armstrong creek urban growth plan volume 1 - City of Greater Geelong

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Table 5.1: Urban-rural interface issues Interface issue Potential problem Contributory Factors Potential Solutions Bushfire/ wildfire Bushfire/ wildfire most prevalent at the edge between people and fuel load Slope (fuel load downhill is worse than fuel load uphill) Prevailing wind direction Vegetation cover, (understorey and canopy) Fire breaks Fuel reduction zones between development and rural areas Planting and management guidelines to minimise fuel load Tree species Drainage Changes in hydrology with increased hard surfaces causing erosion, spreading weeds, nutrients and polarising flows affecting wildlife Steeper slopes Loss of indigenous vegetation along creeklines Drainage swales Bio-retention systems Detention/ retention systems Rain gardens Visual impact Intrusion across skyline Blocking off views Harsh edge of fire trails and breaks Light pollution at night Slopes Loss of vegetation cover Infrastructure provision Implement design guidelines Ensure development occurs after careful consideration of site assets, in particular existing vegetation and slopes ARMSTRONG CREEK URBAN GROWTH PLAN / VOLUME 1 (ADOPTED 13 MAY 2008, AMENDED MAY 2010) 124
Interface issue Potential problem Contributory Factors Potential Solutions Ecological impacts Garden ‘escapees’ Impact of run off from domestic fertilizers Feral and domestic cats and dogs killing native wildlife Slope Prevalent wind Drainage lines Sensitivity of ecosystem Careful lot placement WSUD Implement design guidelines Ensure development occurs after careful consideration of site assets, in particular existing vegetation and slopes Inappropriate uses Dumping, clearing, removal or killing of trees Lack of surveillance Accessibility Management Educational guidelines Impact on farming Farming practices often noisy, smelly, conducted in unattractive buildings and can happen at day or night Intensive farming techniques Pesticides Weed killers Buffer zones of screening uses or insensitive uses compatible with both adjacent uses Change in expectations Peripheral agricultural land may be expected to be developed one day and therefore will be less likely to be maintained Rapidly growing urban areas Lack of certainty Sense of commitment to planning restrictions ARMSTRONG CREEK URBAN GROWTH PLAN / VOLUME 1 (ADOPTED 13 MAY 2008, AMENDED MAY 2010) 125
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ARMSTRONG CREEK URBAN GROWTH PLAN V
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THE STRUCTURE OF THE URBAN GROWTH P
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3.2 Land Use Budget________________
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1 INTRODUCTION 1.1 THE GROWTH OF GE
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Moorabool River Bannockburn Inverle
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complement and add value to it to c
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Process The UGP was developed in fi
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1.5 THE STRUCTURE OF THIS REPORT Se
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2.2 OVERALL VISION STATEMENT The Ar
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help attract high-technology busine
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3 FRAMEWORK PLAN 3.1 KEY STRUCTURIN
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3.2 LAND USE BUDGET The following t
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4 PLANNING AND DESIGN PRINCIPLES 4.
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Drooping Sheoak - as for above spec
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KEY CONCEPT: A GREEN SETTING The vi
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o ensuring the extent of public ope
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4.2 4.2 FLOODING AND DRAINAGE This
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Measures to achieve the above princ
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KEY CONCEPT: WATER SENSITIVE URBAN
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Armstrong Creek Urban Growth Plan F
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prior to 1861, and Stewart’s Rese
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o consider the strategic linkages b
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Figure 4.3.2: Indicative and simpli
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No. on Fig 4.3.3 No. Street Town/ S
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No. on Fig 4.3.3 No. Street Town/ S
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The trail and centre will be develo
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EAST EAST EAST EAST EAST EAST EAST
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4.4 EMPLOYMENT This section should
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2. Regional innovation: the UGP sho
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P 4.7 Development in the growth are
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Western Industrial Precinct The Wes
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The development of specialised loca
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The activity centres—especially t
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4.5.2 KEY ISSUES Walkability Conviv
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educes car dependency and, therefor
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4.5.3 PRINCIPLES - RESIDENTIAL NEIG
Page 73 and 74: 4.6 ACTIVITY CENTRES This section s
Page 75 and 76: 4.6.2 KEY ISSUES Retail activity Th
Page 77 and 78: P 6.3 A mixed-use corridor should b
Page 79 and 80: 4.6.4 ACTIVITY CENTRE STRUCTURE The
Page 81 and 82: Central part of Armstrong Creek cat
Page 83 and 84: contain a 3.5ha primary school that
Page 85 and 86: All the smaller centres should be l
Page 87 and 88: provides locations where unforeseen
Page 89 and 90: greater levels of investment in lin
Page 91 and 92: 4.7.3 PRINCIPLES - OPEN SPACE AND R
Page 93 and 94: 4.7.4 SUMMARY The following table s
Page 95 and 96: Therefore, it is critical that the
Page 97 and 98: The primary purpose of the “east-
Page 99 and 100: 4.8.3 PRINCIPLES - MOVEMENT AND ACC
Page 101 and 102: P 8.13 Provision should be made for
Page 103 and 104: KEY CONCEPT: PUBLIC TRANSPORT In a
Page 105 and 106: 4.8.8 PEDESTRIAN AND CYCLE ROUTES D
Page 107 and 108: Figure 4.8.2 Possible cross-section
Page 109 and 110: nature strips are minimised. Wider
Page 111 and 112: oad will be a limited access road w
Page 113 and 114: Water Supply Barwon Water is curren
Page 115 and 116: northern side of the 220kV line, an
Page 117 and 118: Telecommunications Telstra advises
Page 119 and 120: P 9.3 A comprehensive sustainable w
Page 121 and 122: 5 NON URBAN AREAS 5.1 INTRODUCTION
Page 123: There is also an aeolian sand dune
Page 127 and 128: 6 SURROUNDING AREAS 6.1 INTRODUCTIO
Page 129 and 130: 7 PRECINCT STRUCTURE PLANS Council
Page 131 and 132: sewerage to Black Rock and associat
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armstrong creek urban growth plan volume 1 - City of Greater Geelong

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