CASTERTON STRUCTURE PLAN BACKGROUND REPORT
September 2016
DOCUMENT CONTROL
Document Information Information Document owner Kelly Wynne, Strategic Planner Last update 21 September 2016
Document History Version Issue Date Changes 1.0 21/9/2016 Draft to LT 21 September 2016 2.0 1/04/2017 Final draft
Document Approvals Position Prepared by Kelly Wynne, Strategic Planner Authorised by Matthew Berry, Planning Manager
Casterton Structure Plan Background Report Page 2 of 68 TABLE OF CONTENTS
INTRODUCTION ...... 4 What is the purpose of a background report? ...... 4 What is a structure plan? ...... 4 Why do we need a structure plan for Casterton? ...... 4 STUDY AREA ...... 6 REGIONAL CONTEXT ...... 7 LOCAL CONTEXT ...... 8 EXISTING CONDITIONS ANALYSIS ...... 9 Demographic profile ...... 9 Environment, landscape and urban form ...... 17 Environmental risks ...... 22 Movement and access ...... 24 Physical infrastructure ...... 28 Community infrastructure ...... 30 Public open space and recreation...... 32 Cultural heritage ...... 34 Commerce and industry ...... 36 Tourism ...... 38 PLANNING & POLICY CONTEXT ...... 40 Regional strategies ...... 40 Key local strategic studies (settlement) ...... 44 Key local strategic studies (environment) ...... 49 Key local strategic studies (local area plan) ...... 50 Council Strategies and studies of relevance ...... 52 Planning Scheme Provisions ...... 52 Local Planning Policy Framework ...... 58 Planning Practice Notes ...... 61 COMMUNITY ENGAGEMENT ...... 64 CONCLUSION ...... 65 REFERENCES ...... 66
Casterton Structure Plan Background Report Page 3 of 68 INTRODUCTION
What is the purpose of a background report? The Casterton Structure Plan Background Report represents stage one of a multi- stage project that will articulate a vision and provide strategic direction for the future land use, development, environmental management, social and economic prosperity of Casterton.
The background report presents an overview of key issues, trends and opportunities facing the township. It includes desktop research and analysis of:
relevant studies, reports and documents; demographic statistical data and emerging trend lines; landscape and environmental attributes and constraints; patterns of land use and development; existing planning scheme zoning and overlays; key characteristics of the urban environment including movement, services, infrastructure and public open space.
The background report will be used as a basis for the preparation of the Casterton Structure Plan. It is anticipated that the findings of the background report will be further informed through a community engagement program to be run in conjunction with the development of the structure plan.
What is a structure plan? A structure plan is a spatial planning framework to guide the renewal or development of an area or place. It contains analysis of existing conditions, social, economic and environmental characteristics and outlines any land use, connectivity, physical constraints or development issues affecting the study area. It also identifies opportunities and sets out a vision and methodology for managing urban change.
A structure plan usually comprises a framework plan; a collection of maps and plans that document existing conditions and illustrate any proposed changes to the configuration, features, character, service provision and links within the study area.
Why do we need a structure plan for Casterton? The Casterton Structure Plan will provide a vision and direction to guide the future land use, development and servicing of Casterton and provide the strategic basis for planning scheme directions (zones and overlays) and related non-statutory objectives.
The structure plan will need to consider the following key issues and opportunities as summarised from the findings of the background report:
Examine physical and environmental constraints and opportunities for undeveloped land within the study area;
Casterton Structure Plan Background Report Page 4 of 68 Analyse the demand and supply of land for residential, low density residential, commercial and industrial use and development located within the study area;
Determine a township boundary to direct future development, infrastructure and service provision;
Provide direction to address heavy vehicle movement, overnight parking and linkages to proposed Industrial Zone extension;
Provide direction to encourage housing diversity for infill and new development within an urban growth boundary to address needs of projected population and household structure;
Provide direction to enhance and protect the character of the Henty Street activity centre, residential areas and Glenelg River environs;
Provide direction that considers the protection of heritage places and precincts into the future;
Provide direction to increase connectivity of active transportation networks including linkages between Glenelg River, Henty Street activity centre and residential areas and to ensure that the urban environment can support the needs of an ageing population in relation to pedestrian movement and transportation.
Casterton Structure Plan Background Report Page 5 of 68 STUDY AREA
Plan of study area For the purpose of the background report, the study area includes land situated within the existing township boundary (including General Residential Zone, Low Density Residential Zone, Commercial 1 and 2 Zone and Industrial Zoned) and farmland zoned for agriculture located at the interface of this boundary.
Figure 1 Study area map.
Casterton Structure Plan Background Report Page 6 of 68 REGIONAL CONTEXT The Glenelg Shire is situated in far southwest Victoria, approximately 350 kilometres west of Melbourne. The city of Portland, located on the Southern Ocean, is the Shire’s major population centre with approximately 9,623 residents. Portland is supported by a network of district towns and settlements including Casterton, Heywood, Dartmoor, Merino, Narrawong, Nelson, Digby and Cape Bridgewater.
Casterton is situated approximately 100 km north of Portland and comprises the Shire’s largest inland population base of 1,425 residents. It is located on the Glenelg Highway, a key regional transport corridor, and in proximity to two further regional service centres being Hamilton situated in the neighbouring Southern Grampian Shire (65km to the east) and Mt Gambier situated across the border in South Australia (70km to the west).
Figure 2 Regional context map.
Casterton Structure Plan Background Report Page 7 of 68 LOCAL CONTEXT Casterton is a medium-sized rural township with an urban population of approximately 1,425 people and a wider agricultural catchment of 1,789 residents1. It is home to Glenelg Shire’s second largest population base (after Portland) and also serves a broader agricultural hinterland, providing a focus for the district’s economic, educational, religious, recreational, civic and community life.
The township is nestled in a sweeping bend of the Glenelg River and is encircled by a network of deeply dissected tablelands. A band of River Red Gums line the base of the Glenelg River floodplain, providing a picturesque setting.
Figure 3 Henty Street Casterton.
The urban footprint of Casterton has been influenced by the path of the Glenelg River and the location of its first crossing point. The original settlement followed a standard gridiron formation (of 15 blocks) laid out by the Crown in 18522, with Henty Street (Glenelg Highway) forming its central spine. The settlement pattern of the preceding urban development has occurred on high ground beyond the reaches of the floodplain, extending in a narrow linear formation addressing the highway. Casterton’s built form is characterised low density, single-storey development supported by a network of wide linear streets. There are a number of significant heritage buildings, with the Henty Street ‘main street’ one of the most intact commercial streetscapes in the region.
