Our Vision for Armstrong Creek Town Centre
The Armstrong Creek Town Centre will be developed into a world-class, integrated, environmentally sustainable community.
The City of Greater Geelong (CoGG) has developed an innovative planning framework for the new Armstrong Creek Town Centre. Amendment C267, which implements the Precinct Structure Plan (PSP) and associated Design Guidelines, has introduced new requirements and guidelines to drive better sustainability outcomes for the precinct.
Our approach is to work with developers and the community to assist them to implement the sustainability requirements and guidelines for Armstrong Creek Town Centre.
Our objective is to encourage sustainable design and development to minimise energy and resource use. Through improving the design of homes and buildings we can save water, decrease energy use, minimise waste and create healthier and more productive places, as well as minimising ongoing cost.
This Guide is designed to support both developers and the CoGG in coming to a common understanding of the requirements of the PSP, and assist the preparation and implementation of Sustainability Management Plans.
Whether you have already begun work using another ESD Tool such as Green Star, or not yet explored how the sustainability of your project may be improved, we are keen to work with you in partnership to complete a Sustainability Management Plan.
Why a Sustainability Management Plan?
A Sustainability Management Plan (SMP) is now a requirement for all significant development applications within the Armstrong Creek Town Centre. A SMP document show the proposed development will respond to the objectives and guidelines detailed in the Armstrong Creek Town Centre Precinct Structure Plan.
The objectives and guidelines are based around the five principles shown to the right. Integrating sustainability into development will protect the community against energy and water cost increases, make it more resilient to future climate change impacts, and give greater control over resource needs. It will also help to make the Town Centre vibrant, comfortable and people oriented.
To drive this change, the City of Greater Geelong has created this practical guide for both developers and the community.
Each guideline is numbered to reference the Precinct Structure Plan (and this number should be used in your Sustainability Management Plan – as shown in the sample templates).
Does it apply to my development?
The threshold or trigger relevant to the proposed development is detailed in the Greater Geelong Planning Scheme, Urban
Growth Zone Schedule 5.
Multi-unit residential development comprising 10 or more dwellings, non-residential development comprising more than 500 square metres of gross floor area and any service stations must be accompanied by a Sustainability Management Plan.
A Sustainability Management Plan details what the relevant sustainability targets or performance measures are and how they will be achieved, in the context of precinct level objectives.
Why this is important
Sustainability Management Plans are increasingly required across Victoria to improve the sustainability of our built environment.
Sustainability is an inherent part of good design. Far from‘extra’ or ‘nice to have’, sustainability can be a fundamental driver behind developing profitable and liveable buildings.
It’s a differentiator. Sustainability can be a really important part of delivering a product that stands out. For both commercial and residential buildings, customers are increasingly looking for low operating costs, high comfort and amenity, and the confidence that a building is designed to meet the needs of the future.
It makes economic sense. Smart approaches to sustainability integration can minimise upfront cost, increase revenues and reduce operating costs over the building’s life.
It’s the future. Armstrong Creek and City of Greater Geelong can lead the way with a design, development and construction industry that can deliver great buildings at great prices. Being ahead of the curve instead of behind it can open up more market opportunities, establish competitive advantage and result in long-term value for individual businesses and the whole region.
Purpose of this Guide
This guide will assist developers understand how to implement sustainability initiatives in their proposed developments, how to present this information in the correct form and how their applications will be assessed.
The guide will also assist CoGG planners to work with the Precinct Structure Plan and associated new requirements so that a consistent and clear system for reviewing and assessing applications is applied.
City of Greater Geelong Schedule 5 to the Urban Growth Zone
Armstrong Creek Town Centre Precinct Structure Plan
Guide to preparing a Sustainability Management Plan for Armstrong Creek Town Centre
|Review at the start of the project to understand the process and the guidelines/opportunities including sustainability requirements and case studies
|Review during the design to align with the Precinct Structure Plan requirements
|Use these when preparing a planning/ development application
How to realise the sustainability benefits
This guide is designed to help developers capture the benefits of sustainability in their projects. The process outlined below provides a summary of the key steps along the way. These steps, when combined with more detailed guidance provided on each key sustainability theme, will ensure all projects in the Armstrong Creek Town Centre benefit from more sustainable approaches to development.
Effective engagement between all stakeholders, particularly the developer and CoGG, will be required from the pre-application stage and throughout the project to ensure understanding of the guidelines and application requirements.
A high level of engagement will be critical for achieving the best sustainability outcomes for the Armstrong Creek Town Centre precinct.
Our approach in the Armstrong Creek Town Centre is one of collaboration, and we aim to assist all stakeholders in the process of integrating sustainability into their development, delivering a better product often without impacts on costs and timelines.
Note: The implementation of sustainability on a project is not limited to these guidelines. Developers are encouraged to pursue sustainability innovations beyond those provided by the Armstrong Creek Town Centre Precinct Structure Plan.
|Inform your team
|Make sure your consultant team is aware of and understands the policy from the start.
Meet with Council early on to make sure expectationsare clear about performance and documentation.
Ensure roles and responsibilities for sustainability within your consultant team are clear.
|Embed early design
|Consider sustainability outcomes as the development concept is created and evolves - explore a range of options along the way and evaluate each for its strategic, economic and environmental value to the project. Options should beresponsive to the type and scale of the development.
Don’t wait until the end to ‘add’ the sustainability.
|Use tools to evaluate alternative master plans, building designs and infrastructure servicing approaches throughout the design process (for example: NatHERS, IES, STEPS, SDS and Green Star).
As well as technical modelling, evaluate the business case for alternatives.
|Document your initiatives
|Document your initiatives in the Sustainable Management Plan to articulate the proposed benefits of your chosen approach.
Ensure that evidence and analysis is provided and reasons are documented where design approaches or technologies have been deemed unsuitable to the type, nature or scale of the development.
Applying the Principles of Sustainability at Armstrong Creek Town Centre
The pages on the left outline what the Armstrong Creek Town Centre objectives and guidelines mean and how they can be implemented to generate great outcomes for both developers and the community. We have summarised some of the practical initiatives that can significantly improve the sustainability of different development types, and an indication of the costs and benefits, for each of the five principles of sustainability.
Every project is different. It is important that each site and proposed development is evaluated to find the best opportunities to deliver on the five principles of sustainability.
Each guideline is assigned a number that relates back to the reference system of the Precinct Structure Plan. These numbers should be referenced in the Sustainability Management Plan to facilitate cross-checking between a development’s sustainability approach and the Precinct Structure Plan.
Further guidance on how to respond to all the guidelines is provided in the Reference Matrix. Sample templates for preparing your Sustainability Management Plan are also available below.