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Apollo Bay Harbour Opportunities & Constraints Report May 2025

ANTARCTICA:ARCHITECTS

Apollo Bay Harbour Redevelopment

Acknowledgement of Country Introduction

Contents 7 9

10 Section 1: Purpose 13 Project Process 17 Project Objectives 19 Stakeholders Geelong City Deal Funding 21 Section 2: Site Analysis Regional Victorian Context Aboriginal Cultural Heritage Marine & Coastal Act 2018 (MACA) Local Apollo Bay Planning Analysis Site Context Use & Movement Flora & Fauna Coastal Processes & Climate Change Aboriginal Cultural Heritage Viewlines & Site Levels

22 25 27 29

Section 3: Opportunities 54 and Constraints 57 Precinct Plan 59 Precinct Future Vision 61 Improved Co-Op Viewing Deck and Public 63 Precinct 65 Pedestrian Access & Connection 67 Mother’s Beach Carpark & Changing Huts Port Operations Depot & 69 Ocean Rescue Opportunity

31 33 35 37 39 41 43 45

47 Urban Use - Industrial 49 Urban Use - Public Urban Use - Commercial 51 Working Harbour & Apollo 53 Bay Fishermen’s Co-Op

Apollo Bay Harbour Redevelopment

Acknowledgement of Country Meerreeng, Parreeyt pa Moorrnong (Land, Water and Sky) Antarctica Architects acknowledge the Eastern Maar as the traditional custodians of the area. We pay our respects to their Ancestors and Elders, past and present. We recognise and respect their unique cultural heritage, beliefs and intrinsic connection to their traditional lands, which continue to be important to them today. We value the contribution their caring for Country makes to the land, coastlines, waterways and seascapes within the municipality. We support the need for genuine and lasting partnerships with the Eastern Maar People to understand their culture and connections to Country.

7 6

Apollo Bay Harbour Redevelopment

Introduction The Apollo Bay Harbour was first developed in the mid nineteenth century following European settlement of the town. The pier was built in its current location in 1892 at which time the town was still called Krambruk, the original name from indigenous origin. Renamed Apollo Bay in 1898 the town and its fishing industry expanded following the construction of the Great Ocean Road in 1932. The harbour is a working port which generates income for the town and supports the local fishing industry. The Apollo Bay Fishermen’s Co-Op was founded in 1948 and they are the primary supplier of Southern Rocklobster to the region and supply 16-20t of lobster a year to Victoria and beyond. The GORCAPA Port operations depot is a vital building in the harbour and houses the port manager’s office and the harbour maintenance team and their workshop. The Apollo Bay Harbour Redevelopment Project will revitalise the Apollo Bay Harbour precinct. The outcome will increase the capacity of commercial operations and recreational activity and support the growth of the tourism economy through improving the public realm and visitor offerings in the precinct. The project delivery will also offer improvements to public safety and access in the working port. The Apollo Bay Harbour Precinct includes the Apollo Bay Fishermen’s Co-Operative building, the port operations depot, the slipway yards, Mothers Beach carpark, Point Bunbury boat ramp and carpark, Apollo Bay Sailing Club, commercial moorings, breakwaters, pier, and beacons. Over the years a range of proposals have been put forward to improve the levels of service and attractions in the harbour precinct. Most recently, the Colac Otway Shire Council sought to bring together a suite of improvements through the Apollo Bay Harbour Development Plan which was completed in 2019. However, the gazettal of the Marine and Coastal Act in 2018 and the subsequent Marine and Coastal Policy 2020 and other guidance resulted in a review of planning alignment and a risk assessment of planning approval success for the Development Plan against MACA. The proposed redevelopment will include a redevelopment of the existing Apollo Bay Fishermen’s Co-Op building to accommodate an approved commercial offering, the redevelopment of the port operations depot, the construction of a public promenade and improvements to pedestrian, cycling and vehicle access around the site as well as of the Mother’s Beach carpark and Nelson Street. Antarctica will work with our team of subconsultants, GORCAPA and the community and stakeholder reference groups to deliver this valuable project for the community of Apollo Bay and The Great Ocean Road. 8

9 8

01: PURPOSE

Apollo Bay Harbour Redevelopment

Project Process This report aims to consolidate; site information, background documents, policy, and guidelines to inform guiding principles and identify opportunities & constraints for each site. The project process has included weekly meetings & consultation with GORCAPA. Meetings included presentation and review of site analysis, discussion and review of policy and guidelines, and presentation of concept development. GORCAPA have released a Community Values Survey which will be used to review of the opportunities and constraints that are identified for the project. The design team have conducted design & site analysis workshops and visited site to inspect and document existing conditions. The project team have consulted with GORCAPA stakeholders, representatives from the Eastern Maar Aboriginal Corporation, stakeholders from the Department of Jobs, Skills, Insustry and Regions, the Community Reference Group and the Technical Working Group. The following consultants have been engaged during this phase by Antarctica Architects: Sustainable Project Management (SPM) Marine & Coastal Act Consultant Enlocus Landscape Architects Spectrum Planning Solutions Planning Consultant Intrax Structural & Civil Engineers Simpson Kotzman Services Engineers ACHM Cultural & European Heritage Consultants

