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

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mass of customers to support a successful local shopping strip. The residential densities surrounding a number of local centres in the study area are well below this benchmark. Lack of community focus for the study area: The study area lacks a community hub, a place where residents undertake a variety of activities including shopping, banking, visiting health practitioners, undertake other commercial activities, participate in leisure and recreational activities, and visiting community facilities and services. To a limited extent, the Corio Shopping Centre and the surrounding streets currently perform this role. However, the integration between these activities is not strong, and the precinct does not create a sense of identify for the Corio Norlane community. 7.4.2 Key opportunities identified for the retail sector Essential Economic identified the following opportunities to uplift the retail sector in Corio and Norlane: Improve integration of Corio Shopping Centre with community functions Potential may exist for improved integration of Corio Shopping Centre with a range of community and other non-retail functions on land to the west and south of the centre. Barwon Heath occupies a pad site on the south-eastern potion of the centre car park and is understood to be planning to relocate to a new site. Potential exists to redevelop this site in a manner that integrates with the Corio Shopping Centre. Consolidate sub-regional role of Corio Shopping Centre Together with improved community integration, opportunities for Corio Shopping Centre to consolidate its sub-regional role may exist with the development of leisure/recreational facilities and additional retail stores. However, the centre is subject to physical constraints which may make this expansion difficult. (This opportunity was also identified for the centre by Essential Economics in the City of Greater Geelong Retail Strategy 2006.) Support commercial activities by increasing residential densities An opportunity exists to support activity centres in the study area by encouraging higher density residential development in the surrounding areas, particularly in those areas which are located in close proximity to activity centres. Any proposed increase of residential densities around activity centres would be dependent on the ability for new development to meet other objectives relating to the function of neighbourhood (eg. safety, connectivity, walkability, open space, etc…). Redevelopment of under performing centres in poor locations A number of local centres are under-performing and are unlikely to experience any significant improvement in the future unless there is direct intervention. Due to the increasingly competitive market for convenience retailing, it is important that local centres have a critical mass of residents in close proximity, and that their location and design meet an appropriate set of criteria. Encourage multi-use visits to local centres and convenience stores Providing for multi-use visits to local centres and convenience stores assists in improving the attraction of a centre. For example, a local centre becomes a more attractive destination if a person can undertake a variety of activities in the one location such as buying bread and milk, take-out money from the ATM, post mail before picking the kids up from school, child-care, dance ballet classes, etc. Corio Norlane Structure Plan Background Report - 94 - Final - March 2011
This may involve locating community uses adjacent to centres (or centres adjacent to community centres) and/or providing ancillary uses such as a mail box, ATM (internal to a shop) and Tattslotto agent in the centre. Creation of a Corio Norlane Traders Association The creation of an association(s) of traders in the Norlane and Corio area would provide business operators/owners with a forum in which they can address issues associated with doing businesses in the area. For example, addressing crime and security issues, centre appearance and amenity, marketing, and so on. This initiative may involve the creation of a single organisation for the whole area, or separate organisations representing the interests of individual centres (subject to the interest of traders and property owners). 7.4.3 Supportable Retail Floorspace in the Study Area Essential Economics undertook a broad-based assessment of the potential for retail floorspace development in the study area until 2019. The assessment recommends the amount of additional retail floorspace which could be supported in the study area subject to appropriate development of an efficient and accessible retail hierarchy which meets market demand. The retail floorspace forecast does not reflect a prescriptive development target, but is intended as a guide to activity centre policy in the study area. Factors which have been considered in this assessment include: • Existing retailers in the study area will continue to achieve a similar market share of resident retail spending to that which they are currently achieving, that is, approximately 70%. • The average trading levels of existing retailers will increase by approximately 1% pa for food catering, non-food and service retailers. Due to limited population growth in the study area and limited forecast growth in per capita FLG spending, the average trading level of existing FLG retailers in the study area has been assumed to remain constant. • The development of approximately 19,050m 2 of homemaker retail floorspace at the Geelong Gateway Homemaker Centre (recently completed) will increase the overall level of market share (and reduce the level of escape spending) achieved by study area retailers. An assessment of the potential turnover, market share and impact on average overall trading levels has been incorporated into the analysis. • As a result of the above factors, the share of retail spending escaping the trade area is forecast to decline from 30% in 2009 to 24% in 2019. Based on the above factors, potential exists for the development of approximately an additional 7,000m 2 (rounded) of retail floorspace in the study area, over and above the existing and planned level of floorspace. This figure represents the amount of additional retail floorspace which could potentially be supported in the study area, subject to the provision of appropriate retail development, and does not reflect a development target which must be achieved. The majority of development potential is in the non-food retail category, where potential exists for approximately an additional 6,000m 2 of floorspace by 2019 (rounded total). Only limited potential exists for the development of FLG, food catering and retail services floorspace, reflecting the sufficient amount of floorspace currently provided in the study area. However, the quality of some of this existing food and services-related floorspace is not of an acceptable standard in terms of contemporary retailing. Corio Norlane Structure Plan Background Report - 95 - Final - March 2011
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CORIO NORLANE STRUCTURE PLAN BACKGR
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6.5 Active Transport ..............
