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Island at the crossroads

30/11/2017

11 Comments

 
Picture
Strategic thinking is needed to retain Phillip Island as a special place rather than a dormitory suburb of Melbourne, argues Cr Michael Whelan. 

By Michael Whelan
 
“Don't it always seem to go
That you don't know what you've got

Till it's gone
They paved paradise
And put up a parking lot”


PHILLIP Island is a beautiful place with incredible natural advantages that could easily be lost unless we decide to value them and preserve them. In the past we’ve seen some very ordinary planning decisions that have significantly changed the Island. Now we find ourselves at a watershed.

Do we want a poorly planned dormitory suburb with great but overcrowded beaches, congested roads and a famous motorbike race?

Or do we want it to be a special place because of its natural environment, exciting sporting and cultural events, vibrant attractive hospitality and accommodation centre and beautiful coastal villages?

Hopefully we are on the verge of a paradigm shift toward the Island being recognised as a special place, gaining momentum for the vision. With some strategic thinking, we have an opportunity to ensure a sustainable and prosperous future for Phillip Island.

It would mean greater density of development within the town of Cowes, with no expansion of the town boundaries. Sensitive development must also be demanded in the small coastal towns to preserve their integrity and appeal.

This will require a shift from the “one size fits all” approach of the State Planning Policy framework, which requires councils to ensure 15 years’ land supply for residential development. This dictum is driven by a desire to house an increasing Melbourne population but is blind to the requirements of a tourism destination that relies on its natural environment.

The state policy, abetted by the Bass Coast Planning Scheme, has driven the alienation of farm land for housing development and led to a predisposition to expand town boundaries. On Phillip Island it’s resulted in a proliferation of holiday houses that remain empty for most of the year and fill up during the Island’s already congested period.

The developments we are seeing are outstanding for only one thing – their sameness. A Pete Seeger song comes to mind “Little boxes made out of ticky tacky and they all look just the same.” The skill in development seems to be to cut a plot of land into as many small rectangles, independent blocks, as one can. I will celebrate the day a developer comes along with an innovative concept that seeks community and open space above isolation in single blocks.

The towns to our north are rapidly becoming suburbs of Melbourne, predicted to grow by over 230,000 people by 2035. We are also at risk of over-development through the spread of housing developments across the rural land as people seek to live and commute or have holiday houses here.

The Visitor Economy Strategy states “the environment is the economy of Phillip Island and San Remo”. The current trajectory of development threatens the rural and bushland appeal of the Island and hence the tourism base of the Phillip Island economy.

Preserving Phillip Island’s character demands recognition of serious targeted strategic planning that maximises the area’s natural assets. The council is currently reviewing the planning scheme to bring it into line with the council plan and incorporate its strategies. Our advocacy must also seek change to the state policy to give it a rational application in a tourism and conservation precinct.

Council inherited an excellent policy framework that includes the Phillip Island and San Remo Visitor Economy Strategy 2035, the Cowes Activity Centre Plan and the Phillip Island Integrated Transport Study.

The activity centre plan recommends a change to the planning scheme to offset the pull of the town toward Settlement Road – to give it a heart – and rezoning to allow denser development in Cowes to provide a walkable, accessible town. Significant in this is the development of a design and development overlay for the Isle of Wight and Warley Hospital site to facilitate their development as key hospitality and residential locations for Cowes.

The activity centre plan and the visitor strategy stress the urgent need to invest in infrastructure now while preserving the natural and rural environment. They recommend that Council modernises the Jetty Triangle, develop the Transit Centre and redevelop the Cowes Civic and Cultural Centre (CCC). The first two are happening now and the CCC is undergoing a detailed design with architects appointed.

These strategies also envisage iconic walking and cycling trails around the Island, with events and the visitor load spread throughout the year.

An irritating problem at this point is that the strategies are not considered in planning decisions with Bass Coast’s out-of-date planning scheme taking precedence. This is despite the strategies being considered by Council on at least two occasions and the planning scheme undergoing significant amendment and review by council. Council approved putting the amendment to the public two months ago.