Casterton is surrounded by farmland used for primary agricultural production including sheep and cattle grazing and some dairy farming. Softwood and hardwood plantation forestry also occurs within the vicinity of the township.
1 2011 Census Community Profile, ABS 2 Government Gazette 43, October 27 1852, pg. 1238.
Casterton Structure Plan Background Report Page 8 of 68 EXISTING CONDITIONS ANALYSIS This section of the background report examines existing conditions within the study area that need to be considered in the preparation of the structure plan. It presents a desktop analysis of the following key characteristics and features:
Demographic profile; Environment, landscape and urban form; Environmental risks; Movement and access networks; Physical infrastructure; Community infrastructure; Public open space and recreation; Cultural heritage; Tourism, commerce and industry.
Demographic profile This profile reflects data captured by the Australian Bureau of Statistics (ABS) for the Casterton Urban Centre statistical area, defined in the 2011 census as UCL215018. The 2011 census statistical area comprises 4.5 km² and is illustrated in figure 4.
Figure 4 Demographic snapshot.
Note: Census data collected for 2006 and 2001 records Casterton statistical area as a much larger area - comprising 10.3 km² as illustrated by the yellow line in figure 4.
Casterton Structure Plan Background Report Page 9 of 68 Casterton at a glance:
Urban population of Casterton UCL (as of 2011)3 1,425 Casterton catchment (as of 2011)4 1,789 Households5 614 Average household size 2.3 Private dwellings 673 Occupied private dwellings 595 Unoccupied private dwellings 78 Detached houses 558 Flat, unit or apartment 31 Occupancy rate 88.4% Dwellings constructed between 2011 – 20156 7 Median resident age 52 Dwellings with no internet 247 (35.1%) Dwellings with no motor vehicle 37 (6.2%) Average motor vehicle per dwelling 1.7 Household composition Family households (359) Single person households (223) Group households (13) Family composition Couple without children (55.1%) Families with children (27.4%) One parent families (15.8%) Median weekly rent $110 Median house price (as of 2014)7 $100,000
Median monthly mortgage repayments $758
Median weekly household income $616
Labour force 548 Unemployed persons as of 2011 37 (6.8%) Key industries of employment in Casterton UCL8 Health care & social assistance (93) Agriculture, forestry and fishing (67) Retail trade (59) Education & training (51) Top occupations of Casterton residents UCL Labourers (16.1%) Managers (15.4%) Professionals (14.5%) Technicians and Traders (13.4%)
3 2011 Census Community Profile, ABS 4 2011 Census Community Profile, ABS 5 Town and community profile for Casterton (town), 2014 (www. https://www.data.vic.gov.au/data/dataset/2014-town-and- community-profile-for-casterton-town) 6 Glenelg Shire Council Building Department data accessed June 2016. 7 DPTLI 2014, A Guide to Property Values 2014 8 ABS TableBuilder, 2011 Census
Casterton Structure Plan Background Report Page 10 of 68 Population profile Casterton comprises Glenelg Shire’s second largest population base with 1,425 residents located within the immediate township (as recorded in the 2011 census). The median age of residents in 2011 was 52 years, with 32.8% of the population aged 65 years and over.
As with many regional areas, young residents (aged 18-24 & 25-36) leave Casterton to pursue education and employment opportunities in larger metropolitan centres. While some regional towns, particularly those situated within commuting distance of larger regional centres, are subject to growing numbers of ‘home makers’ / young families, Casterton has fewer residents within this population cohort.
By 2036 it is predicted that residents aged over 60 will grow to comprise 42.4% of the population, with those aged 70 to 84 the largest projected cohort9.
250
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150 Persons 100 Females 50 Males
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Figure 5 Casterton 2011 Age structure 0 – 29 years.
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150 Persons Females 100 Males 50
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Figure 6 Casterton 2011 Age structure 30 – 59 years.
9 Forecast ID, www.http://forecast.id.com.au/glenelg
Casterton Structure Plan Background Report Page 11 of 68 250
200
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100 Persons Age (years): Females Age (years): 50 Males Age (years): 0
Figure 7 Casterton 2011 Age structure 60 – 100 years.
Of Casterton’s 1,425 residents in 2011, 141 people or 8% reported needing assistance with their day-to-day lives. Of these residents, 27 were aged between 65 – 74 years, 43 were aged between 75 – 84 years and 42 were aged 85 years and older. 120 people reported providing unpaid assistance to a person with a disability.
Population forecast Casterton’s residential base is smaller than previous census results which recorded 1,655 persons in 2006 and 1670 in 2001.
Casterton’s declining population rate is consistent with Shire-wide population projections which indicate an annual average growth rate of only 0.1% from 2011 – 203110. This projection represents a decline in Casterton’s population of 271 persons11 to 2031.
10 Victoria in Futures 2015: Glenelg Shire http://www.delwp.vic.gov.au/__data/assets/pdf_file/0006/308355/Glenelg_VIF2015_One_Page_Profile.pdf 11 Ibid, 2015.
Casterton Structure Plan Background Report Page 12 of 68
Figure 8 Casterton forecast age structure (service age groups) 2011, 2021 & 2036 (profile id).
Households Casterton comprised 614 households in 2011 with an average household size of 2 people. 37.5% of households were occupied by lone persons, while 60.3% were occupied by families.
In 2011 there were 673 private residential dwellings situated in the study area, of which 78 were unoccupied and 595 occupied. More than half of the 673 private dwellings in Casterton comprised three bedrooms, with 140 comprising 2 bedrooms and 79 comprising 4 or more bedrooms. Of these 49% were fully owned, 24% were mortgaged and 19% were rented.
There were 6 dwellings rented from the State for public housing.
Seven new dwellings were constructed in Casterton UCL between 2010 – 2015.12
It is projected that the future household structure of Casterton will be dominated by ‘Couples without dependants’, refer to figure 9.
12 Glenelg Shire Council Building Department data accessed June 2016.
Casterton Structure Plan Background Report Page 13 of 68
Figure 9 Casterton forecast household structure 2011, 2021 & 2036 (profile id).
The median house price for dwellings located within Casterton UCL increased from $91,500 in 2004 to $100,000 by 2014, representing only a slight growth rate of 0.9% per annum. Other Victorian towns recording similar median house prices in 2014 include Coleraine ($95,000), Minyip ($95,000), Murtoa ($96,500) and Nyah West ($100,000).
Preliminary residential property data released by the Victorian Government suggests that the median price in Casterton has dropped to $85,000 in 201513.