Steve Watson & Partners Regulations Consultants

Apollo Bay Harbour Redevelopment

Project Process Background Documents The following documentation has been reviewed and informed the development of the Opportunities & Constraints report: · Apollo Bay Harbour Development Plan Final, TRACT Consultants, 22.12.20 · Apollo Bay Harbour Development Plan Review & Assessment, Coastal Planning and Blue Sense Consulting, 30.01.2024 · Review of the Apollo Bay Harbour Development Plan Review & Assessment, Sustainable Project Management, 08.12.2023 · Eastern Maar Country Plan, Eastern Maar Aboriginal Corporation, 01.07.2015 · Eastern Maar Nation Statement, Eastern Maar Aboriginal Corporation, 13.07.2024 · Apollo Bay Harbour Redevelopment Design Review, Victorian Design Review Panel, 01.03.22 · Apollo Bay Harbour Redevelopment Planning Advice, Claire Scott Planning, 20.10.23 · Apollo Bay, Skenes Creek & Marengo CIP Issues & Opportunities Paper: Coastal, Water Technology, 23.06.19 · Apollo Bay Harbour, Coastal Hazards Vulnerability Assessment,Water Technology, 11.06.13 · Coastal Hazard Management Plan Skenes Creek to Marengo, Water Technology, 26.10.12 · Geotechnical Desktop Study, Apollo Bay Harbour, YTTRUP, 14.11.19 · Geotechnical Site Investigation Report Apollo Bay Harbour Precinct, Provincial Geotechnical, 24.11.21 · Geotechnical Assessment Report Apollo Bay Harbour, St Quentin, 01.12.21 · Pavement Investigation Report Apollo Bay Harbour, Ground Science. 13.07.21 · Apollo Bay Harbour Precinct Investments Scenarios Assessment, MacroPlan Dimasi, 26.09.18 · Apollo Bay Harbour Redevelopment -Stage 1, Cultural Heritage Management Plan, ACHM, 01.12.21 · Apollo Bay Harbour Redevelopment -Stage 2, Cultural Heritage Management Plan, ACHM, 03.12.21

· Apollo Bay Harbour Development Native Vegetation Removal FINAL, Biosis, 06.02.22 · Apollo Bay Harbour Redevelopment: EPBC Act Significant Impact Self Assessment, Biosis, 20.07.21 · Apollo Bay Harbour Redevelopment Stage 1&2, PreTender Estimate Rate Review, Muller Partnership, 19.09.23 · Colac Otway Planning Scheme, (including:) Schedule 2, Clause 37.01 Special Use Zone, Colac Otway Shire, 20.05.21 Key drivers of a changed approach A number of legislative and policy changes have affected the redevelopment of the Apollo Bay Harbour. The key drivers of our current approach include: Gazettal of the Marine and Coastal Act (MACA) Gazettal of the Great Ocean Road and Environs 2020 Protection Act. Release of the Marine & Coastal Policy Publication of revised Siting and Design Guidelines for Structures on the Victorian Coast. Interpretation and application of the Marine and 2022 Coastal Policy in Baker v Surf Coast VCAT 257 at Point Grey, Lorne by the Victorian Civil and Administrative Tribunal. Eastern Maar Aboriginal Corporation receives formal 2023 recognition of Native Title through the Federal Court. Release of Victoria’s Resilient Coast, Adapting for 2100+ to guide coastal hazard responses. 15

Apollo Bay Harbour Redevelopment

Project Objectives The following fundamentals from the Siting and Design Guidelines for Structures on the Victorian Coast developed through the Marine and Coastal Act 2018, have been used by our team to develop project opportunities and will allow us to develop guiding principles for the concept designs. · Purpose and Need Improve the amenity, aesthetic, operational and cultural value protection elements of the harbour. · Climate Change and Adaptation Avoid vulnerable areas of the harbour and ensure development incorporates best practice environmentally sustainable principles. · Aboriginal and Cultural Heritage Ensure the development helps protect and acknowledge tangible and intangible cultural heritage values and has no negative impact on aboriginal cultural heritage places. · Coastal Processes Assess and ensure design of structures avoids areas subject to coastal hazards and does not interfere with or impede coastal processes. · Geology Respond sensitively to the underlying geology and ensure the structure responds to the geological character of the area. · Morphology Ensure the form and character of the development is sensitive to the surrounding landscape and context. Ensure scale is appropriate and does not interfere with existing landscape features. · Hydrology Ensure any new structures respond to and accommodate natural drainage patterns. Manage water locally where appropriate and ensure water is retained and reused on site wherever possible. · Vegetation and Ecology Respond sensitively to the native vegetation on site and ensure regeneration/planting of indigenous species is incorporated into the development wherever possible. · Safe and Effective Port Operations Ensure operation of safe and effective port.

· Climatic Conditions Site and design the development to maximise sun wind and weather protection. Ensure provision of places of refuge from climatic conditions. · Views Ensure the design of the development enriches and improves views to and from the coast and maintans existing public views, vistas and sightlines. · Public Open Space Create a clear, uncluttered and safe public environment. · Local Character and Sense of Place Ensure the design of the development compliments the local coastal character. · Heritage Ensure the design responds to existing heritage character and reuses and integrates existing heritage features in the design. Ensure archealogical heritage remains undisturbed due to the siting of the design. · Public Access Enhance public access and minimise loss of open space. Ensure connections to and from the site are created and public access to the coast is improved. · Increased Function and Adaptability Create adaptable and flexible shared spaces to make efficient use of the site. Ensure wherever possible that the design considers the adaptability of the structure for future use. · Sustainability Ensure the design optimises energy considerations including passive environmental design. Ensure material selections are sustainable and resilient in a coastal environment. · Materials and Finishes Ensure materials colours and textures are suitable for the marine environment and that the buildings are designed to be sensitive to the character of the local coastal environment.

Apollo Bay Harbour Redevelopment

Stakeholders GORCAPA - PCG CRG PWG

GORCAPA (Client) Project Manager: Leigh Irvine

key

Project Director Principle Contact Nicola Garrod Design Director Graham Crist Architectural & Landscape Team Emma Donovan Maxwell Leegel Wight

MaCA SPM Planning Spectrum Planning Solutions Cultural & Built Heritage ACHM Landscape Enlocus Services Simpson Kotzman Structure & Civil Intrax Building Surveyor Keystone Regulations Consultant Steve Watson & Partners Signage Memo Traffic & Waste Ratio

Quantity Surveyor Zinc Geotechnical Land Surveyor Coastal Hazards

In addition there will be ongoing engagement with DEECA and DTP to ensure the project is aligned with MACA and its consent framework.