This means that recent decisions of Council to refuse the Red Rocks Road development, a unit development on the Esplanade and a drug and alcohol rehabilitation centre on the old Warley site could be overturned by VCAT treating the planning scheme as superior to the council strategies.

The actions being taken by Council to reform the planning scheme are crucial to reframe development and to allow full consideration of council strategies in planning decisions.

The Phillip Island economy’s dependence on tourism is the highest in Victoria and second across Australia, with visitor numbers growing by 4.5 per cent a year. Yet Phillip Island receives less than the Regional Victorian average from visitor spend because our tourism is dominated by day trip visitors who spend their money in Melbourne rather than in the region.

The Visitor Economy Strategy recommends a focus on building off-peak visitor levels to spread the economic activity and help business to be viable all year round. Interestingly the strategy does not recommend road and bridge duplication as this would feed into the day visitation and congestion. 
11 Comments
Natasha
1/12/2017 12:05:44 pm

I sigh whenever people state on Vicroads forums and the PI Traffic forum that we must "build another bridge" and "widen all the main roads with extra lanes."
Interestingly, I never recognise the writers of these comments as permanent locals.
We must decide what we want our Island to be.
The very reason it is so attractive at present is the abundance of natural attractions, including the untouched beaches, green landscapes and rural breaks, rather than just a sea of houses, big chain Melbourne stores, and congested traffic, as the Mornington Peninsula has now become.
Cr Whelan writes:
"Greater density of development within the town of Cowes, with no expansion of the town boundaries. Sensitive development must also be demanded in the small coastal towns to preserve their integrity and appeal."

This will require a shift from the “one size fits all” approach of the State Planning Policy framework, which requires councils to ensure 10 years’ land supply for residential development. This dictum is driven by a desire to house an increasing Melbourne population but is blind to the requirements of a tourism destination that relies on its natural environment.
PLEASE, please let's think of this now and plan, rather than look back with a sigh at how it "used to be."

Reply
Greg Johnson
1/12/2017 01:45:10 pm

It's very heartening to read Cr Whelan's analysis of Phillip Island's strategic planning challenge.
It can't be said too often: "the environment is the economy". If we ignore this obvious fact then our Island is likely to end up just another overdeveloped appendage to Melbourne's urban sprawl.
He's dead right to call for urgent transference of key tourism and environment strategies into the Bass Coast Planning Scheme via amendments, without delay. The one-size-fits-all current Scheme must not be allowed to dictate the development future of such a unique place with such a lot at stake. We hope local councillors and Spring Street politicians are listening to Cr Whelan's timely warning.

Reply
Ruth Partridge
1/12/2017 04:09:45 pm

What Councillor Whelan and, unfortunately, several of his fellow Councillors, have got wrong, is that the current Planning Scheme is what you have to work with.

To be using Strategic Plans or wish lists of the future to guide your planning decisions now is wrong and your planning staff should be telling you so.

To be planning an overlay which will affect privately owned land with out informing or consulting with the owner of the land is extremely arrogant.

To refuse the application for a Rehab Centre in the Warley Hospital because you would like to see it turn into a seven story block of flats even though that is not a permitted use now, is breath taking!

Still believe in Santa?

Reply
Michael Whelan
2/12/2017 11:54:27 am

Thanks Ruth. Yes I do believe in Santa but he didn't come to me - he came to the developers that left the legacy issues of estates on Phillip Island with no made roads or drainage, that have been able to develop small blocks with not trees and even less character. That put an industrial estate surrounded by housing and directs heavy vehicles through settled areas and along roads of wonderful conservation value such as Coghlan Road. Yes well done to the Planning Scheme and those who travel with her. We have commenced the process to change it by the way and include our wish list (I mean strategies) in it. And yes your version of arrogance is actually spelt 'leadership' in my dictionary.