Median 2004 2006 2008 2010 2012 2014 House Price Casterton 91,500 106,000 115,000 117,500 110,000 100,000 Portland 163,000 192,000 210,000 220,000 227,500 210,000 Glenelg Shire 160,000 182,500 184,500 205,000 205,000 170,000 Country Victoria 191,000 220,000 231,000 270,151 280,000 299,312 Victoria 270,000 300,000 335,000 420,000 415,000 460,000
13 A Guide to Property Values: annual data and analysis form Valuer-General Victoria 2014, http://www.dtpli.vic.gov.au/__data/assets/pdf_file/0018/222084/AGuidetoPropertyValues2014.pdf
Casterton Structure Plan Background Report Page 14 of 68 Casterton’s modest property values are reflected by low weekly rental and mortgage costs and lower than average mortgage pressure. For example, 94.9% of mortgaged residents paid less than the benchmark of 30% of household income towards these payments in 2011. Also 93.3% of households who rented spent less than 30% of household income on rental costs in 2011. These figures may reflect the composition of Casterton’s age structure, with older residents having less outstanding mortgage repayments.
Area Casterton Glenelg Shire Victoria Median weekly rental payments $110 $161 $277 Median weekly mortgage payments $758 $1,148 $1,700 Median weekly individual income $371 $463 $561 Median family income $842 $1,178 $1,460 Median weekly household income $616 $899 $1,216
Employment Casterton had 548 residents in the labour force in 2011 of which 50% were employed full-time, 36.7% employed part-time and 6.8% were unemployed, looking for work. There were 603 residents who identified as not participating in the labour force.
Approximately 93 residents identified as working in ‘health care & social services’, 67 residents in ‘agriculture, forestry and fishing sector’, 59 in ‘retail trade’, and 51 in ‘education and training’14.
The median age of full time workers was 46 years old, while the median age for part- time workers was 48.
Seventy-one people or 14% of Casterton’s residents walked to work. This figure is significantly higher than the Victorian average of 3.3% and higher than Portland UCL whereby only 4.5% of its workforce walked to work (on the day the Census was recorded)15. The census also recorded that five residents cycled to work, while 18 residents worked from home.
14 2011 Census Community Profile, ABS 15 2011 Census Data Portland UCL, www. http://www.censusdata.abs.gov.au/census_services/getproduct/census/2011/quickstat/UCL214015?opendocument&navpos=2 20
Casterton Structure Plan Background Report Page 15 of 68 SEIFA RSD index Glenelg Shire is ranked in the bottom 20% of Victorian municipalities by the Socio- economic Indices for Areas (SEIFA) index of Disadvantage16. This index measures indicators such as the income, educational attainment, unemployment and living conditions of residents as captured through census data. In 2011 the average SEFIA score for Victoria was 1009, with scores below this figure considered as being relatively disadvantaged. Regional Victoria scored 977, Glenelg Shire 960 and Casterton 935.4.
16 DPCD, Change and disadvantage in the Barwon South West region, Victoria, 2011, pg 30.
Casterton Structure Plan Background Report Page 16 of 68 Environment, landscape and urban form
Native Flora Casterton is situated in the Dundas Tablelands bioregion of Victoria.
The Biodiversity Interactive Map of Victoria identifies the following Ecological Vegetation Classes (EVC) within the Casterton Structure Plan Study Area:
EVC56: Floodplain riparian woodland EVC719: Grassy Woodland / Damp Sands Herb-rich Woodland Mosaic
Figure 10 Ecological Vegetation Classes within the study area.
EVC56: Floodplain Riparian Woodland comprises ‘open eucalypt woodland to 20m tall over a medium to tall shrub layer with a ground layer consisting of amphibious and aquatic herbs and sedges’.
River Red Gums and Swamp Gums are the primary large canopy character species. The soil profile of this EVC is fertile alluviums subject to periodic flooding and inundation, which is consistent with its location along the banks and floodplain of the Glenelg River.
EVC719 is a mosaic of Grassy Woodlands (EVC175) and Damp Sands Herb-rich Woodland (EVC3), comprising:
Casterton Structure Plan Background Report Page 17 of 68 Grassy Woodland EVC - open eucalypt woodland to 15m tall or occasional She oak woodland to 10m tall over a diverse ground layer of grasses and herbs occurring on gentle slopes or undulating hills.
Damp Sands Herb-rich Woodland EVC - low, grassy or bracken dominated eucalypt forest or open woodland to 15m with a large shrub layer and ground layer rich in herbs, grasses and orchids.
An Environmental Significance Overlay (ESO2) covers the Glenelg River floodplain.
Landscape character Casterton is situated at the western edge of the Merino Tablelands - a regionally significant landscape with high aesthetic values.
The landform and topography of the study area is dominated by the deep river valley and broad floodplain of the Glenelg River and the tabletop plateau rising above the floodplain. The prominent ridgeline of ‘Toorak Hill’ is the most striking topographic feature of the study area. An excellent vantage point to view this dramatic landscape can be obtained from ‘Mickle Lookout’ off Moodie Street.
The extensive corridor of River Red Gum trees flanking the Glenelg River contributes to the aesthetic qualities of the township and provides important habitat for flora and fauna. Other features such as the Ess Lagoon are popular local beauty spots.
Figure 11 Aerial view of Casterton showing prominent ridgeline.
Casterton Structure Plan Background Report Page 18 of 68 Urban character The settlement pattern of Casterton follows a standard gridiron formation laid out by the Crown in 185217, with the subsequent shape of the township influenced by the Glenelg River and the deep winding path it cuts through the landscape.
Casterton originally comprised 15 blocks dissected by wide residential streets. Henty Street remains the main thoroughfare on which the townships key civic, religious and social institutions were erected. Public administration buildings, hotels, banks and retail premises were constructed at the eastern section of Henty Street near the crossing of the Glenelg River. Private dwellings of mostly single-storey detached timber structures were constructed at the south-west end of Henty Street and on the large residential allotments addressing Murray, Addison, Jackson and Macpherson Streets. Religious buildings were constructed along Henty Street from the 1860s18. The Sacred Heart Catholic complex (including a church, convent, presbytery and parish hall) was established in the 1870s on the eastern side of the Glenelg River on high ground overlooking the floodplain below19.
At the turn of the century, Casterton’s population had reached approximately 1240 persons which resulted in an expansion along Henty Street to the west of the commercial shopping strip and on high land on the eastern side of the Glenelg River adjacent to the Sacred Heart complex and intersection of the Glenelg Highway and Portland – Casterton Road.
By the mid 1960’s Casterton’s population peaked at 2500 persons, with subsequent urban development largely adhering to the rectilinear form set out in the original township survey20. There are few cul-de-sac developments and limited subdivision of township blocks. The predominance of low density, single-storey development supported by a network of wide linear streets has created a permeable urban environment.
