road frontage to the
industrial area
 Provide active frontages to the main
thoroughfare
 Clustering of industrial, business and
restricted retail uses
 Interface with future residential area
 Located on the main thoroughfare into town
therefore could reduce the appearance of
the entrance to the town
 Expand opportunities for retail, office,
residential and tourist accommodation
uses.
 Expand commercial opportunities to
the north.
 Increase the scale and built form of the
town centre
 Provide improved pedestrian links and
connections throughout the centre
 Manage vehicular access and parking
issues
 Views of the coastal environment
 Cumbersome road network to access town
centre for tourists
 Individual ownership of business properties
therefore can be difficult to facilitate change
 Town Centre limited to The Terrace
 Opportunity for sensitive development
above escarpment line including
tourist accommodation and conference
facility utilising eco-tourism and
sustainability principals
 Uninterrupted views to the coast
 Access to Shell and Banks Roads
 Not considered appropriate for urban or
residential development due to
environmental impacts
 Escarpment to the south east
 Edge of town development defined by
topography
 Development creep across Banks Road
6.1.3 Principles for Identified Development Areas
Special Development Areas
The land located generally at the north-east corner of Bonnyvale Road and Ocean Thoroughway, Collendina
has the potential for tourist related development, subject to consideration of environmental implications and
sensitive design response, the nature of the development that may occur. The area comprises:
▪
The Collendina Resort including a hotel, motel, boat shed and associated infrastructure. Existing facilities
are modest and do not utilise the attributes of this site to the fullest. A permit was recently issued for a
retirement village of approximately 160 dwellings, communal facilities and an aged care hostel (40-60
beds). Stage 1 of construction has commenced north of the existing hotel. Stage 2 of the project is in
preliminary pre-application stages involving demolition of the existing hotel buildings and constructing a
new hotel with drive through bottle shop facilities and, relocating the aged care hostel further south on the
site. Development at this site which provides for aged care accommodation and improved accommodation
and entertainment options is supported where site design complements the coastal setting and character.
While the rural zoning has not impacted upon the capacity to consider development applications for this
site an examination of the best zone for the site is warranted closer to development completion. The site
should be included within the settlement boundary.
▪
The Collendina Caravan Park, occuping an outstanding location at the rear of the primary dune system
running along the coast. It is an environmentally sensitive area adjacent to the Lake Victoria wetlands and
Buckley Park Foreshore Reserve. Existing facilities are modest with some 300 sites. Capacity exists to
provide for additional sites and this is supported where development can be managed in a manner which
does not impact upon the environmental significance of the location (including dunes and wetlands) and
design treatment is consistent with and contributes to the strong coastal landscape character.
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Development and zoning determination for these sites should ensure the following principles:
▪
▪
▪
▪
▪
▪
▪
Use for tourism or environmental and related facilities only.
A master planned approach to the development of the site.
Development displays a high degree of sensitivity and responsiveness to the environmental features and
characteristics of the site and its surrounds.
Development achieves a high quality design outcomes.
Development that does not adversely impact on the coastal foreshore environment or, on the wetlands of
Lake Victoria, and which includes measures to enhance these sites’ environmental features.
Significant environmental enhancements are proposed in conjunction with the development of the land.
Development includes the opportunity for use by the general public i.e. public access through the sites to
assist in the establishment of the environmental town link.
6.1.4 Other Residential Areas
Rural Living Zone (RLZ,) land adjacent to Banks Road and Shell Road (Area 4)
If generally supported by land owners in the area, investigate the possibility of rezoning land currently zoned
Rural Living (RLZ) adjacent to the west side of Banks Road to a Residential 1 Zone (R1Z). This would be
achieved through the implementation of an Outline Development Plan (ODP) for all of the land currently zoned
Rural Living. The land would then be covered by a Development Plan Overlay (DPO) and future development
would proceed in accordance with this plan. The development plan would address the following:
▪
▪
▪
▪
▪
subdivision pattern and layout;
subdivision staging;
retention of remnant vegetation;
the potential for a new collector road to extend along the western edge; and
revised road network and connections to the residential estate to the west.
6.1.5 Areas not considered appropriate for development at this stage
Low Density Residential Zone (LDRZ) adjacent to Kingston Park (Coolamon Close) – Area 3
Rezoning of this area is not supported at present given;


Extensive cover of native vegetation extending to Kingston Park to the west. This vegetated area is unique
to the town and of high biodiversity value. Development of smaller lots and additional dwellings on the land
will significantly compromise habitat values within the lots and the habitat values of adjoining vegetation
within Kingston Park;
Providing additional residential development adjacent to existing and future industrial areas is not
supported is likely to impact on the operation and viability of the industrial estate.
Any future consideration of this area for rezoning should be accompanied by the implementation of an Outline
Development Plan (ODP) to ensure a co-ordinated change to all of the land within the same zoning. The
following requirements should be addressed in the ODP:
▪
▪
▪
▪
▪
The existing vegetation within the area should be protected to ensure the landscape qualities of the area
are retained;
The provision of larger lots than exist in a typical residential area;
Careful road treatments which maintain informal footpaths whilst providing a north-south link from Kingston
Park to the proposed new residential subdivisions to the north;
Provide for road reserve/open space links to future subdivision to the north; and
Provide a connection between a new collector road in north and Coolamon Drive to allow pedestrian and
vehicular movement from the north to Shell Road.
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Land generally between Wallington Road and western edge of Ocean Grove Nature Reserve – Area 1.
This area is not considered appropriate for future development within the time frame of this Structure Plan for
the following reasons:
▪
▪
▪
▪
▪
▪
The environmental qualities of this area are considered significant enough to preclude development. This
relates to proximity of the land to Ocean Grove Nature Reserve and the significant flora, fauna and wildlife
qualities that exist within the reserve;
This area would not be appropriate for a rural residential zone given State Government direction that
requires limited land is to be rezoned fur rural residential purposes;
The area is an important gateway entry to the town and future development could impact upon the
attractiveness of this entry;
Population projections up until 2020 indicate that north-eastern residential area can accommodate the
proposed population increases forecast for the town and therefore further residential development to the
east of Wallington Road is not necessary;
The southern boundary of the Ocean Grove Nature Reserve has historically been seen as the edge of the
town. Development beyond this point is contrary to the providing a sense of containment to development
east of Grubb Road; and
The Barwon River Estuary is of regional significance and therefore the landscape character of this area
should be protected from development pressures that may result in environmental impacts from
stormwater drainage and runoff.
6.1.6 Special Investigation Area - North east corner of Banks Road
The area at the north-east corner of Banks Road and Shell Road is identified as a possibility for locating an
environmentally sensitive, master planned tourist facility given its unique views of the coast and significant
wetlands and proximity to the urban edge.
It is considered that a suitably designed eco-tourist facility would complement the tourist offer within the town
and offer a unique opportunity to enable visitors to experience and appreciate the coastal setting and
surrounding wetland environment.





This site which needs to be carefully managed however given its location and to avoid a detrimental
impact on the landscape and environmental values of the locality and to avoid a eastward creeping form.
The area of interest should generally be limited to areas above the landform escarpment towards the
south-west of the site (occupying up to 50% of the total land holding). It is considered that such a
development should meet the following objectives:
Be a tourist related (permanent residential uses are not supported) activity preferably related to the
enjoyment/appreciation of the coastal-wetland environment experience
Be of an appropriate scale and design which responds to the land form and minimises impact on the
landscape
Be well landscape utilising indigenous coastal plantings
Buildings and majority of tourist activities and facilities located above the primary escarpment line.
To accommodate such an activity the current zoning is to be retained pending a more detailed investigation of
site development options (possibly as a combined rezoning and permit application). In the interim a portion of
the total site will be included within the settlement boundary which may require some further refinement.
Key influences
▪
The town caters for both holidaymakers and permanent residents with, future growth requiring the
integration of community facilities and urban services in a sustainable and accessible manner.
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▪
▪
7
Whilst a major town in the Bellarine Peninsula offering a range of lifestyles, cultural and natural
environmental attributes, there is a need to establish clear boundaries for its future growth as part of
protecting the area’s fragile coastal environment.