Apollo Bay Fishermen’s Co-Op

PARTNERS AND STAKEHOLDERS

CONSULTANTS

ANTARCTICA

Planning & Environment: Jessie Parsons-Jones Mitchell Etherton

Ongoing consultation with project partners and stakeholders including; Apollo Bay Fishermen’s Co-Op, the Port Manager and Port operations depot staff for the Port of Apollo Bay, the Eastern Maar Aboriginal Corporation, and the Apollo Bay Sailing club. In addition, ongoing engagement with the PCG, PWG and the CRG will assist in informing the parameters and functional brief for the project.

Port Operations Depot Eastern Maar Aboriginal Corporation Colac Otway Shire Apollo Bay Sailing Club DEECA DJSIR DTP Victorian Fisheries Authority Apollo Bay Chamber of Commerce Apollo Bay WinterWild and Seafood Festival

line of reporting contractual relationship line of communication 19

Apollo Bay Harbour Redevelopment

Geelong City Deal Funding

The project is funded by the Geelong City Deal. This outlines the scope to be met in order to achieve the deliverables required by the funding. This scope must be prioritised within the project and reviewed against legislative requirements.

Specific projects that have been identified within this scope are listed below: Mother’s Beach car park upgrade 2· Harbour precinct entry road upgrade 3· Provision or upgrade of pedestrian and bicycle paths connecting the harbour precinct with the township including historical and interpretive signage 4· Extension of the Fishermen’s Co-Op building 5· Upgraded Port Operations Depot with public change room and amenities 6· Replacement of fencing in the harbour 1·

1 6 2

5 3

02: SITE ANALYSIS

Apollo Bay Harbour Redevelopment

Region: Victorian Context Apollo Bay is located on the lands of the Gadubanud People of the Eastern Maar Nation. This region covers a significant stretch of Victorian coastline. Located along the Great Ocean Road approximately 190km from Melbourne and 125km from Geelong, and with a population of around 1800 people, Apollo Bay is within the Colac Otway Shire and acts as a district centre for the surrounding small coastal towns of Marengo and Skenes Creek.

Lorne

Wye River Princetown

Lavers Hill

The town has a thriving fishing industry and a strong tourism economy. With pristine beaches, ocean surf, recreational fishing and proximity to the Otways National Park the town is a hub for Victorian, interstate and international visitors. Located at the eastern end of the Otway marine bioregion, it hosts a range of important marine and coastal flora and fauna protected by the accessible Marengo Reefs Marine Sanctuary and the Apollo Marine Park further off shore in Bass Strait. The Marengo Reef Marine Sanctuary is home to seals, weedy seadragons and dolphins as well as an annual migration route for southern right and humpback whales from June to September.

Kennet River Skenes Creek

Apollo Bay Twelve Apostles Marine National Park

Marengo

Johanna

Marengo Reefs Marine Sanctuary Apollo Bay

Cape Otway 24

Melbourne

Great Ocean Road

Great Ocean Walk

Otway Ranges National Park

Marine National Park

Eastern Maar Country 25

Apollo Bay Harbour Redevelopment

Region: Aboriginal Cultural Heritage Apollo Bay is on the lands of the Gadubanud People, part of Eastern Maar Country, which has a rich cultural heritage and a wealth of environmental values. Eastern Maar Country encompasses a variety of terrains and these were vital to their culture and survival. The region contains a significant number of language groups.

Ya b

bie

Gariwerd (The Grampians)

The Eastern Maar Country Plan describes the following: “Our identity is tied to the lava flows and wet Hill Country Jardwadjali

Pe rc

ish

forests, our sea and hill country, Gariwerd, the

ac Bl

heathlands and dry bush. We have looked after these places for thousands of years and they have

sustained us physically and spiritually.” Gariwerd (The Grampians mountain range) plays a key role in their creation story, with its dry hinterlands, lava flows, and hill Country providing abundant food and resources. These areas have historically served as trade routes.

Lava Flow Country Dry Hinterland Forest

Djab Dhauwurd wurrung

Watha wurrung

wurrung

rno

(Gunditjmara)

Djargurd wurrung

Gulidjan

The Eastern Maar have a significant connection to the marine and coastal environment. The Parreeyt (water) is a bio-cultural asset which has been crucial to the survival of Eastern Maar.

Girai wurrung

Gadubanud

Heathlands

Wet Forest

Apollo Bay Sea Country

e fac

Pig

In the south, Eastern Maar’s significant cultural landscapes include the wet forest wilderness and the economy and Dreaming associated with Sea Country.

Apollo Bay harbour operates in close proximity to significant Dreaming sites including, Three Sisters Rocks and Deen Maar (Lady Julia Percy Island), where ancestors leave the earth. Further in the document on P20 we look closer into the aboriginal cultural heritage within the Apollo Bay Harbour Precinct.

fis

Eastern Maar Country Eastern Maar Languages 26

alo

Apollo Bay Harbour Redevelopment

Region: Marine & Coastal Act 2018 The Marine and Coastal Act 2018 (MACA) provides the framework for coastal planning and management in Victoria. The Apollo Bay Harbour is located on coastal Crown land and for the redevelopment to proceed, it must receive consent under the MACA. The proposed uses, development and works are required to be consistent with several matters within or established by the MACA. The relevant matters include: •

The Marine and Coastal Policy (the Policy).

•

The Marine and Coastal Strategy (the Strategy).

•

Objectives and guiding principles set out in Part 2 of the MACA.

•

Any coastal and marine management plan (CMMP) applying to the land.

The Department of Energy, Environment and Climate Action (DEECA) assesses applications for consent which may then be issued by the Minister, or their delegate. The Marine and Coastal Policy 2020 sets out policies for planning and managing the marine and coastal environment, and to provide guidance to decision makers in achieving the MACA’s objectives. The Policy applies to all private and public land and waters between the outer limit of Victorian coastal waters and five kilometres inland of the high water mark of the sea, including bays, inlets, estuaries and the Gippsland Lakes. The Policy establishes a Planning and Decision Pathway (the Pathway) that sets out how the objectives and guiding principles of the Act are to be used in decision making for the marine and coastal environment (see p15), which includes the assessment of a consent application for use and development. The Pathway aligns with the chapters of the Policy.

