There are three Industrial Zones provided in the Victorian Planning Provisions (VPPs) to accommodate different forms of industrial activity.
- Industrial 1 is used to provide for manufacturing industry and the storage and distribution of goods and associated uses.
- Industrial 2 is used to provide for offensive industrial uses that are required to be located a substantial distance from sensitive uses such as residential areas.
- Industrial 3 is used to provide for industrial activities which will not affect the safety and amenity of adjoining sensitive uses and to provide a buffer between Industrial 1 or 2 zones and local communities.
Planning Approval Requirements
Many industrial land uses do not require a planning permit in the Industrial 1 Zone, subject to meeting certain conditions, and buffer distances where required. Industrial land uses generally require planning permits in the Industrial 2 and 3 Zones.
A planning permit will generally be required to construct a building or construct and carry out works associated with industrial land uses.
Considerations
The main issues to be addressed when developing your proposal for an industrial activity are:
- Municipal Strategic Statements (MSS) and State and Local Policies
In developing your proposal you should ensure that it supports the objectives of the City's MSS and is consistent with State and local policy.
- Zone
Given the above description of the Zones, you will need to determine what Zone your land is within and whether or not it is the most appropriate one for your intended activity.
- Buffer Distances – Clause 52.10
Clause 52.10 of the Planning Scheme "Uses with Adverse Amenity Potential" identifies different types of production, use or storages that require buffer distances (the Planning Scheme can be viewed at any one of our customer service centres or on the web at www.geelongaustralia.com.au).
These distances are the minimum from any part of the land of the proposed use or buildings and works to land in a Residential Zone, Business 5 Zone or land used for a hospital, school or affected by a Public Acquisition Overlay.
The City is required to determine the suitability of the site for buildings or works having regard to these buffer distances.
- Loading Facilities
Loading facility requirements are specified in Clause 52.07 of the Planning Scheme. It is important when designing developments that appropriate off street loading facilities are provided.
Where a building has a net floor area of 2600 square metres in a single occupation, the minimum loading bay dimensions are:
Area 27.4 sq.metres
Length 7.6 metres
Width 3.6 metres
Height clearance 4.0 metres
For every additional 1800 square metres of floor area (or part thereof), an additional 18 square metres of loading bay area is required.
- Access and Traffic Management
It is important to design access to and from the site that does not prejudice the safety of road users. Applicants should liaise with tThe City's traffic engineers prior to lodging a planning application to determine access requirements
Other Considerations
Other matters that will be considered by the City in determining your application for an industrial development or use, and therefore should be addressed in developing your proposal, are:
- any natural or cultural values on or near the land
- streetscape character
- built form
- landscape treatment
- interface with non-industrial areas
- parking
- service areas
- outdoor storage
- lighting
- drainage of the land and stormwater discharge
- the availability of and connection to services
- the effect of traffic to be generated on roads
- the effect that the use may have on nearby existing or proposed residential areas or other uses which are sensitive to industrial off-site effects
- the effect that nearby industries may have on the proposed use
- in the case of land in the Industrial 2 Zone, the suitability of the industry or warehouse being located in the core of the Zone, where the land is more than 1500 metres from land (not a road) which is in a Residential Zone or Business 5 Zone, land used for a hospital or school or land in a Public Acquisition Overlay to be acquired for a hospital or school and the industry or warehouse is a purpose which is listed in the Table to Clause 52.10 as requiring a threshold distance of less than 1500 metres, or is not listed in the Table
- in the case of Industrial 3 Zone, the effect on nearby industries.
Supporting Information
An application to use land for an industry or warehouse must be accompanied by the following information, as appropriate:
- the purpose of the use and the types of processes to be utilised
- the type and quantity of goods to be stored, processed or produced
- how land not required for immediate use is to be maintainedwhether a Works Approval or Waste Discharge Licence is required from the Environment Protection Authority
- whether a licence under the Dangerous Goods Act 1985 is required
- the likely effects, if any, on the neighbourhood, including:
- noise levels
- air-borne emissions
- emissions to land or water
- traffic, including the hours of delivery and dispatch
- light spill or glare
- details of the ability of the site to meet the required buffer distance for the proposed use
- in the case of land in the Industrial 2 Zone, the suitability of the industry or warehouse being located in the core of the Zone, where the land is more than 1500 metres from land (not a road) which is in a Residential Zone or Business 5 Zone, land used for a hospital or school or land in a Public Acquisition Overlay to be acquired for a hospital or school and the industry or warehouse is a purpose which is listed in the Table to Clause 52.10 as requiring a threshold distance of less than 1500 metres, or is not listed in the Table.
An application to construct a building or construct or carry out works on land in an Industrial Zone must be accompanied by the following information, as appropriate:
- a plan drawn to scale which shows:
- the boundaries and dimensions of the site
- adjoining roads
- relevant ground levels
- the layout of existing and proposed buildings and works
- driveways and vehicle parking and loading areas
- proposed landscape areas.
- external storage and waste treatment areas
- elevation drawings to scale which show the colour and materials of all buildings and works
- construction details of all drainage works, driveways and vehicle parking and loading area
- a landscape layout which includes the description of vegetation to be planted, the surfaces to be constructed, a site works specification and the method of preparing, draining, watering and maintaining the landscape area
- details of the ability of the development to meet the required buffer distance for the intended activity.
A completed application form, relevant fee and copy of title is also required for all applications.
Note: The Greater Geelong Planning Scheme includes Local Planning Policies for industrial development and use which needs to be reviewed as part of any planning permit application.