As the town expands and consolidates its urban activities there is a need to provide a sense of place and
identity throughout Ocean Grove. Some of the opportunities for reinforcing this identity include interesting
signage, landscaping, public art at selected locations, and well defined gateways into the town.
Settlement and Housing
City of Greater Geelong Neighbourhood Character Study - 2001
The character study identified 12 precincts within Ocean Grove, with a general vision of promoting a seaside
character with strong environmental qualities. The primary features to be encouraged can be summarised as
follows:
▪
▪
▪
▪
▪
▪
▪
Retain indigenous vegetation;
Use building materials complementary to the seaside context;
Ensure spacing between buildings;
Achieve balance of site coverage between buildings and vegetation;
Building height should not dominate streetscape or obscure long views;
Reflect predominant building patterns; and
Develop public domain street treatments.
Building Design
There is a wide variety of building styles, materials and eras in the residential areas and the town centre of
Ocean Grove. The overall building form is of a low scaled, suburban village with occasional two and three
storey forms along the beach front, town centre and primary through route.
The existing building design, especially along key routes does not currently reflect the coastal character of the
seaside context. The neighbourhood character study identified above reflects the era and a general vision for a
future residential form; however the opportunity to encourage a distinctive beachside character is yet to be fully
explored.
There are a number of key sites that would benefit from guidance and advocacy of a seaside built character.
The following sites and areas should be the focus of high quality design and increased density of development.
These are:
▪
▪
▪
▪
Key entry points such as at Shell Road and the entry from Barwon Heads
Primary route through Ocean Grove – Shell Road, The Parade etc
Corner of Grubb Road and The Parade
Intersection of Grubb Road and Shell Road
With an aging population it is important that housing be developed utilising walkable catchment principles and
be readily adaptable so as to offer choice. When designing new residential areas and housing consideration
should be had to the City of Greater Geelong Disability Action Plan.
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C-44
Significant Landscape Overlay – Schedule 7 (SLO7)
A number of issues have been raised by the community and Council resulting from decisions by the Victorian
Civil and Administrative Tribunal (VCAT) regarding the application of Schedule 7 of the Significant Landscape
Overlay – Ocean Grove Coastal Area (SLO7). The overlay covers the existing residential area located adjacent
to coast within the original part of Ocean Grove and extending back beyond the Town Centre. Figure 2 outlines
the extent of the overlay. A permit is required for specified native vegetation removal, site coverage greater
than 70% and building height greater than 7.5m.
Figure 2 – Extent of Significant Landscape Overlay – Schedule 7 (SLO7)
From a review of the various VCAT decisions and character of the area it is recommended that a further study
be initiated by Council to undertake a detailed review of SLO7 and the Residential Character Areas that apply in
the area affected by that overlay. The purpose of that study would be to investigate amendments to enhance
consistency between the two documents, and to manage change and achieve better design outcomes in the
area covered by SLO7s and application of the most appropriate VPP tools.
Further detailed comments regarding matters that should be included in that review and possible solutions to
existing issues are made later in this report and should be referred to directly.
The intent of the overlay is to protect the landscape character of the coastal area, whilst balancing development
pressure with landscape qualities. The objectives of SLO7 include:
▪
▪
▪
▪
▪
▪
Preserve balance between roof tops and vegetation in long distance views;
Encourage development to fit within the landscape and not dominate the streetscape from long distance
views;
Minimise projection of buildings above the tree canopy;
Provide space around buildings for retention of and planting of vegetation, particularly canopy trees;
Maximise opportunities for view sharing; and
Protect vistas of the ocean and the river from public viewing points.
The particular issues covered by SLO7 include building height, location of outbuildings, site coverage and
removal of vegetation.
A planning permit is triggered by SLO7 if any of the following are proposed:
▪
▪
▪
buildings exceeding 7.5m in height;
outbuildings normal to a dwelling projecting forward of the front building line; and
site coverage of buildings or impervious surfaces exceeding 70 per cent.
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The reference to building height is included in the SLO given that DDO 14 (Dwellings over 7.5 metres)
effectively covers the remainder of the town. DDO14 requires a planning permit for all buildings (including a
single house on a lot) exceeding 7.5m in height.
There have been a number of decisions made at the Victorian Civil and Administrative Tribunal (VCAT)
regarding properties where the area was covered by SLO7 that raise issues regarding SLO7. Discussions with
Council officers have also highlight issues that need to be resolve in relation to the SLO. Some of the issues
identified include:
▪
▪
▪
▪
▪
The urgent need for SLO7 and the Residential Character Areas that apply to the SLO area to be reviewed
to provide for greater guidance, consistency in application and achievement of the Overlay purpose.
Issues related to when the SLO triggers the need for a planning permit, and how the provisions of Clause
54 and 55 prevail over the objectives of the SLO for medium density development when a planning permit
is not required under the provisions of the SLO.
The need to control subdivision (An SLO cannot be used to control subdivision however, subdivision within
these areas has a tangible impact on landscape and character values)
The need to clarify the exemptions that allow vegetation to be removed without the need for a planning
permit, and to address the issue that tea tree can be removed without a permit from some parts of the
area but not other parts, particularly where tea tree is often the predominant vegetation type and
recognised within the Overlay purpose.
Lack of design guidance.
The following comments are made in relation to these issues:
▪
The provisions of SLO7, Council’s Residential Character Study, and other DDOs (particularly DDO14)
need to be logically integrated, supportive of each other, and when combined must provide an appropriate
and a consistent set of controls and guidelines over residential areas in Ocean Grove. This is not the case
at present. It is beyond the scope of this study to review the Residential Character Study and resolve all
issues in relation to that study and these overlays. That will require a separate strategic study. However it
is possible to provide some direction in this structure plan about matters that need to be addressed in that
review.
▪
There seems to be a belief in the community that SLO7 prohibits development above 7.5 metres. This is
not the case. It merely extends the permit trigger contained in DDO14 (which applies to all other
Residential 1 Zoned land in Ocean Grove and the City of Greater Geelong) to apply to land within the
overlay area. Whether or not the need exists for a permit for all buildings in a Residential 1 Zone that
exceed 7.5 metres in height is a strategic decision for the wider municipality.
▪
Whilst DDO14 remains in place, retention of the control is appropriate in Ocean Grove and within the
SLO7 area. The purpose of the ‘trigger’ is to enable the responsible authority to assess the impact of
taller buildings on the landscape objectives stated in Schedule 7 to the SLO. Community
misunderstanding about the purpose of the SLO should be addressed by communicating the correct
purpose of the SLO to the community.
▪
A key intent of the SLO is to maintain a balance between roof tops and vegetation in long distance views.
A key objective to achieve this is the provision of open space ‘around buildings’ for the retention and
planting of vegetation. This intent is appropriate. Council’s planning staff have raised an issue regarding
ambiguity in the meaning of the phrase “around buildings”. This could be addressed by substituting the
words “at the front, rear, and side of buildings”.
▪
The objectives and guidelines contained in SLO7 are only taken into account when a development
proposal triggers a need for a permit pursuant to that clause. For example, a planning permit is required
for two or more units on any lot within the area covered by SLO7 pursuant to the provisions of the
Residential 1 Zone. Pursuant to the provisions of the Residential 1 Zone the provisions of Clause 55 of
the planning scheme set out the matters that can be taken into account in deciding if a planning permit
should be issued. However if the development is not higher than 7.5 metres and does not exceed a site
C-46
coverage of 70% etc, then the need for a permit pursuant to the SLO7 is not triggered. In such a case,
which is common, none of the objectives or decision guidelines of SLO7 can be used in the assessing the
application. It is considered that all multi dwelling development should be assessed against the provisions
of SLO7. This could be achieved by changing the wording of Clause 3.0 of Schedule 7 to require a permit
for all buildings or works where two or more dwellings are proposed on a lot.