There is a band of land flanking the Glenelg River which remains undeveloped due to topographic, flooding and drainage constraints.
The western approach to Casterton is characterised by the transition from a sparsely populated agricultural landscape to the concentration of small acreage residential development addressing the Glenelg Highway. A wide road verge accommodates an assortment of street trees.
The eastern entrance to the township is signalled by an avenue of Elm trees planted to commemorate World War 1. Shiels Terrace provides a picturesque approach and connects development on the eastern side of the Glenelg River with the town centre via a sweeping decline through the river valley.
17 Government Gazette 43, October 27 1852, pg. 1238. 18 Heritage Matters Pty Ltd, Glenelg Shire Heritage Study Stage 2a, Casterton Township Precinct, 2006, p. 1 19 Ibid, 2006, p. 2 20 Ibid.
Casterton Structure Plan Background Report Page 19 of 68
Figure 12 Existing land use and zoning for Casterton township.
Agriculture and forestry The land surrounding Casterton is highly valued for agriculture and forestry and is of strategic significance to the Shire and south-west Victoria. The Farming Zone applies to almost all farmland surrounding the township and is the primary land use planning tool used to protect valuable farmland from the encroachment of non-agricultural uses.
The land is used for primary agricultural production including sheep and cattle grazing and some dairy farming. In 2015-16 the Casterton Saleyards sold 28,000 head of stock across nine store market and summer feature market sales21.
Softwood and hardwood plantation forestry also occurs within in the vicinity of the township and district roads are used to transport forestry products to the Port of Portland for export.
21 Press Release issued by Glenelg Shire Council, ‘Record selling figures at Casterton saleyards’ 22/7/2016.
Casterton Structure Plan Background Report Page 20 of 68
Figure 13 Green Triangle Plantation Estate Plan Green Triangle Plantation Committee (2011).
Casterton is situated in the Green Triangle Region, a plantation forestry area of national significance comprising approximately 355,000 hectares on either side of the Victorian – South Australia border22. It is estimated the growing, harvesting, processing, manufacturing and transportation of plantation forestry products generates approximately $790 million in economic activity and accounts for 18,000 regional jobs23. At a local scale, approximately 67 people living in Casterton identified as working in the ‘agriculture, forestry and fishing’ sector, 30 in the ‘manufacturing’ sector and 25 within the logistics sector in the 2011 census24.
22 Green Triangle Freight Action Plan, Revised 2016. pg. 8 23 Ibid, 2016, p. 3 24 2011 Census Community Profile, ABS
Casterton Structure Plan Background Report Page 21 of 68 Environmental risks
Flooding The Glenelg River and the anabranches comprising its floodplain are subject to periodic flooding, with wide-spread high hazard (deep and fast moving) floodwater a feature during large flood events.
A number of significant floods have been recorded in Casterton, including events in 1893, 1906, 1946, 1950, 1975, 1983, 1991, 1992, 1996, 2008, 2010, 201125 and 2016. In March 1946 Casterton experienced its most extreme flooding event, driven by an East Coast Low weather front, which resulted in deep flooding of the Glenelg River and its anabranches and included the wide-spread inundation of low-lying land located in proximity to the floodplain.
Figure 14. Although the 1946 Casterton flood is the largest recorded flooding event, the 1906 flood captured above provides a dramatic illustration of the swelling Glenelg River. Casterton in Flood 1906, photograph by J. T. Somerville. Glenelg Shire Council Cultural Collection.
The Glenelg River floodplain is broadest upstream of the Henty Street road-bridge but narrows substantially at the bridge, resulting in the flooding of residential land in and around Murray Street, the eastern section of Henty Street activity centre and severing the Glenelg Highway.
25 Glenelg Shire Local Floodplain Development Plan August 2013, Glenelg Shire Planning Scheme
Casterton Structure Plan Background Report Page 22 of 68 Amendment C74 introduced flood controls for Casterton based on flood data prepared for the Casterton Flood Investigations – Floodplain Management Report (2011). It included the Incorporated Document the Glenelg Shire Local Floodplain Development Plan (LFDP) into clause 81 of the Glenelg Shire Planning Scheme. The LFDP imposes controls on buildings and works and provides performance requirements to be met for all planning applications in areas covered by the ‘Land Subject to Inundation Overlay (LSIO) and ‘Floodway Overlay’ (FO) in the Glenelg Shire Planning Scheme.
The extent of flooding is indicated by the ‘Land Subject to Inundation Overlay (LSIO) and ‘Floodway Overlay’ (FO) in the Glenelg Shire Planning Scheme – refer to figure 15.
A small parcel of land addressing Racecourse Road is subject to the Urban Floodway Zone (UFZ).
Figure 15 Environmental risks map.
Casterton Structure Plan Background Report Page 23 of 68 Fire Casterton is not a designated Bushfire Prone Area (BPA) or identified as having high bushfire risk by the Bushfire Management Overlay in the planning scheme. A state- wide review of the application and extent of the Bushfire Management Overlay is currently underway. To date the findings do not have any implications for the current urban area of Casterton, but will need to be reviewed as part of the Casterton Structure Plan.
Movement and access
Regional transport Casterton is situated at the convergence of five roadways uniting the Shire’s northern and southern settlements and linking the Greater Green Triangle region to Melbourne (via Hamilton and Ballarat) and Geelong (via Mortlake).
The road network surrounding Casterton is a key freight route for the agricultural and forestry sectors, with the Portland to Casterton Road providing a direct link to Portland’s deep-water harbour for the export of the region’s forestry and livestock product.
The projected growth of the forestry and dairy industries around Casterton will see an increase of B-double milk tankers and timber trucks on district roads.
A recent report, the Green Triangle Region Freight Action Plan Update 2016 forecasts an increase in freight movement and volumes of plantation timber on key transportation routes surrounding Casterton, including a projected increase to 10,000 to 15,000 tonnes along the Henty Highway between Casterton and Hotspur and 2,500 – 10,000 tonnes on the Glenelg Highway over the 2015 – 2024 period26. This increase is highly likely to impact local residential vehicle movement, pedestrian access and safety along the Henty Street commercial strip and result in an increase in the overnight parking of heavy vehicles in residential areas.
26 Green Triangle Freight Action Plan, Revised 2016. pg. 15
Casterton Structure Plan Background Report Page 24 of 68
Figure 16 Green Triangle Plantation Woodflow Volume Projects 2015-2024.
Vicroads is the responsible authority for managing the following arterial and main road network27:
Glenelg Highway (B160) Portland Casterton Road (C195) Casterton Edenhope Road (C207) Casterton Naracoorte Road (C211) Casterton Penola Road (C198)
Glenelg Shire is the responsible authority for managing the balance of the local network of roads (comprising link, collector and access roads) situated within the study area.