The Marine and Coastal Strategy 2022 identifies actions to achieve the Policy. A key action is Action 4.6 Implementing the Sustainable Local Ports Framework led by the Department of Transport (now the Department of Transport and Planning). This Framework is available at: https://www.vic.gov.au/about-Victoria’s-local-ports. Siting and Design Guidelines for Structures on the Victorian Coast 2020 (the Guidelines) were established to assist in the implementation of the Policy. The Guidelines apply to all development on Victoria’s coast, whether on public or private land. They provide a set of fundamental considerations that underpin best practice for future use and development of structures and facilities on the coast. The GORCAPA Coastal and Marine Management Plan (CMMP) was adopted by GORCAPA in 2021 and brought together CMMP’s from the Great Ocean Road Coast Committee and Otway Coast Committee of Management. The Otway Coast CMMP includes: •

A vision, goals and management outcomes consistent with the Policy

•

A range of strategic and precinct actions, several of which relate to the Harbour.

To ensure that consent can be achieved under the MACA, the process to redevelop the Harbour precinct has included a Planning and Assessment Pathway. This includes all relevant matters under MACA and its supporting documents as well as the key decision-making needs within other relevant legislation and policy.

Decision making through the Policy is also influenced by a wide range of other legislation and supporting documents that affect the sustainable use of the coastal and marine environment. Several of these include separate permissions which the redevelopment is required to address which will influence MACA consent. 28

Apollo Bay Harbour Redevelopment

Local: Apollo Bay The town of Apollo Bay and the Harbour precinct is located along the Great Ocean Road, between the townships of Skenes Creek to the north and Marengo to the south. Situated 125km from Geelong to the north east and 155km to Warnambool to the north west, the nearest major town is Colac located 70km to the north through the remote Apollo Bay-Forrest Road.

SK EN ES CR EE K

Apollo Bay and the small neighbouring township of Marengo are the southernmost populated towns on mainland Australia, and their geographical location and remote nature has shaped their development.

APOLLO BAY

The Great Ocean Road with national parks, world renowned surf and ocean beaches as well as spectacular scenery has long been a tourist destination. Surrounded by natural beauty including the backdrop of the Otways National Park, the town is a large tourist attraction on the Great Ocean Road and an important feature of the region.

APOLLO BAY TOWNSHIP

MOUNTS BAY

APE

OTW AY

The landscape values of the Apollo Bay area are nationally significant. Through the Great Ocean Road Region Landscape Assessment Study undertaken in 2003, it was determined that the ‘Apollo Bay Coastal Valleys and Hills’ landscape is of national significance for its visually dramatic intersection of landscape elements. These findings were supported by the Coastal Spaces Landscape Assessment Study in 2006.

TO C

AT O

CEA

NR OA

APOLLO BAY HARBOUR PRECINCT

GR E

With a permanent population of 1,800 which expands to around 15,000 during the high tourist season, tourism and the visitor economy plays a vital role in economic development of Apollo Bay.

MARENGO 30

Apollo Bay Harbour Redevelopment

Local: Planning Analysis

SUZ2

The Harbour Precinct is located within the sitespecific Special Use Zone (SUZ2). The SUZ2 requires development to be consistent with an approved Development Plan. Some specific constraints of the zone are: · Accommodation is prohibited · Built form must not intrude upon the southern skyline of the harbour precinct as viewed from north of the harbour and the town centre · 200 square metres of food and drink premises is permitted without a permit · Built form must reinforce established landscape character · Development must support the ongoing commercial port operations · Development must enable ongoing operation of Apollo Bay Golf Course The Harbour is also of local heritage significance and has the Heritage overlay (HO300) applied to all of the Harbour defined by the SUZ2. The precinct is bounded by the Apollo Bay Golf Course on land that is zoned PPRZ. A Development Plan was approved by Colac Otway Shire Council in 2020 and currently informs any development at the Harbour. Any significant variations to this document will require updates to the Development Plan. The alternative is to progress development at the Harbour with the preparation of a precinct plan and detailed design for individual elements and seek approval under the provisions of Clause 52.30 (State Projects) of the Colac Otway Planning Scheme. This provision enables the Minister for Planning to approve development that may be inconsistent with other provisions of the planning scheme or “requires a project to be carried out in a particular manner”. The current Development Plan requires the Harbour to be developed in a particular manner.

Apollo Bay Harbour Redevelopment

Local: Site Context Harbour

The Harbour Precinct is flanked on three sides by beaches, Mother’s Beach to the west, Point Bunbury to the east and Marengo Beach to the south beyond the golf course. The harbour is enclosed by two breakwaters and the harbour wall. Within the boundary of the harbour there is the port operations depot, the slipway yards, Mother’s Beach carpark and change hut, marina berths and swing moorings, break waters, pier, and beacons. The Apollo Bay Fishermen’s Co-Op sits on the edge of the site above the level of the harbour with a small parking area, outside eating and a whale watching platform along the front. Breakwater Road runs down to Point Bunbury where the Apollo Bay Sailing Club, boat ramp and additional parking including trailer parking is located as well as a secondary public toilet.

lo ol

y ac Be

at O

Gre 5

cea

Town Centre

oad

Visitors generally arrive in Apollo Bay on Collingwood Street via the Great Ocean Road. Access to the Harbour Precinct requires vehicles to turn off the main route and drive down Nelson Street to Breakwater Road.

11 11

Collingwood Street, the main high street, faces the coastal reserve with retail, food & beverage shop fronts including, shops, take-away, restaurants, and hotels. There are motels and holiday apartments with a common pattern of apartments above shops with views of the beach and harbour. The Apollo Bay Golf Club is located on the street and straddles the road into the harbour.

The coastal reserve opposite Collingwood Street has the Surf Club, carparking, public amenities, shelters and BBQ areas with paths leading over the dunes to the beach. The Great Ocean Walk starts at the visitor centre and passes through the town before heading along the Great Ocean Road to meet the coast at Marengo.

