Council dismisses environmental and economic objections to service station

Objectors to a proposed service station in a 'Rural Living' zone in Drysdale have been told that their concerns that the proposal threatens the local environment and local economy are irrelevant.

Their concerns were dismissed by City of Greater Geelong planner Grant Logan, who chaired a council-convened discussion on 12 March about Caltex franchisee Milemaker Petroleum's application for planning permission for a new service station on land between the southern ends of Portarlington Road and Jetty Road.

Industry in a rural setting? No problem!
Many objectors said that if the council approved Milemaker's application, this would introduce an industrial development into a Rural Living Zone; and that this would reduce still further the vestiges of open space and greenery left over from the major housing developments in the area. In reply, Grant Logan said that certain types of 'discretionary' development were allowed in a Rural Living Zone and that a service station came under that category. Consequently, objections that a service station is inappropriate in a Rural Living Zone were simply wrong in legal terms.

Local economy? Not our concern!
Objectors were also concerned at the likely effect on the local economy of three or even four service stations, especially when the long-promised Drysdale bypass takes through traffic away from Drysdale High Street. They questioned the 'need' for a third service station in the area and said that Milemaker's application includes no statistical data to justify another service station, especially one that would be a few hundred metres from the two existing ones - one of which is Caltex owned. Further, an application is likely for a service station at the Woolworths-led shopping centre in the new Curlewis estate, bringing the local total to four.  Objectors were concerned that an over-supply of service stations in the area could reduce profitability for all of them or even force one out of business. Either result would be bad for the local economy. In reply, Grant Logan said that economic considerations such as these were irrelevant to decisions on applications for planning permits.

Public participation? We sent them letters!
Many objectors mentioned the very poor publicity and short notice of the application. The official A4 notices pinned to the fence line of the property were taken down a day earlier than they should; and even while they wewre there, they were barely visible. (See 'Council restricts public comment on proposed new service station in Drysdale' on this blog [January 29 2014].) This lack of concern about public participation was reinforced when objectors to the application received an invitation from the council to discussion their concerns with 'the applicant' - no-one from Milemaker attended the discussion. Instead, there was a representative from Contour Consultants Australia p/l, which had submitted the application on Milemaker's behalf. Further, the invitation asked people to contact Grant Logan for any more information - but Mr. Logan was on leave until the day before the discussion.



 

'Community Concepts' - DCSCA submission 13

This is the thirteenth submission by the Drysdale and Clifton Springs Community Association (DCSCA) to the City of Greater Geelong's 'Community Concepts' programme. 

For background on the programme, and earlier DCSCA submissions see "'Community Concepts' - making the process transparent" on this blog (22 January).

A Scoping Study: A Swimming Pool at Drysdale Sports Precinct

The council should establish a 'scoping study' to investigate the need for a swimming pool and related facilities. The pool would be within the Drysdale Sport Precinct and would service the central Bellarine. The study should be led by the council or an outside appointed expert, with support from COGG officers. The study group should include representatives from State and federal departments, local schools, local community, recreational and sporting Groups; and it should investigate similar projects in Victoria.

The study group should investigate:

• predicted level of patronage by, e.g., the 6 local schools and 3 kindergartens, as well as the broader community
• potential revenue to the council
• level of community support
• benefits to fast growing local communities of a pool in the Drysdale Sports precinct
• benefits to the local economy of the Bellarine Peninsula
• long term needs of fast growing local communities
• appropriate size and cost of pool and feasibility of a staged approach (e.g. Stage 1 - an indoor/outdoor pool; Stage 2 - a Wellness Centre) to account for population growth.

The Scoping Study would gather facts and make recommendations; the council could then make plans in its budget, seek State and Federal Government support and stage the expenditure.

Note! The two local councillors currently representing Drysdale and Clifton Springs (neither of whom lives in the area) oppose a local pool because, they say, there is a pool at Ocean Grove. This ignores the need to replace the former Clifton Springs Pool and it ignores growing community need and opinion. DCSCA believes the need is evident and seeks an informed study and Council priority to this area. 