Strategies such as the Green Triangle Region Freight Action Plan and the Rural Land Use Strategy Technical Assessment and Background Report identify Casterton as being strategically positioned for the development of a road transport terminal, including heavy vehicle parking, repair and maintenance.
27 Glenelg Shire Road Management Plan 2009, p. 7.
Casterton Structure Plan Background Report Page 25 of 68 Local transport The two kilometre section of the Glenelg Highway that passes through the town centre, known locally as Henty Street, is Casterton’s primary transport corridor. It is a broad dual carriage way lined with street trees and flanked by angled parking-bays.
Public transport is provided to Casterton via the Vline regional bus service running between Mt Gambier, Warrnambool and Hamilton. The Vline bus stop is located at the corner of Henty Street and Wathen Street. A school bus route operates within the study area, with bus stops scattered throughout the township.
An inter-town Casterton – Hamilton service operates during the school term and delivers students to denominational non-government schools in Hamilton.
Community operated transport services also provide access between neighbouring townships and larger regional centres.
Casterton airfield is located approximately 4 kilometres south-west of the township and is used by emergency services (eg Ambulance Victoria, CFA and DELWP) and private aircraft.
Active transport The Casterton Active Transport Strategy (2010) identified a network of sealed footpaths running the extent of Henty Street and along small sections of Clarke Street, Jackson Street, White Street and the northern shoulder of Shiels Terrace.
There are no formal footpaths constructed beyond the north-west of Henty Street, an area with a high concentration of residential development. There are no on-road bicycle lanes or designated shared paths for pedestrians and cyclists, however there are bike racks located in the town centre.
The Glenelg Shire Road Management Plan (2009) sets out a pathway hierarchy to determine the allocation of footpaths and the maintenance and service level required based on pedestrian traffic28. Footpath categories include: Commercial (high activity), Neighbourhood Links (medium activity) and Residential (low activity), all of which are located within the study area.
Two recreational trails provide walking and cycling circuits within the township, including an off-road track around Ess Lagoon and the ‘Kelpie Trail’ featuring three routes, public art and interpretive way-finding.
28 Glenelg Shire Road Management Plan, 2009, p. 18.
Casterton Structure Plan Background Report Page 26 of 68
Figure 17 Movement and transportation network map.
Casterton Structure Plan Background Report Page 27 of 68 Physical infrastructure
Water and Sewerage Wannon Water is the responsible authority for providing reticulated water and sewerage services to the township of Casterton.
Casterton’s water is sourced from Tullich Bores a shallow aquifer located 14.4 km west of the township. Raw groundwater is treated at the Casterton Water Treatment Plant and stored in a combination of clear water storages, including a 1.5 ML tank and 2.9 ML covered reservoir29. The Casterton plant also supplies water to nearby Sandford, Merino and Coleraine.
Backup water supplies can be sourced from Konongwootong Reservoir during periods of high demand / low rainfall. However, Wannon Water has indicated that the 1,000 ML pa Tullich bore field supply ‘comfortably exceeds demand, which is forecast to reduce from the current level of 565 ML pa to 504 ML pa by 2060, due to decline in population’30.
Waste water is treated at the Casterton Water Reclamation Plant, with approximately 30% of recycled water re-used for non-drinking applications31.
The Glenelg Shire Wastewater Management Plan: Casterton Town Report prepared in 2009 outlines wastewater management requirements for unsewered properties in the study area, based on four terrain units / As NZS codes32.
Stormwater Urban drainage pipelines collect stormwater run-off from hard surfaces such as paved roads and footpaths in limited sections of the Casterton urban environment.
Electricity Powercor supply electricity to Casterton via high voltage 22kv overhead power cable transmission. A network of 12.7kv lines connects surrounding rural properties outside of the study area.
There is an extensive network of street lights along the arterial road network and residential streets within the study area (refer to figure 17).
Improved power infrastructure would provide greater opportunity for the development of primary and secondary industries associated with the forestry and agriculture sectors which rely on three-phase power supply for the refrigeration of milk and temperature control in greenhouses33.
29 Wannon Water Supply Demand Strategy 2012 -2060, Pg. 66 30 Ibid, 2012, pg. 66 31 Wannon Water, Annual Report 2009 / 2010 period, pg. 31. 32 Van de Graaff and Associates, and Geocode 2009, Glenelg Shire Council Wastewater Management Plan: Casterton Town Report, Melbourne 33 Rural Land Use Strategy Technical Assessment and Backgrounding Report, p. 40
Casterton Structure Plan Background Report Page 28 of 68 Telecommunications Fixed line, broadband (ADSL) and wireless mobile phone coverage is available to Casterton residents.
The 2015 Digital Strategy found that Casterton has relatively fast ADSL speeds as compared to more remote rural areas in the Shire, and indicated that a ‘Fibre to the Node’ NBN connection is forecast to be operational in the town by 201734.
Census data from 2011 indicates that of 594 respondents, only 321 Casterton residents were connected to the internet, while 243 residents had no internet connection.
Gas Casterton is not connected to reticulated natural gas.
SEAGAS operates the high pressure gas transmission pipeline transporting natural gas from Port Campbell to Adelaide. The 640m pipeline buffer is situated in the vicinity of the study area.
Figure 18 Existing services map.
34 Glenelg Shire and Southern Grampians Digital Strategy , 2016, pg. 33
Casterton Structure Plan Background Report Page 29 of 68 Community infrastructure The health, education and emergency services sectors provide essential services to Casterton and the broader region and employ a large portion of the local workforce.
Health Casterton Memorial Hospital is a public healthcare facility providing acute care, primary and allied health services to residents of Casterton and the broader district. It features 15 medical/surgical inpatient beds, operating theatre, two (2) bay urgent care centre, two (2) dialysis chairs and ‘Glenelg House’, 30 bed high-care residential care facility35. The hospital employs 155 staff.
Glenelg Shire provides a maternal child health service from the Kathleen Millikan Centre in Jackson Street.
Edgarley is a private aged care facility and the recent recipient of Federal Government funding towards an expansion to operate 60 residential care beds.
Figure 19 Casterton Memorial Hospital precinct.
35 Casterton Memorial Hospital Annual Report 2014 -2015, p. 14
Casterton Structure Plan Background Report Page 30 of 68 Education Glenelg Shire provides child care, after school care and operates a kindergarten from the Kathleen Millikan Centre in Jackson Street.