Project Works Area

1. Apollo Bay Fishermen’s Co-Op 2. Port operations depot & harbour wall 3. Slipway yards 4. Marina berthing 5. Swing moorings 6. Harbour breakwaters 7. Mother’s Beach parking & change hut 8. Public toilets

9. Boat ramp 10. Great Ocean Walk 11. Apollo Bay Golf Club 12. Surf Life Saving Club 13. Apollo Bay Sailing Club 14. Commercial strip (Collingwood St) 15. Point Bunbury 16. Breakwater Road 35

Apollo Bay Harbour Redevelopment

02 ch

bea

Local: Use & Movement ack

Apollo Bay Harbour Harbour entrance where vessels arrive and depart from within the harbour. Mothers Beach Pedestrian ramp at the entry to mothers beach from the inner breakwater.

akwate

Lee bre

Mother’s Beach carpark Public parking at end of Breakwater Road, the adjacent boom gate secures entrance to the harbour.

Apollo Bay Beach in

Ma e br ak

t wa

Public boat ramp A vehicle ramp and trailerable boat entrance to the harbour including trailer parking.

Gre

Apollo Bay Harbour

Mothers Beach beach tr

Breakwater Road A shared pedestrian and vehicle road.

ack

Mothers Beach carpark

Nelson Street The road connecting vehicles to the harbour from the Great Ocean Road. Great Ocean Road The main road into town from both sides of the coastline and the larger centres of Colac, Geelong and Melbourne.

Public boat ramp Nelson S

treet

Great O cean Wa lk

The Apollo Bay Fishermen’s Co-Op Vehicles can currently drive around the whole building and park facing the harbour. There are multiple delivery points around building for vehicles.

The Apollo Bay Fishermen’s Co-Op

Bre

akw

ate

r Ro

Vehicle movement Pedestrian route Primary Vessel route 37

Apollo Bay Harbour Redevelopment

Local: Flora & Fauna Apollo Bay is located in the Otway Ranges terrestrial bioregion and at the eastern edge of the Otway Marine bioregion. Its location in the lee of Cape Otway provides a degree of shelter from the rough seas and winds often experienced further west. As a result, the Harbour precinct experiences a diverse range of terrestrial and marine species.

Coastal Dune Grassland EVC 879

Sooty Oystercatcher

A terrestrial flora and fauna assessment of the Apollo Bay Harbour Precinct was undertaken by Biosis in 2022. While the site contains a considerable amount of nonindigenous vegetation, the assessment found: •

• • Coastal Dune Scrub EVC 160

Hooded Plover

•

• Non-Indigenous Vegetation

Rufous Bristlebird

2.248ha of native vegetation comprising Coastal Dune Scrub EVC 160 and Coastal Dune Grassland EVC 879. This has been mapped onto the Harbour precinct site plan to demonstrate where particular areas of vegetation are present. Five protected flora species on site and three inside the development footprint. Two threatened species listed under the Victorian Flora and Fauna Guarantee Act Native vegetation that may provide habitat for one threatened flora species and for threatened bird and bat species. It also noted that due to the proximity of the ocean and the Barham River estuary the site may be used a wildlife corridor for shorebird species. No significant ecological communities, though it noted the proximity of the open coast salt-wedge community in the Barham River Estuary which is listed in the federal Environment Protection and Biodiversity Conservation Act. No Ramsar sites within 5km.

A range of other EPBC-listed flora and fauna species and migratory species have been recorded or are predicted to occur in the area. While the new precinct design will endeavour to avoid removal of indigenous vegetation and retain building positions and scale, further assessment of ecological values may be required once the design is finalised.

Apollo Bay Harbour Redevelopment

Local: Coastal Processes & Climate Change Projected Erosion Hazard Zone

Coastal Protection Structures

Present Day Erosion Hazard Zone

Sea Wall

2040 Erosion Hazard Zone

Rock Revetment Breakwater

2070 Erosion Hazard Zone

Groyne

2100 Erosion Hazard Zone

The coastline at Apollo Bay has experienced considerable change over the past 60 years, largely due to the construction of the Harbour started in the late 1940s. The Harbour breakwalls captured the sand moving north around Point Bunbury through longshore transport and also created a wave shadow along the beach to the north of the breakwalls. This reduced wave energy, promoted sand accretion at Mothers Beach and reduced longshore transport of sand further north, contributing to beach recession. Sand by-passing of the Harbour also contributed to accretion at the southern end of the beach. Several projects since 1996 have sought to understand and address coastal processes and climate change impacts on the area. Water Technology completed the Apollo Bay, Skenes Creek & Marengo CIP Issues and Opportunities Paper: Coastal 2019 for Colac Otway Shire Council to inform the future development of the harbour. Key findings regarding the Harbour include: •

Erosion to the inner Harbour access ramp to the beach and to dunes at the south-eastern beach.

•

The 100-year ARI storm tide levels developed through CSIRO in 2009 were mapped on the precinct site plan to review the impact this may have on future development in the harbour (see Water Technology 2019, Figure 2-3 on page 12).

The I&O Paper made recommendations regarding breakwater repairs, issues with inundation mapping, coastal management to improve amenity and minimise erosion, and further consideration of the Point Bunbury groyne. Importantly, the 2019 Report also recommended an inner-harbour processes study be conducted to examine erosion within the Harbour.