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Table 14 - City of Greater Geelong
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PART C 1.0 Introduction 1.1 Backgro
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The City of Greater Geelong has mad
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Map 1- Locality Plan Corio Norlane
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Map 3 - Study Area Corio Norlane St
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partnership with David Stead, but i
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2.0 Policy and Strategy Context The
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egion, and particularly in identifi
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2.3.4 Freight Futures - the Victori
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• North Geelong Precinct: to enco
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childhood services. It articulates
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2.8 Planning Scheme Policy, Zones a
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2.8.1 Zones The area is subject to
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2.8.2 Overlays The area is subject
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Map 5 - Design and Development Over
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2.9 Planning Provisions requiring r
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3.0 Demographic and Social Profile
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accounting for 18% of the total pop
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3.6 Labour Force Suburbs in Time de
Page 43 and 44: Figure 11 - Household Income Corio
Page 45 and 46: 3.10 Key Influences - Demographics
Page 47 and 48: Engineering Services Unit generally
Page 49 and 50: Park and Recreation Zone - PPRZ) pa
Page 51 and 52: 4.5 Key Influences - Physical Infra
Page 53 and 54: Map 8 - Residential Character and I
Page 55 and 56: Norlane Precinct 1 The streetscapes
Page 57 and 58: 5.2 Increased Housing Diversity Are
Page 59 and 60: Corio Distillery) at 23A-35 Lowe St
Page 61 and 62: Map 9 - Vacant Residential Land Cor
Page 63 and 64: een earmarked to house the Corio Co
Page 65 and 66: Table 8 - Summary of Residential De
Page 67 and 68: 6.0 Movement and Transport 6.1 Demo
Page 69 and 70: Photo 4 - Interstate Platform, Nort
Page 71 and 72: The study indicated that large port
Page 73 and 74: 6.4 Road and Freight The transport
Page 75 and 76: Figure 16 - Geelong Port Linkages S
Page 77 and 78: 6.5 Active Transport Active transpo
Page 79 and 80: Figure 18 - North Geelong Cycling R
Page 81 and 82: Directions and actions from the Gee
Page 83 and 84: 7.0 Economic Development The sub re
Page 85 and 86: Data on the number and value of bui
Page 87 and 88: centres are shown in Map 11 and des
Page 89 and 90: Table 13 - Summary of Retail Centre
Page 91 and 92: Robin Avenue, Norlane Fully tenante
Page 93: 7.4.1 Key Issues for Retail Sector
Page 97 and 98: The core design elements of the con
Page 99 and 100: The Industrial 1 zoned land bounded
Page 101 and 102: 7.6 Key Influences - Economic Devel
Page 103 and 104: Map 12 - Key Community Services and
Page 105 and 106: • Strategic footpath development.
Page 107 and 108: Theme/Issue Summary Recommendations
Page 109 and 110: policy initiatives, which includes
Page 111 and 112: Map 13 - School Facilities Corio No
Page 113 and 114: Flinders Peak Secondary College is
Page 115 and 116: 8.4 Key Influences - Social Infrast
Page 117 and 118: 9.1.2 Cuthbertson Creek Cuthbertson
Page 119 and 120: The City of Greater Geelong has und
Page 121 and 122: Map 14 - Bio Sites Corio Norlane St
Page 123 and 124: 9.4 Air Quality The Study Area is a
Page 125 and 126: 9.6 Key Influences - Natural Enviro
Page 127 and 128: Map 15 - Recreation and Open Space
Page 129 and 130: Master Plans Stead Park: Stead Park
Page 131 and 132: this precinct is to improve the ove
Page 133 and 134: 10.2.6 Norlane Reserve Address Size
Page 135 and 136: The centre contains the following f
Page 137 and 138: 10.4 Walking Study The ‘Walking M
Page 139 and 140: 10.6 Key Influences - Recreation an
Page 141 and 142: Economic Independence and Social In
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