▪
A key intent of the SLO is to limit site coverage to allow for increased landscaping. This intent is
appropriate to remain for this part of Ocean Grove, as strategic justification for such a treatment is
contained in the Residential Character Study. However there is an inconsistency between the Residential
Character Study and the SLO in terms of site coverage. The wording used to express site coverage is
also confusing, as it is expressed as a double negative. There would also seem to be a misstatement of
intent. For example, Clause 3.0 of Schedule 7 states that a permit is not required for buildings and works
if “At least 30% of the site is not covered by buildings or impervious surfaces including driveways, paving,
swimming pools or tennis courts.” What this means is that a permit is not needed pursuant to the SLO
unless the site coverage is 70% or more. This is an extremely high site coverage and is unlikely to be
exceeded in many cases. As a result, this provision is rarely likely to trigger the need for a permit pursuant
to the SLO. As a comparison Clause 55 (which applies to multi-dwelling development) refers to a
maximum site coverage of 60%. It is suggested that the site coverage trigger be reduced to 30% site
coverage i.e. 70% a site free of buildings and works. This will ensure that the objectives and decision
guidelines of the SLO can be taken into account and adequate space around building can be provided to
meet the objectives of the overlay.
▪
It should be noted that the Residential Character Precincts that relate to most of the area covered by
SLO7 refer to 45% of a site being free of buildings (i.e. a site coverage of 55%). As part of the
recommended review of the Residential Character Study, the need for consistency in site coverage
between the SLO7 and the relevant character precincts should be examined. There is also a view that
there is little difference between the design objectives of the various character precincts and that they
provide little value in achieving improved design responses. There is a need for greater design guidance
which may be better achieved by an additional Overlay (i.e. DDO) to achieve a ‘seaside character’ for the
original parts of the town. This is something that should be considered as part of the Residential
Character Study.
▪
There is also a need to re-examine the boundaries of SLO7 and the boundaries of the residential
character precincts that apply to that area. The area presently covered by SLO7 includes Residential
Character Precincts 4, 5 (small part only), 6, 7 and 12. Only Residential Character Areas 4, 6 and 7
contain an objective and a response that relates to site coverage. It is recommended that the review
investigates the need to include an element in Character Area 12 that relates to site coverage. In addition
SLO7 presently applies to land around the Ocean Grove Town Centre. This structure plan supports the
rezoning of land to the north and to the east of the town centre, and supports increased building heights in
those areas. This study recommends that an urban design framework be prepared to address the issue of
building height around the town centre. Once that study has been undertaken it maybe appropriate to
delete SLO7 from areas to be rezoned around the Town Centre. The possibility of deleting SLO7 to the
west of Wallington Road, namely Precinct 4 should also be investigated, as that area is relatively flat and
does not have the vegetation character of the balance of the area covered by SLO7.
▪
There is no opportunity in a SLO to require a planning permit for subdivision. Whilst a permit is required
for all subdivision in a Residential 1 Zone, that ‘trigger’ does not enable the objectives and guidelines of
SLO7 to be taken into account in assessing an application. One option is to include a policy statement in
the local planning policy section of the planning scheme, stating that in assessing a planning permit
application for a subdivision in that part of the Residential 1 Zone covered by SLO7, the responsible
authority should have regard to the objectives and decision guidelines of that overlay.
▪
Council officers are concerned that exemptions exist in Clause 3.0 of Schedule 7 that enable vegetation to
be removed without the need for a planning permit, which may adversely impact on the character of the
area. The removal of tea-tree is one issue. Clause 21.14 of the planning scheme identifies tea-tree in the
“coastal fringe” area as being a noxious weed. This means that in those parts of SLO7 close to the
foreshore a permit is not required to remove tea-tree because it is a noxious weed and is exempt from the
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controls, whereas elsewhere in the overlay area a permit is required. This situation could be overcome by
amending the wording of Schedule 7 to require a planning permit for the removal of tea-tree throughout
the entire SLO7 area. Discretion could then be exercised to provide greater flexibility to remove tea-tree in
environmentally sensitive areas in the coastal fringe, than elsewhere through the SLO7 area. The
exemption in relation to vegetation less than 4 metres in height or with a circumference of less than 0.5
metres measured 1 metre above the ground, should also be reviewed to make it more stringent, but
without requiring a permit for the removal of all vegetation within the overlay area.
▪
Benefit would exist in preparing design guidelines to clarify the issues Council sees as relevant in
considering planning permit applications in the area covered by SLO7. This would provide design
guidance and assessment criteria to better inform developers and the community about the role, purpose
and application of the overlay. Consideration needs to be given to the practicality of applying such controls
to large non typical residential sites such as caravan parks where much of the vegetation has been
reinstated.
Description of “Coastal” Character
A number of references are made to “coastal” character throughout the report, these include an informal
planting style including coastal tree species and other native species of trees and shrubs. This style of planting
could be established in new subdivisions through landscape assessment guidelines and adequate front and
side setbacks to allow for landscape to establish between buildings. The style of architecture and building
design includes varied forms and materials including non conventional roof forms, a high degree of articulation
and varied materials often utilising considerable amount of timber, metal, glass, earth colours or brighter coastal
colours.
Discussion
The housing needs of the community are derived from an evaluation of the ABS data from which future
population projections for the town can be calculated. With growing numbers of the ageing population and
smaller household sizes the need for a diverse housing stock is required. Opportunities for medium density
housing should be considered in around the town centre and any future activity centres. The provision of
housing should also consider providing tourist accommodation.
Both new residential subdivisions and infill development need to be balanced with objectives of neighbourhood
character to ensure future development maintains the landscape coastal character of Ocean Grove. Ocean
Grove has a considerable number of overlays relating to design and built form, vegetation and landscaping that
assists in achieving built form which balanced against the landscape qualities of the town. This is further
achieved by the City of Greater Geelong Residential Character Study 2001 which outlines preferred character
statements for each of the precincts with comprehensive design guidelines. These guidelines assist in creating
desired built form outcomes.
Key influences
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▪
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Future growth in the residential population should be accommodated through a combination of sensitively
designed new residential subdivisions and infill housing.
A range of housing types and forms from single dwellings to medium density housing is required to cater
for the needs of community as it ages and grows, as well as the diverse needs of the tourist market.
Medium density housing should be located in close proximity to the Ocean Grove activity centre and other
activity centres, major open spaces and public transport routes.
The established character of the town is a valued element to the community. The undulating coastal
setting, generally low scale of buildings and canopy trees in parts of Ocean Grove are integral to this
character.
The opportunity to reinforce a seaside character may be addressed though reference to the coastal
vegetation, undulating topography, focus on future public spaces and availability of limited sea views.
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8
Infrastructure
8.1.1 Services Infrastructure
Hansen Partnership engaged EarthTech to review the availability of infrastructure within Ocean Grove based on
consultation with the respective government agencies. Figure 11 illustrates the areas considered by the
assessment. Outlined below are those elements of the existing service infrastructure in Ocean Grove that have
been analysed in the report.
The existing system west of Grubb Road and north of Thacker Street cannot accommodate further urban
development and options to extend the system are limited because of existing low density development and
Ocean Grove Nature Reserve.
System extensions are possible from the existing residential development north of Shell Road extending west to
Grubb Road and north to the south boundaries of lots fronting the Bellarine Highway and in the rural residential
subdivision in Banks Road and land immediately to the north.
Water Supply
The State government has released several key documents relating to water resource management in Victoria.
The Securing Our Water Future together “White Paper”, released in 2004, acts as an over-arching document
outlining an array of measures to improve management of Victoria’s water resources. More recently, the Central
Region Sustainable Water Strategy (CRSWS) outlines resource distribution and equity amongst all users within
the Central Region of Victoria. Barwon Water was involved in the development of this strategy. The final
CRSWS, released on the 17th October 2006 identifies additional water resource and conservation options
available to increase the sustainability of the region’s water supply system, including surface water,
groundwater and recycled water options.
A new requirement in the CRSWS is for Barwon Water to continue to work with its customers, including local
government, to achieve a 25 per cent reduction in total per capita water use by 2015, increasing to 30 per cent
by 2020. The basis of comparison is the 1990’s average water use.