GORCAPA commissioned BMT to undertake a Coastal Hazard Exposure Assessment consistent with Victoria’s Resilient Coast 2100+ guidance for the harbour. This assessment identified projected permanent inundation from sea level rise and periodic inundation from storm tides resulting in similar findings for storm tides compared to the 2019 paper. However, it also identified projected erosion hazard zones which have broader implications for other areas within the harbour as shown adjacent. These erosion hazard zones present challenges for Mothers Beach and dune, the Mothers Beach carpark and internal harbour beaches. 41

Apollo Bay Harbour Redevelopment

Local: Aboriginal Cultural Heritage Ground presumed to be under native title Site of cultural heritage significance

An Aboriginal Cultural Heritage Management Plan (CHMP) and assessment has been undertaken on the project site. The site is within an area of sensitivity as it lies within 50m of a registered Aboriginal Place and is within 200m of coastal land. The CHMP suggests the site has a high number of natural resources that would have provided an optimal landscape for Aboriginal occupation. One of the registered Aboriginal Places (VAHR 76200192) is located 50m to the east of the Apollo Bay Fishermen’s Co-Op. It consists of a shell midden and a natural spring located approximately 1.5m-2m below ground level and covered by soil. It was considered at some point that this area could contain a historically significant freshwater well. VAHR 7620-0238 (Point Bunbury artefact scatter) and 7620-0235 (Nelson Street) are considered low scientific significance due to the low-moderate density of artefacts and disturbance of the site - these included silcrete and quartzite artefacts VAHR 7620-0192 (Point Bunbury midden and spring) is considered moderate scientific significance due to the moderate density of artefacts which is a rare example of prior indigenous land use - these included silcrete and quartzite artefacts and tools including a silcrete backed blade. It is noted that if the spring has not been destroyed it will be of high significance. The presence of a freshwater well in the precinct has long been the subject of debate and further investigation is being planned to confirm its location. It is further noted that the Eastern Maar have determined that the contemporary and social significance of all Aboriginal places and the cultural landscape associated with their heritage as significant.

These areas as defined in the CHMP have been mapped onto the precinct site plan to inform areas that are to be excluded from development and ensure sensitive development of the surrounding areas. This will be reviewed in consultation with the Eastern Maar Aboriginal Corporation and the creation of No Go Zones 43

HARBOUR

Apollo Bay Harbour Redevelopment

Local: Viewlines & Site Levels A Site Section through Trafalgar Street +9.0 BREAKWATER ROAD

+3.4

Sections through Breakwater Road and Trafalgar Street and the Apollo Bay Fishermen’s Co-OP show the views of the harbour at the various levels and how the height of new development would impact on these views. This also demonstrates the opportunities to improve public access to areas where views of the harbour and surrounding coast are significant.

THRU TO PARKING

view to harbour from Nelson Street

view to harbour from breakwater

view to harbour interior from the north

B Site Section through AB Fishermen’s Co-Op

+15.2 RL

APOLLO BAY FISHERMAN'S CO-OP E

+8.0

BREAKWATER ROAD

DEPOT

+3.4 Harbour

+1.0

HARBOUR Key Plan

+15.2

view west from Breakwater Road 44

view to harbour from AB Fishermen’s Co-Op APOLLO BAY FISHERMAN'S CO-OP

A B

view to port operations depot and AB Fishermen’s Co-Op from harbour 45

Apollo Bay Harbour Redevelopment

Urban Use: Industrial There are a number of coastally dependant industrial processes occurring within the Apollo Bay Harbour Precinct. These include live seafood storage, handling and processing, commercial fishing, supply and storage of diesel, harbour and dredge pipe maintenance, harbour management and vessel maintenance and storage.

Industrial Use

These processes occur within various locations in the harbour including the port operations depot, the slipway yard, the inner breakwater and the Apollo Bay Fishermen’s Co-Op. Many of these industrial uses share space with the public and have a public presence. An example of this being the inner breakwater which is fully accessible to the public and is used for recreational fishing, but this is also used for refuelling of vessels, off-loading of the catch and any freight from vessels and access for vehicles to the port operations depot and slipway yard. Marina berths are also available to be hired by members of the public. Apollo Bay Fishermen’s Co-Op tanks & fish processing

The area in front of the Apollo Bay Fishermen’s Co-Op has a similar mix of public and industrial use with public food and beverage offerings adjacent to the delivery, storing and processing of fish and live Southern Rock Lobster. In the development of this site there will have to be careful consideration to the continued public access to the space in addition to heath, safety and operational concerns as well as the management of harbour water used in lobster management.

Port operations depot and slipway yard

Breakwater diesel and craypot storage 46

Apollo Bay Harbour Redevelopment

Urban Use: Public Public Use Building Public Outdoor Space/Public Access

Public boat ramp and swing moorings

Apollo Bay Golf Club

Apollo Bay foreshore

Apollo Bay has a strong connection to recreation and access to the ocean, the Great Ocean Road and surrounding Otway National Park. The beaches, coastal reserve, public land and harbour provide space for recreation and access to the ocean for swimming, surfing, fishing and in boats from the harbour and public boat ramp. Large areas of open space and a high level of public amenity including shelters, BBQ, playgrounds, amenity blocks and seating ensure that public space is accessible to all. The golf course also has public access and pay to play procedures in place. In the Apollo Bay Harbour Precinct the public uses are generally focused around the proximity to the water and fishing operations. Fishing, swimming, sailing, wildlife tours, whale watching and enjoying fresh seafood are among the key activities. There is public access to both the inner and eastern breakwater where there are fish cleaning stations and rod holders, small jetties and ladders for access to the water’s edge and small craft. Further around to the east, Point Bunbury has the sailing club, public open space and public parking and boat ramp as well as providing the access point to three separate beach coves. At the top level above the harbour the Apollo Bay Fishermen’s Co-Op is fronted by an outdoor public space and the whale watching platform, however the public use of this area is compromised by being shared with vehicles and commercial fishing and industrial operations. In the development of this precinct there will be careful consideration to the optimisation of the public use and space within the harbour precinct.

Whale watching deck with view to marina

Beach at Point Bunbury 48

Apollo Bay Harbour Redevelopment

Urban Use: Commercial Commercial buildings/Zone

The main commercial retail strip in Apollo Bay is Collingwood Street and it faces the coastal reserve and is in close proximity to the Harbour Precinct. There are a combination of single and double storey businesses including hotels and visitor accommodation above shops.