In 2012 there were 71 children aged 0-4, 57 children aged 5-9 and 73 children aged 10-14 years living in the study area, totalling 201 and equating to approximately 14.43% of the total population (of 1,434 residents).
There are three schools in Casterton which draw students from within the study area and surrounding rural communities. Casterton Secondary College had an enrolment of 163 students in 2015, Casterton Primary School had 145 students in 201536 and Sacred Heart Catholic Primary School had 39 students in 201537.
Casterton students also attend non-government denominational schools in Hamilton and the South West Institute of TAFE in Hamilton & Portland.
Community There are a number of community-based not for profit organisations that provide important social, educational and community services to residents of Casterton and district. Refer to figure 20 for a plan of key community infrastructure within the study area.
Figure 20 Community infrastructure map.
36 Casterton Primary School: Annual Report 2015, p. 2. 37 Sacred Heart School Casterton: Annual Report to the School Community, 2015, p. 4.
Casterton Structure Plan Background Report Page 31 of 68 The Glenelg Shire operates the Glenelg Libraries Casterton branch and the Casterton Visitor Information Centre.
Emergency services Key emergency services located in the study area include the Casterton Country Fire Authority Brigade (23 Jackson Street), Casterton Police Station (2 Jackson Street), ambulance service (2 – 8 Cussen Street) and the emergency department of the Casterton Memorial Hospital.
The administrative headquarters of the Country Fire Authority District 4 and depot for the Department Environment, Land, Water and Planning is located at 147 Bahgallah Road Casterton. This land is situated in a Farming Zone.
The Casterton Airfield also provides transport infrastructure for these services.
Public open space and recreation Island Park Recreation Reserve is Casterton’s primary multi-use recreational space, featuring the following facilities:
two ovals (cricket, football, athletics) tennis and netball courts croquet lawn bowling club swimming pool caravan park Pastoral & Agricultural Society pavilion Vice Regal Band (headquarters) Lions Club Memorial Park, BBQ facilities and playground toilet block
Additional recreational space in the study area includes:
Casterton Skate Park, Murray Street (in Possum Park opposite Island Park) Rotary Park, (BBQ facilities) Apex Park (BBQ facilities) Goodman Park, Silvester Street (pocket park located opposite hospital with playground equipment) Bryan Park, Henty Street (pocket park with playground equipment) Masonic Park, (picnic area eastern side of Glenelg River) Ess Lagoon and walking track, off Ess Lagoon Road Polocrosse Park, McKinlay Street Small Bore Rifle Club, McKinlay Street Casterton Leisure Centre (at Casterton Secondary School), White Street Playground located at the Casterton railway reserve Casterton Fire Brigade training track, Noss Road.
Casterton Structure Plan Background Report Page 32 of 68
The Island Park Recreation Reserve, Ess Lagoon, Polocrosse Club, Goodman Park are currently zoned Public Park and Recreation. The Casterton Leisure Centre is situated in a Public Use Zone 2, while the Casterton Skate Park is in the Commercial 1 Zone.
Figure 21 Recreation & public open space.
Further recreational facilities and passive public open spaces located outside of the proposed study area include:
Casterton Racecourse Casterton and District Drag Racing Club Casterton Golf Club Casterton New Cemetery Casterton Old Cemetery.
Casterton Structure Plan Background Report Page 33 of 68 Cultural heritage
Aboriginal cultural heritage Casterton stands on land first occupied by the Kanal gundidj clan of the Jardwadjali people, who have lived in the area for up to 30,000 to 40,000 years. The Glenelg River forms the boundary between two language groups, with the Buandig people occupying lands on the west side of the Glenelg River to the Mt Gambier region and the Jardwadjali people occupying the lands on the east side of the Glenelg River to Gariwerd (Grampians National Park) and north-west to Lake Bringalbert near Apsley38.
The Glenelg River and Ess Lagoon (including land within a 200 metre vicinity) are sites of Aboriginal Cultural Heritage Sensitivity and appear on the Office of Aboriginal Affairs Aboriginal Heritage Map under Regulation 23 of the Aboriginal Cultural Heritage Regulations (2007).
There are also a number of Scarred Trees located adjacent to waterways within the broader Casterton district.
Figure 22 Significant cultural heritage places and areas of cultural sensitivity in the study area.
38 Clarke, I.D. 1995, Scars in the Landscape: A register of Massacre Sites in Western Victoria, 1803-1859. Aboriginal Studies Press, Canberra. p.140-2.
Casterton Structure Plan Background Report Page 34 of 68 Post-contact European cultural heritage A number of buildings, monuments and plantings of cultural heritage significance in Casterton are afforded protection under the Glenelg Shire Planning Scheme Schedule to the Heritage Overlay. These heritage places reflect the importance of the town as a regional service centre and the focus of religious, civic and community life for the surrounding agricultural district.
The following sites are located within the study area (refer to figure 22):
Places of State heritage significance
HO1663 Casterton Railway Station, McKinlay Street
HO314 Stock Selling Ring, 19 Spring Street
Places of local heritage significance
HO163 Casterton Township Precinct
HO187 Glenelg (Masonic) Lodge, 160 Henty Street
HO188 CWA Rooms, 164 Henty Street
HO189 Scots Uniting Church, 176 Henty Street
HO190 Methodist Church (Former), 177 Henty Street
HO191 Christ Church Anglican Church, 184 Henty Street
HO192 Anglican Rectory (former) 188 Henty Street
HO193 Kadisha, 206-210 Henty Street
HO194 Old Cemetery, 18 Old Cemetery Road
HO195 New Cemetery, Racecourse Road
HO196 Sacred Heart Catholic Complex, 26 Robertson St
HO197 Tulleigh, 74 Staffa Street
HO198 Fleur-de-Lis Marker, 11 Moodie Street
HO261 Methodist Parsonage (former), 179 Henty Street
Note: The findings of the Glenelg Shire Heritage Study Stage 2 (a) (2006) formed the basis of Amendment C55 which was subsequently divided into two parts - C55 Part 1 & Part 2. 84 individual places were added to the Schedule to the Heritage Overlay following the implementation of Amendment C55 Part 1 in 2013, including 13 places located in Casterton.
Casterton Structure Plan Background Report Page 35 of 68 Amendment C55 Part 2 is yet to be implemented and includes an extension to the Casterton Town Precinct (HO163) and the addition of the ‘Casterton Church and Residential Precinct West’.
Commerce and industry Casterton’s economy is underpinned by the agriculture and forestry sectors, with on- farm jobs and allied service industries the predominant employment base, followed by construction, healthcare and retail.