On a local level, and also a White Paper initiative, Barwon Water is finalising its Water Supply Demand Strategy
(WSDS), which provides details on supply and demand forecasts for all of Barwon Water’s water supply
systems and presents a strategy to achieve a supply-demand balance for each. This balance is achieved by a
combination of water conservation and additional supply options. The WSDS will include many of the options
included in Barwon Water’s 2003 Water Resources Development Plan. The WSDS also identifies other areas
where joint action by Barwon Water, local council and government agencies can contribute to improving the
efficiency of water resource management, These aspects include, for example, consideration of mandating
water sensitive urban design in new development, regulation of water efficient appliances at point of sale and
review of the incentive framework for customers purchasing water saving goods or appliances.
The Ocean Grove Water Supply System provides water to the Ocean Grove and Barwon Heads townships.
Treated water is transferred from Barwon Water’s Wurdee Boluc Water Treatment Plant, by gravity, to a 20 ML
(million litres) covered tank located in Grubb Road, to the north of Ocean Grove. The Ocean Grove Tank is
located on land to the south of and adjacent to the Ocean Grove Basin site. The 216ML basing was the original
water supply system for the area and is no longer in service. There are no current plans to redevelop the basin
site.
The Ocean Grove Tank can supply all of Barwon Heads and most of Ocean Grove by gravity. However, the
area generally north of Thacker Street and Shell Road is to high an elevation to be satisfactorily serviced from
the Ocean Grove Tank. A booster pump station, located in Grubb road near the Woodlands Estate, boosts
pressures to customers in this area. The booster station only has capacity to service areas currently zoned for
residential, rural living or special use zone (Goandra Estate).
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The North East Residential Development Corridor cannot be supplied from the Ocean Grove Tank by gravity,
as the land is too high. There is no spare capacity in the Grubb Road Booster Pump Station to accommodate it.
A new booster Pump Station would therefore be required and another tank adjacent to the existing one. These
facilities could be located at the existing tank/basin sites.
Augmentation of other elements in the transfer system may also be required dependent upon growth in other
areas of the Bellarine Peninsula. These should not affect the current structure planning process.
Sewerage System
Ocean Grove is serviced via conventional gravity sewerage system including four sewerage pump stations
(PS), which pump flows across the Barwon Heads Bridge to the Black Rock Water Reclamation Plant (WRP) at
Breamlea. The majority of the system was constructed in 1969 with Ocean Grove pump station No.4
constructed in 1978. The main trunk system incorporates Ocean Grove PS1, PS2 and Barwon Heads PS1,
which all currently pump into a common rising main that transfers flows to Black Rock WRP.
The existing system is currently operating at, and in some sections, beyond its original design capacity,
particularly during high flow periods over summer weekends and holiday periods and during peak wet weather.
Also, the pumping arrangements that have evolved over time at Ocean Grove and Barwon Heads are not ideal
and there is limited capacity in the sewer main crossing the Barwon River (attached to bridge) and extending to
Black Rock.
All low-density development north of Thacker Street is currently sewered and it is proposed to sewer the future
Goandra Estate. The only limitation to extending the sewerage system northwards is the capacity issues in the
downstream sewerage system. The BPSMS has identified works required to alleviate these capacity issues for
development north of Shell Road, however future development north of Thacker Street has not been
considered.
For these reasons combined, the current Ocean Grove sewerage system does not have capacity to cope with a
potential doubling in population, and the subsequent sewage flows and significant works will be required to
meet demand and reduce the risks of ewage spills to the environment.
The Bellarine Peninsula Sewerage Management Study (BPSMS), which incorporates Ocean Grove,
commenced in August 2005 and is scheduled for completion by December 2006. The BPSMS will determine
sewerage strategies required to accommodate existing and future development within Ocean Grove and the
wider Bellarine Peninsula for the next 40 years. A preliminary conclusion of the BPSMS is that the strategic
direction for sewerage on the Peninsula should be the continued operation of conventional sewerage systems
in the southern (including Ocean Grove) and northern areas. This would involve continued transfer of flows to a
centralised treatment plant at Black rock WRP for treatment and disposal or recycling. Growth in the eastern
Peninsula would be accommodated by expansion of the existing Portarlington Water Reclamation Plant (WRP).
Local treatment and recycled water schemes where investigated for both the northern and southern system,
however, these are not considered feasible, based largely on the limited secure and consistent demand for
recycle water in the Ocean Grove area. The larger potential recycled water users, are located mostly around the
Portarlington area (agriculture, vine yards, golf course), and to a lesser extent at Clifton Springs (2 golf
courses). The limited potential demand in the Ocean Grove region for recycled water also means that local
treatment and reuse would only take a minor component of the sewage flows off the existing system, meaning
that upgrades to the trunk system would still be required to accommodate future increased flows.
Based on the preliminary conclusions in the BPSMS, approximately $19m would need to be provided in Barwon
Water’s capital works plan for several conventional upgrade projects across the Southern Bellarine sewerage
system, including Ocean Grove. These projects need to occur to meet the current demand. Some of the
projects and the predicted timing include:

2007/08
Installation of emergency storages at Ocean Grove pump stations 1,2,3 & 4
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
2008/10


2010/11
2010/11

2010/11
New pump station west of Barwon Heads and new rising main to Black rock WRP. This will transfer
100% of the sewage flows from Ocean Grove, Barwon Heads and Queenscliff/Point Lonsdale to Black
Rock WRP.
Upgrades to Ocean Grove Pump Stations 1,2,3 & 4
Ocean Grove Rising Main No.1 duplication (from PS 1 to Rising Main No 2 at the Ocean Grove Surf
Life Saving Club car park).
Ocean Grove Rising main No.2 replacement (from Ocean Grove spit to Barwon Heads West PS, along
The Esplanade – including the Barwon River crossing).
Additional infrastructure projects will be required to meet the predicted growth in the draft structure plan
however; more information on the timing and location of this development is needed before these details can be
determined.
The Barwon Heads Bridge has significant strategic importance to Barwon Water as it currently supports the only
pipeline that transfers Ocean Grove’s and Queenscliff’s sewage to Black Rock WRP. This Pipeline has limited
capacity and in order to accommodate the existing flows and the growth proposed in the Structure Plan, the
pipeline will require replacement by 2011.
If the bridge issue is not resolved by 2008 (allowing for 3 years of planning and construction) then Barwon
Water will need to seek approval for installation of a new pipeline under the river. This is not Barwon Water’s
preference as there are higher costs and environmental impacts during construction, high risks during operation
and no guarantees that other relevant authorities, including COGG and the Corangamite CMA would support
this action.
It is likely that a new sewage pump station will be required at Banks Road to service the extreme eastern
section of the future northern residential development. The pump station would pump sewage into a new
rising/gravity main to the existing Ocean Grove Pump Station No.4, located in Bonnyvale Road. This pump
station will need to be upgraded to accommodate these flows, including the construction of an enclosed 1 ML
detention storage on site, to store peak wet weather flows during peak storm/rain events. This will be in addition
to the existing 7ML open emergency storage currently located on site. The remaining development north of
Shell Road (approximately 240ha) will be serviced via the extension of four collecting gravity sewers (225mm
and 300mm in diameter). These sewers connect to the Shell Road Interceptor Sewer, just north of Shell road.
The Shell Road Interceptor Sewer does not have the capacity to accommodate the expected future 3600 lots
(240ha @ 15 lots/ha). Therefore, it is likely that some of this catchment may need to be diverted to the new
pump station and Banks Road.
Power Supply
Power supply is generally available but subject to the extent of urban expansion and associated demand for
power upgrade/augmentation of High Voltage Supply may be required in the future. Powercor has long term
plans for a Zone substation in the Industrial estate east of Grubb Road. Powercor have advised that a site with
the dimensions of 100m x 100m (1ha) would be required.
Gas Supply
An adequate gas supply is available for existing and future urban expansion.
Telecommunications
Adequate facilities are available for future urban expansion.
Stormwater drainage
Generally there are no constraints to urban expansion provided stormwater management facilities and Water
Sensitive Urban Design WSUD principles and regimes are integrated into future urban design and layout.
