29 August 2025
Scott
Hawthorne CBRE
Level 24, 8 Exhibition Street, Melbourne VIC 3000
Dear Scott,
PRELIMINARY PLANNING ADVICE - 136-146 ORMOND ROAD, EAST GEELONG
We are pleased to provide the following preliminary planning advice regarding the achievability of a hypothetical development scenario relevant to the site at 136-146 Ormond Road, East Geelong (Thomson) (the Subject Site).
Our advice has been prepared based on a desktop analysis of the relevant policies and controls of the Greater Geelong Planning Scheme, in addition to the site surrounds and context.
1. LIKELY ACHIEVABLE BUILT FORM OUTCOME
Following our review of the relevant clauses of Greater Geelong Planning Scheme, including relevant Zones, Overlays and policies, we consider a built-form up to 6 levels as a likely achievable development outcome.
In accordance with Clause 34.01 of the Greater Geelong Planning Scheme, the Commercial 1 Zone, which applies to the subject site, no explicit maximum building height is specified. In addition, Schedule 12 to Clause 43.02, the Design and Development Overlay does not prescribe any controls with regards to building height for the subject site.
In absence of specifically prescribed built-form and building height controls, we understand that the permissibility of a potential built-form is likely to be predicated on an assessment of its suitability within the surrounding context, as well as alignment with the applicable local and state level planning policies.
Our review of the subject site and nearby surroundings found that two of the adjacent properties to the subject site, at 120 and 150 Ormond Road are currently undergoing redevelopment for 3-storey apartment buildings by Homes Victoria, whilst the south-west interface of the subject site opposes a primary school. Furthermore, the subject site has a direct frontage onto the Bellarine Highway, a major arterial road
With regards to relevant planning policies, whilst the subject site is not within an “Increased Housing Diversity Areas”, it is within the “Established Urban Area – Modest infill housing” in accordance with Clause 02.04-3.
With view for the built-form context of the site, the emerging medium density built-form of the surrounding streetscape, as well as the broader strategic context of the subject site, it likely that a built-form up to 6 levels would be considered an achievable outcome, with consideration for the potential permissibility of such a development through the planning approvals process.
2. SUITABLE LAND USE OUTCOME
The subject site is within the Commercial 1 Zone, which permits a wide range of land uses on the subject site as-of-right and without a planning permit. Various residential and commercial land uses, including Accommodation, Shop and Office are permissible without a permit.
3. CONCLUSION
As set out above, following a desktop review of the relevant clauses of Greater Geelong Planning Scheme, including relevant Zones, Overlays and policies, and in view of the surrounding context and nearby developments, we consider a built-form up to 6 levels as a likely achievable development outcome for the subject site at 136-146 Ormond Road, East Geelong (Thomson)
Should you have any queries regarding the above, please do not hesitate to contact me at the details below, or Dehao Kong on +61 3 8639 9708 and dkong@urbis.com.au
Kind regards,
Jamie Govenlock Director
+61 3 8663 4853
jgovenlock@urbis.com.au