Objectives of the project

• To make an informed and considered recommendation in line with the long-term aquatic, sporting and health needs of the central Bellarine.
• To service the 3 local Kindergartens (Drysdale Preschool, Clifton Springs Preschool and Beacon Point Preschool) and the 6 local Schools (St Ignatius College, Christian College, Bellarine Secondary College, Drysdale Primary School, Clifton Springs Primary School and St Thomas Catholic Primary School). DCSCA believes there are a total of more than 3,500 students at these schools and considers that this fact alone more than justifies the need for a pool.
• To provide hydrotherapy facilities for the increasing population of older people on the Bellarine Peninsula
• Provision of a local pool will reduce costs and the 'carbon footprint' by reducing the need for expensive and time-consuming travel to other pools
• To facilitate water familiarity and water safety and provide “learn to swim” services for the local Kindergartens and an increasing number of young families
• To facilitate Aus Swim and Bronze Medallion Life Saving classes for the local schools
• To facilitate swimming within the sport/recreation programs in the 6 local schools
• To provide the opportunity for the provision of competitive water sports for schools and local clubs
• To increase social activity and reduce anti-social behavior by promoting healthy lifestyles and by encouraging active recreation and an engaged community
• To improve community health and well-being, reduce obesity within the community and reduce the cost burden on the health system
• To grow the local economy by providing economic benefits and local employment
• To enable the Drysdale Sports Precinct to have a continuous staff presence, improving security and improving the service to the community
• To enable infrastructure economies (sharing of changing rooms, toilets, etc) at the Drysdale Sports Precinct
• To provide a tourist attraction for the recognized holiday area of the central Bellarine.
• To complement the National Disability Scheme by providing suitable pool access and hydrotherapy services for the disabled, the aged and people with sport injuries
• To provide employment and, with good management, generate income.

A staged approach

Implementation of each stage will depend on funds.

Stage 1 Swimming Pool (indoor/outdoor)

To service the students (estimated to be in excess of 3500) at the 3 local Kindergartens and the 6 local Schools and the designated growth area of the central Bellarine. Pool to be family friendly and provide ramp access, lap swimming, 'toddler area' and have north facing sliding doors onto adjacent picnic area. The facility should have solar water heating and solar panels to be sustainable and enhance the natural environment.

Locating the pool in the Drysdale Sport Precinct would allow economies in infrastructure (carpark, toilets, changing rooms, kiosk/cafe, etc). It would also allow economies of personnel and would enable the Sports Precinct to have a continuous staff presence.

The option of hydrotherapy facilities in Stage 1 should be considered.

Stage 2 - Wellness centre including Hydrotherapy Centre, Gym, Spa and Sauna.

Stages 3, 4. - Waterslides. Dive pool. Competition pool.

Street address and suburb: Grubb Road, Drysdale.
Council ward: Cheetham
Estimate of total project cost: $40000 - $80,000, depending on the brief for the study and the level of in-house COGG resources used.
DCSCA has been involved in the development of the Drysdale Sports Precinct and has been promoting the benefits of the provision of a swimming pool for several years. DCSCA has volunteer insurance and members would be happy to assist in any way. One of our citizens has experience in establishing a council owned facility of this type and would be available for advice.

'Community Concepts' - DCSCA submission 12

This is the twelfth submission by the Drysdale and Clifton Springs Community Association (DCSCA) to the City of Greater Geelong's 'Community Concepts' programme.

For background on the programme, and earlier DCSCA submissions see "'Community Concepts' - making the process transparent" on this blog (22 January).

Scoping Study - A Fishing and Recreational Jetty at Clifton Springs.

Council should establish a 'scoping study' to investigate the construction of a Jetty at the Clifton Springs Boat Harbour. The study group should be led by the council or an outside appointed expert with support from council officers. The study group should include representatives from State government, Department of Environment and Primary Industries, Geelong Otway Tourism, local community groups and relevant sporting groups (e.g. boating, fishing).
 

The Scoping Study group should investigate the need for a jetty, the different usages to which it could be put, the likely level of usage, the advantages to local communities and the benefits to the local economy.

 

The scoping study group should gather facts, consider practical issues (access, parking, safety, boating access, etc.), determine appropriate design, consider aesthetic considerations (views, artscape feature, etc.), determine costs and make recommendations. If appropriate, the study group could also source funding and progress the project to completion.