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Discussion
The assessment undertaken by EarthTech notes that there are sufficient connections available for water,
sewerage, power, gas, telecommunications to the area east of Grubb Road to Banks Road and north to the
southern boundaries of properties fronting the Bellarine Highway. There are some limitations to water and
sewerage to the west of Grubb Road given the Low Density Residential Zoned land. Appropriate stormwater
management and Water Sensitive Urban Design principles will need to be incorporated in future residential
areas. With both infill and new development drainage systems require assessment and appropriate upgrades
where necessary. This may include augmentation of existing systems and/or replacement with modern day
drainage systems using the latest in technology.
6.1.2
Access and Movement Infrastructure
Hansen Partnership Pty Ltd engaged ARRB Consultants to undertake an assessment of the access and
movement issues within the study area of Ocean Grove. The key findings of the report were a result of a review
of the following reports (note this report was prepared prior to any decisions in regard to the Barwon Head’s
Bridge by the Minister for Planning or Advisory Committee):
▪
▪
▪
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Draft Ocean Grove Traffic Study (March 2006) prepared by Andrew O’Brien;
Draft Ocean Grove Town Centre Parking and Access Study (March 2006) prepared by Andrew O’Brien;
Ocean Grove Car Parking Precinct Plan Study Report (July 2003) prepared by Traffix Group in association
with EarthTech;
Geelong Transport Strategy (December 2003); and
Bellarine Peninsula Strategic Plan, Ocean Grove Township Objectives (October 2005).
The key findings of the ARRB consultant report include:
▪
▪
▪
▪
Improved road access is required to the Ocean Grove Market Place activity centre on Shell Road.
Plan for the future duplication of Grubb Road given it is the major route to and from the town.
Upgrade Banks Road, Kingston Downs Drive and Bonnyvale Road to become collector roads; and
Develop bus route plan for future development to the north east and advocate for the reform of existing
bus routes and services across Ocean Grove.
The report outlined some of the characteristics of the existing town, these include:
▪
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▪
▪
▪
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Four main road access points to the town;
The existing VicRoads declared road network;
Large areas of the town do not have access to a bus service, the indirectness of the routes are a further
disincentive to use the bus for a trip. Service frequencies are 1 to 2 hours, with variations to routes during
the day and school holidays.
Kingston Park is isolated from future residential subdivisions to the north by a barrier of low density
housing to the north of the park.
The debate regarding The Terrace vs. The Parade as the main thoroughfare is ongoing. It notes from
past studies that the issue of making The Terrace the main thoroughfare is unlikely to be achieved due to
costs associated with the upgrade. The link between the two roads is suggested by Andrew O’Brien
however, this is unlikely to be achieved due to the cost.
There is development pressure to extend the Town Centre eastwards, however there is concern regarding
crossing Hodgson Street and look at concentrating development around the existing car parks servicing
the town centre.
The road hierarchy is poorly defined, with VicRoads Declared Main Road route and only two collector
roads. A number of other streets are functionally acting as collector roads, i.e. Presidents Avenue,
Bonnyvale Road etc.
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▪
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▪
Many local roads include line marked bicycle lanes, however they are often used by residents as car
parking lanes. This issue becomes more crucial during holiday periods further restricting cycling
movements.
The report outlined future issues to be addressed, these include:
▪
▪
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▪
▪
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Formal recognition of a collector road network, to raise local awareness and influence land use planning
decisions.
The low density development of “Goandra land” located on the north side of Thacker Street inhibits further
subdivision to the north or at a higher density, most probably resulting in a highly car dependent
subdivision.
Seek more intense development within existing urban areas of Ocean Grove and within the walking
catchment of Ocean Grove town centre.
Future street networks should be based on grid patterns for pedestrian and cyclist movements with roads
suitable for future bus services. Community services and convenience retailing should be clustered
around future bus stops. All housing should be within 400m of bus stop that is part of a direct route.
Further residential development north of Shell Road, should have pedestrian, cycling and bus links to
Ocean Grove Market Place, school and recreation precincts along Shell Road. Local services and
convenience shops should be provided as further development proceeds. The development should also
connect to Banks Road.
A new bicycle route to the town centre could be achieved from the proposed shared path along the
southern edge of the Ocean Grove Nature Reserve, Woodlands Drive connecting with Presidents Avenue.
Future duplication of Grubb Road is recommended, keeping in mind protection of the existing vegetation,
acquisition of land to either side might be required to enable suitable road median.
Future intersections with roads leading into east of Grubb Road should be limited and determined in
conjunction with VicRoads.
Banks Road should be progressively upgraded to a collector road standard with appropriately designed
intersections at various junctions. Bonnyvale Road is functioning as a collector road, traffic from Banks
Road will contribute to Bonnyvale Road.
The suggested road hierarchy in the draft Ocean Grove Structure Plan (March 2006) is recommended as
supporting future residential areas to the north, however there is a clear gap in the proposed hierarchy
north of Shell Road. It is suggested that Kingston Downs Drive and Banks Road be upgraded to collector
roads.
If Option 2 is chosen for the Barwon Heads Bridge then it is suggested the existing bridge should be
retained as a recreational walking and cycling circuit for the two communities. The new location of the
bridge would bring the two communities 1.5km closer reducing the travel distance.
Comments from the Bellarine Peninsula Community Service Plan 2006 – 1016 (2005) support these findings
and identify key issues regarding access, movement and connections within and around the town and the
Bellarine Peninsula include. These issues are important by improving access opportunities for those sectors in
society that are often disadvantaged including the young, elderly and young families.
Discussion
Generally traffic and movement reports have identified that Ocean Grove requires improved access to public
transport, improved traffic movement and management around and through Ocean Grove (especially through
The Terrace and The Parade), a clear and functional road hierarchy, traffic calming measures and an expanded
centrally located public car park.
VicRoads has indicated that the duplication of Grubb Road is a high priority for Ocean Grove.
As the town increases in size the opportunity for a town bus service should be investigated with the Department
of Infrastructure (DOI) so that the town is more adequately serviced by public transport.
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The reports generally agree that future planning should be based on street networks aligned in a grid patterns
for pedestrian and cyclist movements with roads suitable for future bus services. Community services and
convenience retailing should be clustered around future bus stops and new housing should be within 400m of a
bus stop that is part of a direct route.
6.1.3
Community Services Infrastructure
Child Care and Kindergarten
Comments from the Bellarine Peninsula Community Service Plan 2006 – 2016 (2005) note that there has been
a high proportion of children living in Ocean Grove who have been in early childhood education and care
(95.4%). Some of the key issues raised include:
▪
▪
▪
The need for increased provision of childcare, increased flexibility and operating hours of local and early
childhood and family support services;
Increased ongoing Council support for community based activities for toy libraries and playgroups was
also noted by parents; and
Access to affordable childcare services for low income families.
Other increases in services from future population projections particularly young children include:
▪
▪
▪
An increased number of kindergarten sessions, ranging from 7 – 11 sessions by 2020;
Approximately 2 – 3 additional child care centres providing 90 places per centre; and
Capacity for at least one additional maternal and child health nurse within a current or new facility;
With the number of young families residing in Ocean Grove and the likelihood of more families to be
accommodated with the future growth of the town, the provision of early childhood services will need to be
increased.
Education – Primary and Secondary
The town currently has three primary schools, with the projected future growth of the town it is likely that an
additional primary school will be required. A new primary school will service the residential catchment north of
Shell Road. The calculation for a primary school is based on approximately 3,000 households per additional
primary school.
The current secondary school provides education for students up to Year 8 with approximately 400 students,
from thereon students travel to the Bellarine Secondary College (Drysdale Campus) for Years 9 – 12 that
services the Bellarine Peninsula. The site provides the capacity for further expansion. A secondary school
provides a community hub and therefore the expected growth of the town, a complete Year 7 – 12 secondary
school would provide a positive outcome for the community.