Reply
Carmen Bush
1/12/2017 05:33:48 pm

Totally agree with Cr. Whelan's sentiments. Phillip Island is unique and equal to many other places of significant natural beauty. A "one size fits all" planning scheme will not work for Phillip Island or Bass Coast.

Reply
ian Samuel
1/12/2017 05:58:38 pm

I totally agree you cannot replace what is lost. A prime example of this is the "Gold Coast"
Once a pleasant holiday destination visited for its natural beauty and relaxed atmosphere, over development has turned this area into a mini las Vegas with beautiful beaches and natural attractions being overlooked by high rise development and glitzy night life.
This must not be the destination for Phillip Island where the most significant and unique values of our Island and environs are based on the appreciation of nature, rural scenes and clean beaches.
State Government give lip service to supporting and retaining our unique environment with one size fits all planning schemes overriding the potential advantages that are unique to this area.
Continuous growth of the residential area must be avoided, and I applaud the Councilors who have the conviction to address this problem

Reply
Vicki Breen
1/12/2017 09:34:29 pm

I am so pleased that Councillor Whelan has it so right about Phillip Island.Our special environment is our future and thankfully he will stand to protect that before all is lost.

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Catherine Watson
2/12/2017 11:07:57 am

I’m interested in your point about encouraging medium density housing in Cowes, rather than the grotesque suburban development we’re seeing now, of big houses on small blocks.
In European cities like Copenhagen and Amsterdam, most people live in well-designed four- or five-storey apartment blocks with balconies and common gardens and public spaces. They are close to shops and public transport. Few people have cars. Bikes are the preferred mode of transport.
With higher density, all sorts of things become possible – better public transport, café culture, cinemas, bars, tennis courts, swimming pools, a year-round economy.
For closer inspiration on how Cowes might evolve into a vibrant small town, perhaps we could look to Brunswick where two medium-rise apartment blocks, the Commons and Nightingale, by Breathe Architecture (http://www.breathe.com.au/) are setting a new standard for sustainable, thoughtful, affordable design.
Of course these places are not for everyone; some people want their own house on their own block. But I can see a growing cohort of ageing baby boomers who would be quite happy to swap the quarter acre and house for a smart, sustainable apartment in a vibrant small town on an island of natural wonders.
But how does Bass Coast Council encourage, or perhaps even mandate, better urban development?

Reply
Michael Whelan
2/12/2017 11:57:17 am

Thanks Catherine, I agree we can learn a lot from overseas cities that have a history before the motor vehicle. I attended a briefing on the Nightingale project - am excellent project wouldn't it be great to see something like that in Cowes.

Reply
Neil Rankine
2/12/2017 06:48:32 pm

There is one thing you need and another you have, to achieve these protections. You need a Localised Planning Statement embedded in the planning scheme. These tell the government the characteristics you desire for an area. There are a few in the state planning scheme at present, e.g. Mornington and Ballarine Peninsulas, which are municipality wide. They can be used more specifically to a part of a municipality, like the Island, which then allows stronger controls as we already have the second thing needed - the mainland, and in particular Wonthaggi, which can provide the bulk of the 15 year land supply demanded by government for the greater municipality. This assures Wonthaggi's future as a regional centre, and flowing from that, more jobs for the whole municipality.

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Anne Paul
17/12/2017 09:56:22 am

Well said Michael and I am pleased to see your considered and enlightened thinking and hope it can be realised. Two things - I had missed seeing the D&A proposal for Warley site and agree re refusal, tho I have no doubt there is demand. I have long been advocating a proper bike/walking trail from Cowes to the Nobbies, with a branch trail into Ventnor. I have walked from Ventnor to Penguin Reserve and even out of season its not safe on side of road. A proper trail would be a fantastic amenity and a safe alternative means of accessing this wonderful area, while also providing an alternative for Ventnor folk to get to Cowes. I am aware of the various responsible authorities involved in such a project but its a good opportunity to work together. I recently saw teenagers on (?electric) bikes nearly hit by a delivery van near Gossard Point Rd, as they clung to road edge!. Keep up the good work

Reply



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