Clifton Springs has no jetty, just the remains of 3 former ones. Thus, residents and tourists have no convenient location at which to participate in recreational fishing. This puts Clifton Springs at a disadvantage compared to other nearby communities such as Portarlington, St. Leonards, Queenscliff, Ocean Grove and Barwon Heads.

The proposal is to construct a Jetty adjacent to the car park at the Clifton Springs Boat Harbour, complementing existing activity there and requiring no extra infrastructure. The proposed jetty would protrude out into the Bay in a northerly direction; its design would depend on the study group's recommendation.

Objectives of the project 

• To provide a platform for recreational fishing
• To provide a promenade jetty where visitors may enjoy the spectacular views of the Clifton Springs foreshore
• To provide a “Streetscape to Artscape” feature, adding to the tourism attraction of the Clifton Springs Boat Harbour
• To improve community health and wellbeing by encouraging people to visit the Clifton Springs beach and foreshore for passive recreation
• To increase the tourism attraction of the Bellarine and hence grow the local economy and increase local employment opportunities
• To encourage community participation in a non-polluting, carbon neutral, sustainable activity
• To sustain and enhance the natural environment.

DCSCA also intends to apply for a grant from the Department of Environment and Primary Industries, Victoria. Applications accepted until 28/2/2014.

DCSCA has been actively involved in Clifton Springs foreshore maintenance and has conducted community planting days. DCSCA has volunteer insurance and members would be happy to assist in any way.

Street address and suburb: Clifton Springs Boat Harbour

Council ward: Coryule

Estimate of total project cost: $50,000

'Community Concepts' - DSCSCA submission 11

This is the eleventh submission by the Drysdale and Clifton Springs Community Association (DCSCA) to the City of Greater Geelong's 'Community Concepts' programme.

For background on the programme, and earlier DCSCA submissions see "'Community Concepts' - making the process transparent" on this blog (22 January).

Scoping Study – Tourism in the Central Bellarine.

Council should establish a 'scoping study' to investigate tourism on the Bellarine Peninsula. The study should be led by the council or an outside appointed expert, with support from Council officers. The study group should include representatives from State government, Geelong Otway Tourism, local (Bellarine) communities, local businesses (including accommodation). The study group should make recommendations based on its investigations.

The scoping study should investigate:

1) Benefits to the community of increased tourism. Are there proven benefits - at present and in the future? If there are, how can tourism be increased?
2) Local tourist accommodation. Does the lack of tourist accommodation in the central Bellarine have a negative effect on tourism? If so, how can such accommodation be increased?
3) A local 'icon' of the central Bellarine. Would this encourage tourists to visit the area?

Suggested 'icons' include:
* An elevated Lookout Tower (with associated café) on the highest point of the Bellarine, giving 360° views of Geelong, Melbourne, the Bay, Queenscliff and the Ocean.
* An elevated Lookout Tower (with associated café) at an alternative location.
* A marine attraction on one of the Bellarine Peninsula's north-facing beaches.
* An All-Abilities Aquatic, Hydrotherapy and Wellness Centre at Drysdale.
* A resort-style complex.

Objectives of the project 

• To determine how to increase the Bellarine Peninsula's attraction to tourists
• To increase the amount of tourist accommodation on the Bellarine Peninsula - especially in the central area, which lacks such accommodation
• To grow the local economy through the economic and employment benefits of tourism
• To give the Bellarine Peninsula a recognizable identity through a local 'Icon'
• To encourage tourists to enjoy the natural and beautiful environment of the Bellarine Peninsula.

DCSCA has been actively involved in promoting various ideas to Council and would be happy to participate in the study. DCSCA has volunteer insurance and members would be happy to assist in any way.

Street address and suburb: Drysdale, Clifton Springs, Portarlington Region.

Council ward: Coryule.
Estimate of total project cost: $20000.

'Community Concepts' - DCSCA submission 10

This is the tenth submission by the Drysdale and Clifton Springs Community Association (DCSCA) to the City of Greater Geelong's 'Community Concepts' programme.

For background on the programme, and earlier DCSCA submissions see "'Community Concepts' - making the process transparent" on this blog (22 January). 