Open Space, Recreation and Entertainment
Some of the key issues from the various reports investigating open space and recreation matters include:
▪
▪
▪
A lack of informal and formal (sporting) open space north of Shell Road;
A number of existing parks and reserves are underutilised due to poor access;
The need for improved pedestrian and cycling access throughout estates, to achieve a higher degree of
walkability and connectivity;
The need for an indoor swimming pool and multi functional indoor sporting facility. These issues are currently
being considered for Shell Road Reserve, building upon the existing Surfside Community Centre.
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Ocean Grove has the highest proportion of youth on the Bellarine Peninsula with the sector of the demographic
profile expected to increase in the future. Entertainment issues for youth are also raised by the community, the
provision of a hall/cinema/events venue is seen as something to benefit the youth of the community. Other
suggestions provided by the community include a youth drop in centre/internet café, active recreation
challenges and improved access to the Potato Shed where youth cultural events are held.
Medical/Community Services
The Ocean Grove Medical Clinic is essentially the only large medical practitioner’s office in Ocean Grove and is
currently fulfilling the medical needs of the local community. The primary care and maternal and child health
facilities in Ocean Grove and the Ocean Grove Community Health Centre also provides allied health to the
community. The Ocean Grove Neighbourhood Centre is available to provide art and computer classes and
services such as children’s playgroup to the community.
While these services and facilities are meeting the current needs of the community, in the future there will be a
need to address medical, aged care and other health-related service demands. In particular it is likely that 6 –
16 new GP’s will be required depending upon growth and the current ratio of GP’s per 1,000 adults, given
Ocean Grove is a sub-regional centre for Point Lonsdale and Barwon Heads.
There is currently a Council customer service centre, library, neighbourhood house and maternal and child
health service with community health centre located within the town centre. Growth in the service levels of
these facilities will need to be addressed subject to future increases in population.
Aged Care
In 2001 Ocean Grove had significant proportions of people aged 65+ years (13.8%, 1395 people) and 80+
years (2.9%, 297 people). This sector of the population is expected to increase in the future and therefore the
provision of services needs to address this change. The town currently has 60 nursing home beds located
within walking distance of shops and public transport, a senior citizens club, medical facilities utilised by the
elderly, recreational facilities including three bowling clubs and number of services including delivered meals,
home care, home maintenance, personal care and respite care.
A new aged care facility has been approved on Bonnyvale Road opposite the Collendina Reserve. This facility
will assist in addressing the demand for aged care accommodation. Based on the ratio of approximately 1 bed
per 10 persons over the age of 70, it is likely that between 158 and 229 beds are to be required. It is preferred
that future aged care facilities be located within reasonable proximity of shops, public transport and community
facilities to support residents of the accommodation.
Discussion
Ocean Grove is currently a small coastal community with a good spread of facilities and services for its
population of approximately 10,055. However, as the population is steadily growing, the primary improvements
to those community facilities that and services mentioned above will be needed over the coming years to
accommodate the changing population include:
▪
▪
▪
▪
▪
▪
▪
▪
▪
An increase in the provision of early childhood services;
An additional primary school;
A complete Year 7 – 12 secondary school;
Informal and formal (sporting) open space in the area north of Shell Road;
Improved access to existing parks and reserves;
Improved pedestrian and cycling access throughout estates;
An indoor swimming pool and multi functional indoor sporting facility;
A hall/cinema/events venue;
Approximately 6 – 16 new general practitioners;
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▪
▪
An increase in the provision of Council customer service centre services, library services, neighbourhood
house services, and maternal and child health services; and
The provision of aged care facilities within reasonable proximity of shops, public transport and community
facilities.
Emergency services
Ocean Grove has excellent emergency service facilities which serve a regional role within the Bellarine and
include:



A 24hr staffed Police station in presidents Avenue adjacent to the town centre.
A CFA station on the corner of Hodgson and The Avenue – this site is to be vacated with CFA relocating
to a site on the corner of Grubb and Shell roads which will better service their emergency response time
targets.
A new ambulance station located within the industrial estate off Grubb Road.
Key Influences
▪
▪
▪
▪
▪
▪
▪
Basic infrastructure (drainage, water, sewerage, power, gas and telecommunications) is required to be
provided in newly developed areas in a co-ordinated and staged manner and will involve augmentation of
existing infrastructure.
The design and appearance of the road network throughout the town will be instrumental in making Ocean
Grove a safer, more attractive, cohesive and sustainable community.
Social and community infrastructure including public transport services and accessible bus routes will
need to be integrated into the urban area to meet current and future population needs, particularly the
needs of the elderly and youth, with opportunities for co-location of facilities and multi-purpose facilities
where possible.
Accessibility and walkability considerations will influence the location of future social and community
services and facilities in Ocean Grove. Opportunities exist to improve pedestrian and bicycle linkages
throughout the town and within open spaces.
Adequate provision for open space for both informal and formal recreation purposes needs to be
designated to address the future recreational needs of the community. Beach access and facilities need to
be improved and upgraded.
Substantive drainage measures are needed to be put into place in new residential development to the
north to minimise adverse stormwater drainage impacts on the nearby wetlands of Lake Victoria
The funding of future infrastructure can be assisted by the preparation of a Developer Contributions
Scheme.
7. Natural Environment
Landscape and Topography
The landscape and coastal setting of Ocean Grove provides edges to the town and shapes the direction of
future development. To the south, the town overlooks the beach and the ocean with limited views due to the
undulating topography and natural vegetation. The topography is steeply undulating and rises up to a high point
to the north of the town where the water tank is located. A ridgeline forms an arc around the existing urban area
and provides views to the sea and surrounding natural features. The natural vegetation to the north is a
scattering of indigenous trees and grasses that reflect the harsh environment of sea breezes and coastal soils.
To the west the Barwon River meanders through wetlands that create an open feature that divides Ocean
Grove from Barwon Heads. The wetland provides a natural habitat for a variety of birds and wetland species
and provides open views on approach to the town from the west.
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The domestic landscape features include well developed suburban gardens particularly in the north western
and older parts of Ocean Grove.
Street trees reflect native species that are informally planted especially in the older areas. Streetscape plantings
have little consistency and provide an opportunity to further reinforce the seaside impression of the streetscape.
Some existing stands of native trees, such as along Grubb Road, provide valuable natural features.
Open Space and Biodiversity
The Bellarine Recreation and Leisure Needs Study (2005) outlines the various recreation and open space
issues that need to be addressed. These issues have been included in the structure plan and on corresponding
plans.
The study of open space networks primary recommendation is to acquire and develop Linear Linkage sites
which allow improved pedestrian and cyclist movement within the town and between Ocean Grove and other
towns in the district. It has been noted that there is a lack of open space in both Parks Estate and Kingston
Estate and opportunities to provide additional open space need to be addressed.
Ocean Grove is commonly recognised as an area with significant natural habitat and biodiversity. Specific
strategies have been prepared for Lake Victoria and Buckley Park. The main concern relating to Lake Victoria is
its frequent flooding experienced during prolonged periods of heavy rainfall. Buckley Park is noted for its
significance to the community. The park will likely remain as an open space area and not become part of the
recreational spaces of Ocean Grove. Active management of these natural assets is essential to ensure their
use by future generations of Ocean Grove.
Discussion
Ocean Grove is acknowledged for its natural landscape, coastal setting, significant natural habitat and
biodiversity and substantial range of recreational options. As these natural features make Ocean Grove one of
the most attractive coastal towns in Greater Geelong, protection and management of these assets is
fundamental to the town’s future.
However distinct gaps have been identified in relation to amenity and the provision of landscaping, informal
parks and linear linkages. The landscaping and amenity improvements considered important to include
creating a more consistent streetscape planting regime. This will assist in reinforcing the seaside nature of the
town and beautify the pedestrian realm.
Greater provision of informal parks and linear linkages is also required to improve pedestrian and cyclist
movement within the town and between Ocean Grove and other towns in the district. New developments must
also provide adequate open spaces to address the needs of future residents and maintain the landscape
character of the town.
Key influences
▪
Ocean Grove is bound by significant environmental features including the foreshore, Lake Connewarre
(Barwon Estuary), Lake Victoria, Ocean Grove Nature Reserve and the Begola Wetlands. These and
other natural features of the town need to be protected and enhanced, where appropriate.