There were 439 jobs located within the Casterton (UCL) in 2011, with the major areas of employment being: agriculture and forestry (331), construction (17), manufacturing (15), wholesale trade (13), transport, postal warehousing (13), professional, scientific, technical, services (10), education and training (10), public administration and safety (7), health care and social assistance (7)39.
The Casterton Memorial Hospital is the single largest local employer, employing a total of 115 staff in 2014 (comprising 37 full time, 65 part time & 13 casual) drawn from both the township and broader region40. Other significant employers include Edgarley Aged Care Facility, Department of Environment, Land, Water and Planning, Casterton Secondary College, Casterton Foodworks and Glenelg Shire41.
In 2009 there were 126 individual businesses listed in the Business Community Database, with retail trade (35), health and community services (13) and allied agricultural and forestry services (19), followed by construction services, and accommodation, cafes and restaurants.
Commercial and industrial land uses Commercial land uses are dispersed across the study area, with three distinct pockets covered by Commercial Zones 1 and 2. The Commercial Zone 1 (CZ1) comprises approximately 13 hectares addressing Henty Street and features the towns traditional ‘main street’ linear shopping strip.
A small number of commercial businesses (related to the servicing and maintenance of vehicles and landscaping supplies) operate outside of the CZ1 and within General Residential Zone (refer to figure 23).
An 18.5 hectare parcel of Commercial Zone 2 (CZ2) land is located on Racecourse Road adjacent to the Glenelg River and a 2.5 hectare parcel addresses the Glenelg Highway (Shiels Terrace). Businesses in C2Z are mostly bulk transport, warehousing and retail premises associated with agriculture and forestry. The Glenelg Shire Council depot is also zoned for CZ2 use.
39 ABS table builder, 2011 Census. 40 Casterton Memorial Hospital Annual Report 2014 -2015, p. 14 41 Business Retention and Expansion Program: Regional Economy & Strategy Report 2010, p. 191.
Casterton Structure Plan Background Report Page 36 of 68 There are two parcels of Industrial 1 Zone (INZ1) land in the study area. A small INZ1 parcel comprising 2 hectares is situated near the intersection of the Portland – Casterton Road and the Glenelg Highway.
The largest is a 20 hectare parcel located off Rhodes Street. The land is largely underdeveloped for industrial purposes, with only a few lots utilised for bulk transport, storage and service industries (refer to figure 23).
Glenelg Shire operates the Casterton Saleyards from land located adjacent to the abovementioned INZ1 parcel off Rhodes Street. In 2015-16 approximately 17,251 head of sheep and 11,570 head of cattle were sold from the facility.
Figure 23 Map showing commercial and industrial operations (as shown in yellow) overlayed onto Casterton’s existing planning zones.
Casterton Structure Plan Background Report Page 37 of 68 Tourism
Birthplace of the Kelpie Casterton’s association with the iconic Australian working dog has secured its status as the capital of ‘kelpie country’. The Australian Kelpie Muster is the towns key tourism attraction, drawing approximately 10,000 visitors to Casterton during the annual two day festival.
A $1.5 million Kelpie Interpretive Centre which will include a Visitor Information Centre and meeting space has secured funding from Glenelg Shire in partnership with the Federal Government. Construction works are set to commence shortly. Associated attractions in and around the study area include the Kelpie Walking trail and the Casterton Stock Selling Ring.
Casterton’s broader setting in the picturesque Merino tablelands and the areas rich pastoral heritage are further tourist drawcards.
Figure 24 Casterton Kelpie Muster 2013.
Touring route Casterton is located on the Glenelg Highway touring route between Adelaide and Melbourne and within an hour drive of the Grampians National Park and the Budj Bim National Heritage Landscape. An investigation into Casterton’s tourist market undertaken in 2015 suggested that the study area is a ‘boutique destination’ attracting older travellers from Victoria and South Australia. It noted, however, that while this segment of the tourist market ‘provides steady visitation and strong passing trade…they are generally a lower yielding segment and often prefer to stay in a form of caravan/camping accommodation or motels’42.
42 Glenelg Tourism Strategy Glenelg Shire Council, 2015, p. 10
Casterton Structure Plan Background Report Page 38 of 68 The study identified that accommodation options in the township were limited to 25 camping / caravan sites and 43 rooms.
The study also notes that:
‘Casterton has one of the most naturally beautiful heritage streetscapes in Western Victoria and further development of a retail and food offer could strengthen Casterton as a stopover location.
Casterton is fortunate to be located along the Glenelg River which provides a natural setting for the southern part of the township. There is opportunity for landscape improvements to the parkland making them a more pleasant place to stop’
Other local events include: seasonal country race meetings at the Casterton Racecourse, the annual Casterton Agricultural Show and Casterton and District Street Drags Race meeting.
Casterton Structure Plan Background Report Page 39 of 68 PLANNING & POLICY CONTEXT
Regional strategies
Great South Coast Regional Growth Plan (2014)
Figure 25 Future regional settlement framework hierarchy.
The Great South Coast Regional Growth Plan provides long-term strategic directions for land use planning in the Great South Coast region of south-west Victoria. The region includes the municipalities of Glenelg, Moyne, Southern Grampians, Warrnambool, and Corangamite.
The plan includes a Future Regional Settlement Framework hierarchy that directs future growth and development toward three regional centres and 13 district townships that can sustainably accommodate and support the projected population growth targets for the region 131,000 persons by 2041.
Casterton is identified as a ‘district township’ in the framework hierarchy, however, due to the township’s limited projected growth rate to 2041, the plan recommends that future land-use planning strategies provide for the changing demographic needs of the local community, particularly the ability for community members to age ‘in place’.