 Focus Group - Traffic Congestion in Geelong CBD.
 Currently, east-west traffic through Geelong is very inefficient and subject to much delay. Vehicles spend a large percentage of their journey sitting at traffic lights, wasting time and precious fossil fuel and polluting the atmosphere in the CBD. DCSCA believes that detailed analysis of the system would reduce this congestion by fine-tuning the traffic light control system.  Some examples:

• Traffic data could be recorded, a modification to the traffic light operation trialed and subsequent data compared. 
• Designate “Green Light Routes”.  One route (e.g. McKillop St.) would have the traffic light sequencing optimized for east to west traffic; another route (e.g. Myer St.) would be optimized for west to east traffic.  Traffic flow along these routes would also be synchronized to the appropriate north/south flow through the traffic lights through LaTrobe St. at Ryrie St.  This would allow further efficiencies for traffic to and from Melbourne and the Bellarine.
• Realign the western end of McKillop St. such that it intersects with LaTrobe at Little Myers. This would eliminate the dangerous and inefficient Rail Level Crossing.  This will eliminate the dangerous and inefficient Rail Level Crossing, which is the cause of significant traffic delay.  An attached image indicates that 2 continuous east/west lanes of traffic could be provided. It may be desirable to only allow one lane to exit LaTrobe into Little Myers - this would allow a designated left turn lane out of Little Myers. Whether a right turn from LaTrobe would be allowed would need to be determined by VicRoads. The fact that an area of land, currently occupied by McKillop Street, would become available for carparking or development may offset any costs of this project.

Council should set up a focus group to investigate the factors contributing to traffic congestion and inefficiencies in Geelong CBD and to recommend improvements. Focus group personnel should include representatives of State and Local Governments, VicRoads, local community groups and businesses and invited experts. CoGG and VicRoads to progress project to completion.

Objectives of the project

• To reduce traffic congestion in Geelong CBD by implementing minimal-cost actions that optimize the existing system and reduce unnecessary traffic delays.
• To provide a healthier atmosphere in the Geelong CBD.  Audited data should enable CoGG and VicRoads to demonstrate that they are displaying a “Duty of Care” to Geelong residents by reducing the amount of carcinogenic exhaust fumes being generated in the CBD. 
• To reduce traffic congestion in Geelong CBD and hence improve the ambience within the CBD.  Reduced congestion will increase the tourism attraction and accessibility of both Geelong and the Bellarine, and hence grow the local economy and increase local employment opportunities.
• To improve pedestrian safety within Geelong CBD.  This action will reduce the number of vehicles in the area of the CBD where pedestrians are most numerous. 
• To improve road safety.  Reducing the number of vehicles having to stop at traffic lights will reduce the number of front to rear crashes.
• To reduce the amount of carcinogenic diesel fumes and pollution in the Geelong CBD. Vehicles travelling at a constant speed emit much less pollution than when stopping and starting. Hence this proposal will reduce pain and suffering, improve community health and wellbeing and reduce the cost burden on the health system. 
•  To reduce the wastage of fossil fuels with consequent environmental and economic benefits to the community and the country. The potential savings may be estimated as follows (Values used are as an illustration.): 
• Number of vehicles passing through Geelong CBD per day: east to west 10,000, west to east 10,000. Average journey time through approx. 3 km of Geelong CBD: 7  minutes. Average journey time to travel 3 km at a constant 60 km per hour (the speed that a green light route strategy could allow): 3 minutes. Time spent idling at traffic lights = 7 min – 3 mins = 4 mins per vehicle = 4/60 = 0.0667 hours. If, on average a vehicle uses 2 litres of fuel per hour when idling, then fuel used while idling at traffic lights may be calculated as follows: 20,000 vehicles per day x 0.0667 hours x 2 litres = 2,667 litres per day.  This is 973,333 litres/year.  At $1.50 per litre this is $1.46million!  This money could be more productively spent in the Geelong economy!
• To reduce climate change, sustain and enhance the natural environment and contribute to Geelong being a Clean and Green City.
• To reduce the carbon footprint of the traffic system.

 
An internet search shows that for every litre of gasoline used, about 2.4 kg of CO2 is produced; for every litre of diesel fuel, about 2.7 kg of CO2 is produced.  Approximately one third of the vehicles on the road are diesel and this percentage is increasing.  Thus the 973,333 litres of fuel per year produces in excess of 2400 tonnes of CO2 per year.

Street address and suburb: Geelong CBD

Council ward: Brownbill

Estimate of total project cost:  $20,000. Ongoing cost implication minimal – within existing VicRoads responsibility.