Commercial uses occur

AB Fishermen’s Co-op outdoor seating

Commercial fishing vessel in the harbour

The Apollo Bay Harbour Precinct is the nearest adjacent commercial area with the Apollo Bay Fishermen’s Co-Op supporting a strong commercial fishing industry located on the harbour through the supply of fuel, bait and ice. Commercial fishing includes abalone and Southern Rock Lobster as well as various seafood and fish species. In addition to fishing the harbour supports commercial fishing charters,licenced tour operators and private boats leasing marina and swing berths. The Apollo Bay Fishermen’s Co-Op members have commercial fishing vessels and the Co-Op also has a public facing side to the business with the commercial kitchen serving seafood meals to the public. In the development of this precinct there will be optimisation of the commercial uses where they are coastally dependent and existing uses whilst ensuring any alterations avoid impact on coastal processes.

Collingwood Street commercial precinct (including Apollo Bay hotel)

Collingwood Street & foreshore interface

Great Ocean Road Brewhouse (Early building originally Ballarat Hotel) 50

Apollo Bay Harbour Redevelopment

Working Harbour & Apollo Bay Fishermen’s Co-Op Construction of The Apollo Bay Harbour started in 1948 as part of a post-war public works program. Prior to the harbour development two separate piers were constructed at Point Bunbury which were successively destroyed in storms and a long jetty was built in a more sheltered site opposite the old Ballarat Hotel in 1892. This was used mainly for the transport of timber logs and connected to a train line from Forrest. Following the opening of the Great Ocean Road in 1932 the local fishing industry grew as did the use of the pier. The pier stayed in use until the construction of the harbour in the late 1940’s. The Apollo Bay Harbour is one of a few remaining active ports on the Great Ocean Road. The Apollo Bay Fishermen’s Co-Operative was founded in 1948 when the local fishermen joined to form a commercial alliance and became a hub for not only the fishermen but the wider community being a source of cold storage and refrigeration. As one of only 3 fishermen’s Co-Ops left in Victoria, this is a site of significance and an important part of Victorian history. The Apollo Bay Fishermen’s Co-Op store and process live Southern Rock Lobster and abalone on site in tanks as well as processing other fish and seafood for sale, export and consumption. The commercial kitchen prepares seafood meals for take-away and consumption in their licenced area on site. In 2023 the Apollo Bay Fishermen’s Co-Op handled 38 different species of fish and seafood all landed at the Apollo Bay, it traded 18 tonnes of Southern Rock Lobster purchased from local fishermen with 10 tonnes of this sold and eaten in Apollo Bay. They provided 40 tonnes of bait to local fishermen, and fuel to commercial fishing, recreational and emergency services, they employed 52 people and served 17,5000 meals. Clear understanding of the current condition of both the harbour sea wall and the Apollo Bay Fishermen’s Co-Op building are crucial to the development of the precinct. It is understood the condition of the sea wall is deteriorating and this will be a consideration in the development as well as the heritage of the Co-Op building.

03: OPPORTUNITIES & CONSTRAINTS

Apollo Bay Harbour Redevelopment

Precinct Plan Geelong City Deal Projects Works area Pedestrian Paths

The Apollo Bay Harbour redevelopment project will revitalise the Harbour precinct. The vision for the redevelopment is to improve public access and enjoyment of the waterfront, and provide benefits for the economy through both tourism and operational enhancements. The objectives of the project are to improve public amenity and equitable access, increase public open space in the harbour precinct, improve public and operational safety and to consolidate built forms within the harbour. The precinct will be developed holistically with a consideration to its marine environment and its unique character as a working harbour and its connection to the town.

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The precinct vision is formed of the following elements:

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Improved Apollo Bay Fishermen’s Co-Op Extended viewing deck Accessible parking and loading area Upgraded pedestrian and bicycle connections Upgraded Port Operations Depot Sailing Club Mother’s Beach carpark & changing huts Public precinct and terrace (no vehicle access) Public amenities Emergency vessel storage · Vehicle boom gate Fish cleaning station Main Breakwater Lee Breakwater Slipway yard Point Bunbury carpark Fishermen’s Wharf Boat ramp Beach access ramp · · · · ·

A separate Package has been created for public consultation to provide more detail on the individual elements between the Co-Op and Mothers Beach and an indication of the mass of structures. It is available on the GORCAPA website.

Apollo Bay Harbour Redevelopment

Precinct Future Vision

Fish cleaning station opportunity

Viewing deck and public precinct

Improved Co-Op

Improved Public access

Pedestrian and bicycle connection

Connection to the Great Ocean Walk

Carpark & changing huts redevelopment Boat ramp

Port Operations Depot & Ocean Rescue opportunity

Slipway yard public viewing opportunity

Apollo Bay Harbour Redevelopment

Improved Co-Op Upgrade the Fishermen’s Co-Op to improve commercial operations, safety and provide better integration with the public space facing the harbour. Improvements to include upgrades to food and beverage facilities, tank & fish storage, and wet fish market services. We see the following as opportunities within this scope: · Commercial and public use. · Upgraded kitchen with servery and connection to cold storage. · Create public experience of live fish tanks. · New wet fish market to sell directly to public from the harbour. · Potential expansion to increase indoor food and beverage offering. · Increased outdoor connection with improved public precinct and viewing deck to improve harbour and coastal views. · Improved public safety and comfort through removing vehicle access to harbour side of building. · Interpretive art work and signage to introduce Eastern Maar culture into the site. Industrial · Remove existing ammonia refrigerant system and replace with modern system to reduce spaces needed for plant. · Install new more efficient lobster tanks to increase available floor area and improve operations. · Streamline operations through improved vehicle access points for deliveries away from public space.