▪
Whilst various environmental overlays currently protect the natural environmental assets of the town and
environs, expansion of these overlays and, inclusion of some new overlays, will be necessary if the
sensitive ecosystems of the area are to be protected.
▪
There is considerable scope for consolidation and expansion of the vegetation cover throughout the town
thus reinforcing its coastal character and visual amenity.
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8.
Economic Development and Employment
8.1.1 Retail Analysis
Hansen Partnership engaged MacroPlan to undertake an economic analysis of the future retail needs of Ocean
Grove in relation to the projected future population growth. A summary of the retail analysis is provided below:
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▪
▪
▪
The nominated ‘main trade area’ (MTA) forming a retail catchment for Ocean Grove (consisting of Ocean
Grove, Barwon Heads and Point Lonsdale) contains 19,640 sq m of existing retail floorspace;
Sustainable floorspace projections based on 100% retention of expenditure for the Ocean Grove
Catchment range from 24,472 sq m (low growth) to 28,082 sq m (high growth) by 2012, increasing to
28,188 sq m (low growth) to 36,111 sq m (high growth) by 2020;
This illustrates that the demand for additional floorspace could be more that 8000 sq m by 2012 and more
than 16,000 by 2020;
Due to various factors the estimated demand for retail floorspace in the Ocean Grove catchment will not all
establish in Ocean Grove;
Total future retail retention in Ocean Grove is assumed to encompass: food 90%, non-food 80%, services
93%;
Ocean Grove currently contains 77% of the total retail floorspace of the catchment area, with the majority
of floorspace demand being within the Ocean Grove Town Centre;
Estimated retail floorspace demand in Ocean Grove in 2012 will amount to 819 sq m, with a projection as
high as 8,457 sq m by 2020; and
Policy options for distribution of floorspace growth include: a): new centre in northern part of Ocean Grove
to accommodate all future floorspace growth, b): growth in existing centres – town centre & market place,
and c): small centre in northern part of Ocean Grove with remainder of growth in existing centres (town
centre and market place);
Discussion
The Retail Strategies for Greater Geelong indicate that economic and retail growth will occur in Ocean Grove as
the population base grows. Ocean Grove currently has two activity centres, the Ocean Grove Market Plan
which is designated as a Neighbourhood Centre which has no capacity to grow, and the Ocean Grove Town
Centre which can accommodate growth and will need to as the residential base grows. Furthermore, the
strategies recognise that development of the tourism industry in Ocean Grove is fundamental to its future
economic growth.
As the MacroPlan analysis indicates options for distribution of floorspace growth include a new centre in the
northern part of Ocean Grove to accommodate all growth, or a new small centre in northern Ocean Grove and
remaining growth elsewhere, or growth in the existing Town Centre and Market Place. It is noted that Market
Place in bound by residential properties and has no opportunity to expand other than upwards. It is unlikely for
this to occur in the short term and therefore the future growth of retail floorspace will need to be spread between
the Town Centre and the proposed new activity centre on Grubb Road. Opportunities for expansion of the
Town Centre are envisaged, in addition the proposed new activity centre on Grubb Road will service the retail
needs of future growth north of Shell Road.
The Strategies indicate that the Bellarine Peninsula can support two additional sub-regional centres, one to
serve Armstrong Creek and another to serve the remaining towns. It estimates that the Armstrong Creek Urban
Growth Area population alone could increase to 13,000 by 2021. In addition to the proposed sub regional
shopping centre, the area is likely to receive improved public transport services and employment precincts. This
may attract residents of the southern Bellarine Peninsula towns (in particular Ocean Grove) to the area and it is
likely that the development of the Armstrong Creek Urban Growth Area will increase traffic volumes across the
Barwon Heads Bridge. A sub-regional centre at Leopold may impact upon the existing catchment at Ocean
Grove.
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8.1.2
Extension of the Town Centre
Northwards extension
Consistent with existing non-residential land use character, approval of Target rezoning, expansion of the Town
Centre to The Avenue provides opportunities to accommodate further retail floor space increase within the town
centre and provide a more efficient consolidated parking environment.
Eastward expansion – north of The Parade
The utilisation of the former CFA site and land to the south of this site offer the ability to accommodate
peripheral uses such as medical centres, offices and accommodation. Such a use could be supported with the
application of a Mixed Use Zone.
Eastward expansion – south of The Parade
Expansion beyond the existing Business 1 zone is not warranted. The existing zoned area provides opportunity
to add to the mix of existing retail activities within the town centre. The peripheral nature of the site means that
specialty shops, restaurants, cafes and offices are appropriate activities rather than larger retail anchor stores.
The area also has the opportunity to provide a cinema or other entertainment uses plus accommodation at
upper levels. The integration and efficient development of this area including provision of carparking would be
aided by the incorporation of the existing Council carpark, disposal of the small playground area and
improvement of the Hodgson Street -The Parade entry with good cross road linkages and streetscape
treatments.
Eastward expansion – south of The Terrace
The expansion of the Business 1 Zone along the southern side of The Terrace is not considered appropriate for
the following reasons:
▪
▪
▪
▪
Adequate expansion of the town centre to the north of The Terrace is available to accommodate the future
retail and commercial needs of the town associated with future population growth.
Until the issue of through traffic along The Terrace and The Parade is resolved then no additional
substantial new commercial development is seen as appropriate other than limited individual sites for
small business operations, similar to those that currently exist at the moment.
Consolidation of existing zoned areas and opportunity to provide a more unified pedestrian friendly centre
with northern growth is favoured over south-easterly expansion. .
The southern side of The Terrace is viewed as more appropriate for a range of residential and tourist
accommodation consistent with the approved multi unit development at 86 – 88 The Terrace.
8.1.3
Industrial Analysis
Hansen Partnership has engaged MacroPlan to undertake an economic analysis of the future industrial needs
of Ocean Grove in relation to the projected future population growth. A summary of the industrial analysis is
provided below:
▪
▪
▪
▪
Ocean Grove currently has 11 hectares of Industrial 1 zoned land;
According to the Department of Sustainability and Environment Urban Development Program only two
vacant industrial lots exist in Ocean Grove;
Demand for additional industrial demand will be driven by population growth and growth in employment in
the construction industry;
Population growth projections for Ocean Grove estimate an increase in population of between 4,500 and
11,000 from the existing population of 10,000 approx;
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▪
▪
▪
The population projection is likely to increase blue collar employment by 45% to 110%, indicating potential
for a significant demand for additional industrial land;
A recent study for the potential future requirement for industrial land within Torquay (population 10,000
approx.), identified a future requirement for approximately 20 ha of industrial zoned land to service a
similar level of population growth forecast for Ocean Grove; and
Therefore it is recommended that a similar allowance for 20 ha of industrial zoned land be made in future
planning for Ocean Grove Such land should be identified in a suitably accessible location close to main
roads to ensure accessibility of truck traffic.
Discussion
Generally there are few opportunities for new industries to establish in rural Geelong. Ocean Grove is not
recognised as an area appropriate for industrial land growth, the nearest area to Ocean Grove designated for
industrial growth is Moolap/Point Industrial Area to the north. This industrial area has been identified for
potential growth. However as the MacroPlan analysis identifies, it may be necessary to plan for industrial zoned
land in the future in a suitably accessible location. It is important for a town to provide a suitably sized industrial
precinct to service the future population needs.
Discussions with the land manager of the industrial precinct abutting Grubb Road which includes land zoned
Business 4 have indicated that there are likely to be up to 15 new 1000m2 lots available for industrial purposes.
Therefore any new release of industrial land should be a staged so as not to jeopardise any vacant industrial
sites. It was stated that on past experience that 1 to 2 factories are constructed per year, with a total of 17
constructed in the past 10 years. Comment was made that growth may potentially slow over the next years as
a broad range of businesses have established themselves.
8.1.4
Tourism
The tourism industry within the Geelong Otway Region makes a significant contribution to the local economy
and has many positive benefits associated with employment, diversity of cultural experiences and tourism
opportunities and expanded infrastructure (improved facilities, upgraded amenities, walking and bicycle tracks,
environmental improvements etc).