DCSCA Secretary Neil McGuinness has been actively involved in discussions with CoGG personnel on the issue and has had items published in the Geelong Advertiser on the issue.  These and other documents are available on request.

'Community Concepts' - DCSCA submission 9

This is the ninth submission by the Drysdale and Clifton Springs Community Association (DCSCA) to the City of Greater Geelong's 'Community Concepts' programme.

For background on the programme, and earlier DCSCA submissions see "'Community Concepts' - making the process transparent" on this blog (22 January).

Scoping Study - Extending the Geelong Ring Road to the Bellarine Peninsula. 

The City of Greater Geelong considers it "vital" to extend the Geelong Ring Road to the Bellarine Peninsula. Council should create a scoping study to identify the costs and benefits (both to central Geelong and to the Bellarine Peninsula) of the extension, identify available funding, set a desired completion date and assist VicRoads to progress the Ring Road to completion. The scoping study should include representatives of Federal, State and Local Governments, VicRoads, Geelong Otway Tourism,  community groups and businesses in the affected areas, plus invited experts.

Objectives of the project

• To identify the need, costs and benefits (safety, economic, environmental, etc.) of extending the Geelong Ring Road to the Bellarine Peninsula and make recommendations to governments and to Vic Roads
• To recommend  whether to construct the extension as a freeway, as this would be a quicker route between Melbourne and the Bellarine or western Victoria than travelling through central  Geelong.

Benefits of the extension

The City of Greater Geelong website currently lists the benefits as:  

• Reduced east-west traffic congestion through Central Geelong
• Reduced traffic through residential suburbs and townships 
• Increased tourism opportunities as a result of easier accessibility 
  
• Increased accessibility to the Geelong Ring Road, particularly for the Moolap industrial area and the residents of the Bellarine Peninsula.

DCSCA lists the benefits of an extension as:

• Increased attraction and accessibility of the Bellarine to tourists, helping to grow the local economy
• Improved ambiance in central Geelong beacause of reduced traffic congestion, reduced noise and increased safety. This will increase central Geelong's attraction to locals, visitors and tourists.  
• Improved community health and wellbeing because of reduced pollution, reduced travel times and reduced 'road rage'. (This will also reduce costs to the health care system.)
• Improved conditions for economic growth in central, south and east Geelong
• Improved local environment and economy, because of a reduced carbon footprint and reduced uses of fossil fuels. 

Street address and suburb: South-east Geelong. 

Council wards: Buckley, Austin.

Estimate of total project cost:$40,000 - $80,000, depending on the brief for the study and the level of CoGG resources deployed.

'Community Concepts' - DCSCA submission 8

This is the eighth submission by the Drysdale and Clifton Springs Community Association (DCSCA) to the City of Greater Geelong's 'Community Concepts' programme.

For background on the programme, and earlier DCSCA submissions see "'Community Concepts' - making the process transparent" on this blog (22 January).

Focus Group - Traffic Congestion in Drysdale.

Drysdale can experience 'gridlock' at peak times, because the pedestrian traffic lights cause traffic to back up to both the roundabouts. Council should establish a focus group to investigate the factors contributing to traffic congestion in Drysdale and to recommend solutions that make best use of the existing traffic management system, that should be minimal and within VicRoads' responsibility. (For example, traffic data could be recorded, a modification to the pedestrian light operation trialed and data compared.)

Focus group members should include representatives of State and Local Governments, Vic Roads, local community groups and businesses, plus invited experts. The focus group and VicRoads should progress the project to completion.

Objectives of the project

• To reduce traffic congestion and noise. This will improve the town's ambience and safety, increasing its attraction to residents, visitors and tourists. (NB. Traffic to and from the Tip and Geelong currently passes through Drysdale.)
• To reduce pollution,  travel times and 'road rage', thus improving community health and wellbeing and reducing costs to the health care system.
• To reduce the carbon footprint and use of fossil fuels, thus improving the local environment.
  

DCSCA has been actively involved in discussions with Hon. Lisa Neville MP and CoGG personnel on the issue and has circulated suggestions. DCSCA has volunteer insurance and members would be happy to assist in any way.

Street address and suburb: Drysdale

Council ward: Cheetham

Estimate of total project cost: $10,000