Talk to Inverloch for a better outcome

When it comes to urban planning and design, most people understand there are numerous Acts, Regulations and Local Laws that affect the way subdivisions, building developments and town plans are conceived and constructed.

In Inverloch, there is also a Policy Statement and a Design Framework to guide the implementation of every development in town, backed up by the Inverloch Strategic Framework Plan and the Town Centre Restructure Plan.

The planning objective behind all these documents is simple and succinct: To support the development of Inverloch as a consolidated and sustainable coastal village that optimises existing natural assets and character, and services the lifestyle and recreational needs of residents and visitors. (Clause 11.01-1L-08: Bass Coast Planning Scheme “Settlement”)

Together, these documents provide a clear roadmap for the way our community sees the future of our town and form a carefully thought out and peer-reviewed framework so that everyone understands what the community expects the nature and character of every future development will be.

Recently however, a proposal for development of 2-4 The Esplanade into serviced apartments (and two shops) was placed before Council where the planning team and Councillors seem to not have fully understood such community expectations.

Moreover, albeit in the face of more than 60 written objections, a permit for the development has now been issued (with restrictions) that fails key principles set out in the Inverloch

Design Framework for built form and density. Namely:
• Manage built form and design in terms of height, density and architectural quality
• Encourage a high-quality design outcome with a community focus on the private land within the foreshore precinct.
• Building height in the town centre is required to be a maximum of 9.5 metres from natural ground level to roof line
The property at 2-4 The Esplanade is a landmark site that has been recognised in the Planning Scheme by a site-specific Design Development Overlay (DDO10); with the DDO itself being a recommendation contained in the Inverloch Design Framework.

In addition to the points listed above, DDO10 requires the development to:
• Protect and enhance visual permeability of the site
• Create strong orientation toward the foreshore and integration with surrounding public open space, in particular, The Glades Picnic Ground
• Minimise the impact of development on surrounding areas by utilising contemporary coastal design principles and landscaping

Arguably, the now approved development does not comply with these expectations.

While the applicant is clearly a builder of imagination with a recent portfolio of modern and innovative designs, there is now a very real possibility that the whole matter will descend into bickering, planning appeals and litigation as the developer and the community come to grips with a less than satisfactory outcome for both.

Why do opportunities of this nature always seem to be characterised by adversarial “must have – can’t have” responses that diminish everyone’s expectations? Why can’t our Council work with developers to ensure community expectations like those set out in DDO10 are treated respectfully and with a sense of vision.

What was needed was engagement and imagining of this iconic location so that the opportunity was afforded a solution that Inverloch could be proud of – one that met the community vision for our town.

Warranted or not, maybe the community could have been consulted about possible uses like public art, climbing wall, all weather shade/seating and landscaping above the Glade, community facilities for The Amazon Project or the Inverloch Historical Society – heck, why not even discuss with Council the possibility of redeveloping the entire site and incorporating an updated Bunurong Environment Centre!

Unfortunately, there may now be a precedent for other developments to also not match the community expectations outlined in the Inverloch Design Framework.
Our planning experts must do better when it comes to managing community expectations and assessing development applications against design objectives that were clearly intended to meet the community’s vision for Inverloch.

Trevor Forge, Inverloch.