corio norlane structure plan background report - City of Greater ...

5.2 Increased Housing Diversity Areas and Urban Consolidation
The demographic analysis reveals that Corio and Norlane have experienced modest
population decline over the last 20 years and without future intervention marginal
population growth is predicted to occur. Achieving a greater mix of quality high and
medium housing density is critical to urban renewal of the study area.
Land within and surrounding the Corio Village Shopping Centre and the Bell Post
Shopping Centre is identified for increased housing diversity in accordance with the
Greater Geelong Planning Scheme Incorporated Document: Key Development and
Increased Housing Diversity Areas, City of Greater Geelong, July 2009. These
increased housing diversity areas are shown in Map 8.
The policy context regarding increased housing diversity areas was noted earlier in
section 2.1.10 and is supported in the local policy section of the Greater Geelong
Planning Scheme, particularly at Clause 21.06 Settlement and Housing.
Extensive areas of Corio and Norlane are zoned Residential 1 and sit outside land
identified for increased housing diversity. Urban consolidation is supported in these
areas however greater consideration must be given to responding to the existing
neighbourhood character. There is also an expectation that the development density of
new development would be of a lower scale than in areas identified for increased
housing diversity.
There is some conflict between policy objectives that encourage a greater mix of high
and medium housing density and objectives for respecting neighbourhood character.
Clause 21.06-4 outlines strategies to address this tension. Relevant strategies include:
• Ensure that development is responsive to the established character of the area.
• Acknowledge that neighbourhood character in the Increased Housing Diversity
Areas … will adapt and evolve over time, particularly within and on the edges of
activity centres, where land use and development will intensify.
• Retain existing vegetation wherever possible, particularly vegetation that contributes
to the municipality’s tree canopy.
In refusing a proposed multi-unit development at 12-20 Fairbairn Drive, Corio (to the
rear of the Aldi store), the Victorian Civil and Administrative Tribunal made critical
findings with regard to respecting neighbourhood character at paragraphs 31 and 32
(TGM Group v Greater Geelong CC [2010] VCAT 1672 (12 October 2010)):
“I accept that the proposed two storey scale is reasonable, notwithstanding that
dwellings in the neighbourhood are all single storey. The Design Guidelines for the Corio
3 precinct acknowledge that it is generally acceptable for new buildings to exceed the
predominant building height by one storey.
Given the scale of the proposed development, and its intensity across the site, I believe
it is imperative that it makes a contribution to the streetscape or public realm. I consider
that the proposal fails in that regard. The orientation of the dwellings, and their overall
presentation to the street, is entirely unacceptable. Rather than addressing the street
and the public realm, the units at the end of both Blocks A & B present their side (west)
elevations to the street, with limited fenestration. In that regard the layout is
fundamentally at odds with Clause 55.02-5 (Integration with the street), which calls for
development to be oriented to front existing streets”.
Corio Norlane Structure Plan
Background Report - 57 - Final - March 2011