We see the following as constraints within this scope: · Ensuring any commercial operation is aligned with the coastally dependent need and existing use. · Retaining existing building fabric and heritage with new operations and complying with building code requirements. In particular existing structure. · Ensuring value in redevelopment of existing building. · Logistics of continued storage and processing of live lobster during construction. · Improvements to the building without increasing height and impacting on views from the south. Image of existing conditions

Apollo Bay Harbour Redevelopment

Viewing Deck & Public Access Create a new public realm with potential for viewing deck and grassed seating area that maximises views to the Apollo Bay Harbour and Otway Ranges and creates the opportunity for environmentally sustainable outdoor spaces. We see the following as opportunities within this scope: · Strong accessible pedestrian connection from upper to lower harbour zones and carparking. · Adjusted position of depot, pushed back into embankment to increase viewing deck. · Varied hard and soft surfaces and outdoor seating. · Larger public open space with potential for expansion of festival and other public event programs. · Opportunity to for public to observe working harbour activities including fishing, boat repairs and port and harbour operations. · Interpretive art work and signage to introduce Eastern Maar culture into the site and provide opportunity for visitors to engage with the cultural heritage. · Increased use of Mother’s Beach carpark due to improved connectivity to Apollo Bay Fishermen’s CoOp and Breakwater Road. · Opportunity for public amenities and meeting space to connect to Port Operations Depot building with separate access.

Image of existing conditions

We see the following as constraints within this scope: · Balancing public space with space licenced for use by the Co-Op for food and beverage service. · Ensuring public use adjacent to commercial operations are well considered will be crucial to avoid safety and operational concerns. · Careful design of the depot will be required to ensure cost of trafficable roof is in line with budget constraints. · Understanding slope stability and rectification requirements. · Extent of work and construction operations will be constrained by the need to protect adjacent indigenous flora, fauna and cultural heritage. 63

Apollo Bay Harbour Redevelopment

Pedestrian Access & Connections Create a new pedestrian access that ties together the town centre, public realm and viewing deck, working harbour and Breakwater Road. We see the following as opportunities within this scope: · Creation of new visible pedestrian and cycling connections from town centre to the harbour. · Potential to link existing cycling and walking tracks such as the Great Ocean Walk. · Prioritise pedestrian movement and remove vehicle access from viewing deck. · Creates accessible connection between Co-Op and Harbour level and Mother’s Beach and carpark. · Potential for access to harbour edge, waterfront views and visual connection to harbour operations. · Interpretive art work and signage to introduce Eastern Maar culture into the site and provide opportunity for visitors to engage with the cultural heritage. · Safe and equitable movement of pedestrians around the harbour precinct for fishing and other recreational activities. · Potential to create connected and accessible pedestrian access from town centre and Mother’s Beach to Point Bunbury along Breakwater Road. We see the following as constraints within this scope: · Ensuring safe vehicle movement around harbour with stronger pubic presence. · Ensuring public safety around port operations including snap back zone from slipway yard and dust and noise from port works. · Clear information on coastal hazards and vulnerability will be required to ensure harbour edge can be responsibly developed. · Potential for coastal changes to impact beach access. · Pedestrian safety must be prioritised when vehicles and pedestrian and cycle paths are in close proximity and in particular with commercial vehicles operating in the same area. · Existing site levels create equitable access challenges that will need to be overcome.

Image of existing conditions

Apollo Bay Harbour Redevelopment

Mother’s Beach Carpark & Changing Huts Redevelop the mother’s beach carpark and changing huts to improve public amenity and the quality and environmental sustainability of the carpark through water sensitive urban design strategies. We see the following as opportunities within this scope · Improved amenity for visitors and the local community with good access to parking close to public use areas. · Improved carpark with landscape features, high quality finishes and planted buffers. · Interpretive art work and signage to introduce Eastern Maar culture into the site. · Clear spaces for vehicles and defined vehicle and pedestrian paths of travel. · Opportunities to incorporate WSUD to carpark and surrounds. · New changing huts with better beach connection and improved configuration. · Improved access to Mother’s Beach from parking to alleviate pressure on Collingwood Street parking area during peak times and provide good connectivity from Mother’s Beach to Point Bunbury and eastern breakwater. · Design of carpark can allow for future remediation of the Mother’s Beach sand dune. We see the following as constraints within this scope: · Clear understanding of the future evolution of the beach and sand dune to ensure carpark upgrade does not impact opportunities to address coastal erosion. · Potential future coastal hazards such as storm tide inundation may impact the area. · Extent of work and construction operations will be constrained and no go zones will need to be created to protect adjacent indigenous flora, fauna and cultural heritage in close proximity. · Pedestrian safety must be prioritised when vehicles and pedestrian and cycle paths are in close proximity and in particular with commercial vehicles operating in the same area.

Image of existing conditions

Apollo Bay Harbour Redevelopment

Port Operations Depot & Ocean Rescue Opportunity Create a new Port Operations depot building with improved storage, staff areas and operational and safety features, including potential to share space with storage for Ocean Rescue vessels. Retain existing slipway and allow safe viewing of slipway use by visitors and the local community. We see the following as opportunities within this scope · Use the construction of the port operations depot as an opportunity to retain and stabilise the existing battered slope below the Apollo Bay Fishermen’s Co-Op. · Improve fencing to working areas that interface with public space. · Opportunity to provide storage space for Ocean Rescue vessels. · The creation of meeting spaces and amenities that can be shared with sailing club and the community. · Potential to establish links with Eastern Maar Sea Country unit. · Landscape design delineates use to ensure safety of both visitors and workers. · Redevelopment of the depot will create an opportunity to address existing OH&S issues on site.

Image of existing conditions

We see the following as constraints within this scope: · Ensuring cost of trafficable roof is in line with budget constraints. · Understanding slope stability and rectification requirements. · Ensuring safe movement of port operation and ocean rescue vessels adjacent to public access area. · Sharing of spaces between multiple organisations including the Ocean Rescue and the Sailing Club and managing operational needs. · Ensuring public safety around port operations including snap back zone from slipway yard and dust and noise from port works whilst retaining the working harbour experience. · Clear understanding of the geotechnical assessment of harbour wall structure will be critical to ensure depot longevity. · Clear information on coastal hazards and vulnerability will be required to ensure harbour edge can be responsibly developed. 69

ANTARCTICA:ARCHITECTS