Regionally over 1.7 million domestic overnight visitors and 4.8m day trip visitors are received. In the Geelong
municipality tourism contributes $478M to the economy and provides 4,898 direct EFT jobs with a multiplier
effect of 14,000 EFT jobs. A significant portion of this expenditure is on food and accommodation and a large
portion of visitations are from Geelong (35% of day and overnight visitations) and from Melbourne (58%). A
significant proportion of these visitations are to the Bellarine Peninsula.
Within the region tourists are accommodated in holiday homes (19%), friends (39%) and commercial
accommodation (42%). Commercial accommodation capacity within the region comprises Caravan Parks (sites
and cabins) 15%, large hotels/apartments 14%, small hotels/apartments 9%, B&B’s 2% and backpackers
0.04%. In terms of accommodation supply and demand distribution within Geelong the supply is 57% with
below demand 61%). The Geelong Otway Tourism Commerical Accommodation Analysis and Forecast
identifies future supply requirements (to 2006) within the Geelong sub region one large caravan park (470 sites
– note: a planning permit has recently been granted for a large caravan park on the Bellarine Highway to the
north of Ocean Grove), conversion of some caravan sites to cabin sites, 1 large hotel or equivalent (97 rooms)
and 5 smaller accommodation establishments (5 – 15 rooms each) in coastal population growth areas.
Ocean Grove continues to be a popular family holiday location and popular day visit locality given its reputation
as a relaxed coastal location with affordable accommodation options. Some of the factors that make Ocean
Grove popular as a tourist destination include:


Beaches, both safe family beaches and surf beaches (with surf life saving club);
Barwon River and estuary;
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





Water based activities such as sailing, boating, diving, fishing;
Natural features including Lake Connewarre, Lake Victoria, The Spit, Buckley Park, Begola wetlands,
lookout reserve, Ocean Grove Nature Reserve and associated trails;
Parklands – Ocean Grove Park, Blue Waters Lake, Kingston Park;
Entertainment/recreational facilities including Ocean Grove Bowling Club, Ocean Grove Golf course,
Adventure Golf, A Maze ‘n’ Games, Tennis Club, Wallington Recreation Reserve, Surfside, equestrian
centre;
Rural based attractions such as Oakdene winery;
Local shops, restaurants and cafes.
Enhancement of these activities, improvements to associated infrastructure and support for the establishment of
tourist related activities will enhance and broaden the tourist appeal of the town and deliver other associated
community benefits. The consultation process has identified a number of tourism opportunities including:






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
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
Supporting markets and events in parklands;
Improving around town open space linkages
Providing “park and ride” transit system
Providing for more tourist accommodation
Improving beach access and activities near the beach i.e cafes and restaurants
Further development of area near the river and golf course
Improve directional signage
Conference facilities
Expansion of Oakdene
Support for art/craft and food/wine related activities in peripheral rural areas
Commercial accommodation options are primarily focused on caravan parks adjacent to coastal areas and a
limited number of motels including:



Motels – Ocean Grove Motor Inn and Boat Ramp Motel
Caravan Parks – Ocean Grove Holiday Park, Riverview Caravan Park, Green Valley Caravan Park, Ti
Tree Village, Wynndean Caravan Park, Collendina Caravan Park
Camping – The Spit and the Geelong Revival Centre Camp.
A number of motels and caravan parks have closed down in recent years for redevelopment usually for medium
density housing. There is concern from operators that high land costs and difficulty in expansion within an urban
setting (residential zoning) will make it difficult for tourism operators to be viable in the longer term. Given that
some of these operations are located on holdings made up of many lots there is an attraction to replace
caravan parks with more intensive medium density housing. These existing operations are however important to
the town’s tourism base and part of the towns relaxed coastal character and attraction for families and they
should be encouraged to further invest in their operations or diversify the range of on site accommodation
options.
The 1993 Structure Plan identified a number of these sites (Ti Tree Village, Riverview and Wynndean Caravan
parks) as having potential, if those sites closed, for medium density housing and identified the possible
rezoning (from residential) of these sites to provide more flexibility and certainty. Previous resort designations
applied to these sites identifying their role.
The seasonal nature of tourism in the region focused on summer periods means that substantial stress is
placed on road networks, parking at the town centre and at key beach access points. Opportunities exist to
broaden the accommodation mix/offer, redevelop existing facilities such as the Collendina Hotel/resort and
develop additional tourism attractors near the foreshore, town centre and some rural based localities.
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Key influences
▪
The existing Town Centre should remain the key focus for retail activity within Ocean Grove and strategies
developed to expand and consolidate the centre alongside improved access and parking facilities, where
possible.
▪
Ocean Grove Market Place is a secondary activity centre which is constrained in terms of future
development. Therefore the existing Town Centre and another new activity centre to the north abutting
Grubb Road will meet new residents’ demands.
▪
Recommendations on retailing for the City of Greater Geelong identify indicative retail floorspace growth
for the town.
▪
Tourism is a significant component of the local economy and opportunities exist to support and improve
tourist accommodation options, tourism activities and uses which help broaden the tourism visitation
period and improvements of facilities and access to the beach, waterway and environmental areas.
9.
Rural Areas
Discussion
Ocean Grove like other townships on the Bellarine Peninsula is surrounded by rural land generally zoned Rural
Zone. There are a number of existing uses that are located within the rural area within proximity of the town
these include:
▪
▪
Oakdene Vineyards including bed and breakfast accommodation located on Grubb Road approximately
800m south of the Bellarine Highway.
Collendina Resort and Collendina Caravan Park located to the east of Bonnyvale Road adjacent to the
foreshore area.
To a lesser extent the tourist activities located along the Bellarine Highway near the intersection with Drysdale –
Ocean Grove Road.
State Government Policy recommends that settlement boundaries be applied to rural townships, particularly
coastal towns as identified by Coastal Spaces (April 2006). It is proposed to include a Settlement Boundary
both for 2020 and also beyond 2020 for long term consideration. It is recommended that the existing uses on
the periphery of the town be allowed to expand with the exception of buildings and works that are not easily
removed within the future. This is on basis that such expansion of uses does not prejudice the future
development of the town beyond the time frame of this Structure Plan.
Oakdene maintains rural activities with limited tourist accommodation, with possibility for the extension of tourist
and conference facilities in the future. Future development of this site would however, need to be balanced to
ensure it does not extinguish the possibility of residential growth in the very long term. It is therefore necessary
to ensure the future growth of activities at this site do not preclude the future residential development of land
within proximity of this site. This is a general principle for rural properties within proximity of the town. It is
considered that the surrounding rural land should remain as Rural Zone until seen appropriate to re-zone to
residential, to accommodate the future growth.
Rural activities to the east of the town beyond Bonnyvale Road are likely to be sustained because it is policy to
protect the agricultural resource base and to maintain the non-urban break between Ocean Grove and Point
Lonsdale.
The Rural Land Use Strategy 1997 established an agricultural rating based on a five class land classification
system, 1 is the most agriculturally versatile while 5 is the most unsuited to agricultural land. Ocean Grove is
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located within the Lower Peninsula area which obtained a rating of 3. Therefore the impact of residential
expansion is not seen as unreasonable on certain rural land abutting the town.
Overall a balance is achieved between maintaining rural zoned land and accommodating future residential
growth. This is achieved by channelling residential growth in areas away from environmentally sensitive
features without extinguishing land of high agricultural quality.
Key influences
▪
Protect the rural areas to the south and east of the town from urban encroachment particularly as these
areas also have environmental qualities.
▪
Retain the right to farm for land owners and utilise land for rural activities to maintain sustainable farming
practices
▪
Maintain the rural use of land to the north of the town outside the defined Settlement Boundary to the year
2020 so as to ensure the orderly and proper planning of this area in the long term.
▪
Tourism activities which benefit from a more rural setting and, which demonstrate a need for the activity
and are of a scale, design and form which will not adversely impact on the rural landscape may be
established outside the long term Settlement Boundary.
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