In addition, the framework provides four strategic directions specific to Casterton, including:
Casterton Structure Plan Background Report Page 40 of 68 Support Casterton’s role as a centre providing services to the surrounding area of Victoria’s western district and tourism opportunities linked to its history as the ‘birthplace of the kelpie’
Direct development in Casterton to the western side of the township, which is not affected by the flood plain of the Glenelg River
Support development of Casterton’s industrial estate to the east of the township around the Casterton saleyards
Investigate industrial opportunities in proximity to the gas pipeline
The framework also provides the following future directions for Great South Coast Regional district towns relevant to the Casterton Structure Plan:
Recognise and support the role of district towns in providing a range of middle order health, education, retail, municipal and emergency services
Provide for residential growth through infill development and strategically identified growth areas
Provide additional industrial land to facilitate employment, where required
Maintain, enhance and promote valued character and environments
Improve connections to adjacent district towns and Warrnambool, Hamilton and Portland
Facilitate investment, development and attract more people, including through the provision of supporting infrastructure
Encourage development that may help to retain younger people
Casterton Structure Plan Background Report Page 41 of 68 Key direction outlined in the How will it be implemented? Great South Coast Regional Growth Plan Cater for demographic changes and Set aside land surrounding key educational the impact this will have on and health institutions to encourage co- residents’ ability to access key location, clustering and collaboration with services industry
Manage urban development and Establish or reinforce settlement boundaries rural residential development to support existing communities, Direct urban development to existing realise efficient service and townships including identified growth areas, infrastructure provision and manage undeveloped land and infill opportunities impacts on other land uses within existing town boundaries
Plan for employment and services in towns based on need and opportunity
Support development and investment in small towns that are facing economic and population challenges
Avoid settlement growth in areas of Plan for rural residential development where high environmental or scenic value it supports sustainable communities while and also areas of high risk from avoiding areas of high environmental value, natural hazards, especially bushfire, at high risk from natural hazards or that flood and coastal hazards have future urban development potential
Recognise and avoid natural hazards, such as bushfire or flood, in planning for population growth
Support and promote active and Encourage safe, attractive and healthy attractive towns through the urban development provision and enhancement of open space, trails, streetscapes and gardens
The Great South Coast Regional Growth Plan was implemented into the Glenelg Planning Scheme in May 2014 (Clause 11.09 – Great South Coast regional growth).
Casterton Structure Plan Background Report Page 42 of 68
IMPLICATIONS FOR CASTERTON STRUCTURE PLAN
The Great South Coast Regional Growth Plan identifies Casterton as a ‘district township’ within limited projected population growth, while remaining an important service centre supporting a broader agricultural district.
The structure plan should provide directions that takes into account the changing demographic profile and needs of the local community, particularly the built form and infrastructure required to support community members to age ‘in place’.
The plan recommends the development of Casterton’s industrial estate to the east of the township around the Casterton saleyards and residential expansion to be directed toward the western side of the
township, which is not affected by the flood plain of the Glenelg River.
Future strategic work is required to develop traffic management strategy to address projected increase of heavy vehicle movement and linkages to proposed Industrial Zone extension.
Green Triangle Freight Action Plan (2009) & Green Triangle Freight Action Plan Revision (2016) The Green Triangle Freight Action Plan was prepared as a joint strategy between the South Australian and Victorian Governments to address emerging transportation capacity constraints within the Green Triangle Region.
Of relevance to the development of the Casterton Structure Plan is the forecast increase in heavy vehicle traffic associated with the forestry industry and its impact on the township of Casterton. This includes the impact of increased heavy vehicle traffic on the Glenelg Highway / Henty Street transportation corridor and the overnight parking of heavy vehicles in residential areas.
In particular freight volumes of plantation timber are projected to increase to 10,000 to 15, 000 tonnes along the Henty Highway between Casterton and Hotspur over the 2015 – 2024 period. The Glenelg Highway is projected to receive 2,500 – 10,000 tonnes of plantation timber freight movements.
IMPLICATIONS FOR CASTERTON STRUCTURE PLAN
Future strategic work is required to develop traffic management strategy to address implications of projected increase of heavy vehicle movement through Henty Street activity centre, overnight parking and linkages to proposed Industrial Zone extension.
Casterton Structure Plan Background Report Page 43 of 68 Key local strategic studies (settlement)
Glenelg Sustainable Settlement Strategy (2012) The Glenelg Sustainable Settlement Strategy comprises land use framework plans for towns and settlements across the Shire. Each framework identifies potential land use options and directions subject to further technical assessment and detailed strategic planning.
Figure 26 Glenelg Sustainable Settlement Strategy: Casterton framework plan (summary).
The framework plan prepared for Casterton contains nine strategic directions. These include:
The encouragement of infill and greenfield development on elevated land to the west of the township not affected by the flood plain of the Glenelg River is proposed to encourage increased sustainability in the use of infrastructure and promote pedestrian access.
The Development Plan Overlay will be retained over undeveloped residential land to the west of the township in order to encourage the orderly planning of the area.
Industrial activity and growth is to be encouraged within Casterton’s industrial areas, and priority given to the investigation of alternative locations for industrial use in the town, in the event that the currently zoned Industrial 1 is not available to the market. An alternative industrial area is also to be investigated, for future use if required.
Casterton Structure Plan Background Report Page 44 of 68 Improvement in the comfort, quality and cultural value of the commercial and civic areas of the town centre is to continue to be achieved. Improved connectivity is to be achieved between the town centre, residential areas, recreation areas and the Glenelg River.
Improved currency of flood overlays is to be achieved taking into account any new studies, changes in land use patterns and any altered rainfall patterns and intensities as consequences of climate change. The Casterton Flood Study 2010-2011 and any subsequent new flood studies will be applied to the review of existing flood overlays in consultation with the Glenelg Hopkins Catchment Management Authority.
Investigation in the future of an alternative route that could be developed would allow heavy vehicles to by-pass the town centre in order to facilitate the improvement of Henty Street as a civic boulevard. Because this may require a new crossing of the Wannon and Glenelg Rivers it is a long term initiative.
Taking direction from the Green Triangle Freight Action Plan, continue to promote the movement of heavy vehicles for freight and timber products along routes away from the Casterton township.
Further work should be undertaken to support the initiatives outlined in the Casterton Urban Design Framework 2010, including improvements to paths and trails along the Glenelg River and improved connectivity between the river, recreation areas, town centre and residential areas.
Improvements to paths and trails should only be undertaken in consultation with the Department of Sustainability and Environment to help ensure minimal impact on the Glenelg River and associated public land.
Casterton Structure Plan Background Report Page 45 of 68
IMPLICATIONS FOR CASTERTON STRUCTURE PLAN Determine constraints on future residential, commercial and industrial
development posed by environmental factors such as flooding and topography.
Determine land capabilities for future residential and industrial development through land supply and demand analysis and define urban boundary to direct infill and greenfield development;
Examine public open space linkages, pedestrian, and neighbourhood and heavy vehicle transportation networks and identify urban design treatments to support safe movement;
Determine appropriate location for heavy / long vehicle parking;
Provide direction to enhance and protect the character of the Henty Street activity centre, residential areas and Glenelg River environs.
Glenelg Strategic Futures Plan (AECOM, 2009) The Glenelg Strategy Futures Plan documents the findings of the Glenelg Industrial Land Use Study (2007), the Glenelg Cultural Heritage Desktop Review (2007) and the Glenelg Futures Plan Infrastructure Strategy (2007).
The Glenelg Strategy Futures Plan (GSFP) identified a number of constrains affecting the future development of Casterton, including:
The feasibility of additional infrastructure provision (particularly water and sewerage) based on projected residential, commercial and industrial demand; Flooding and drainage constraints impacting land located within the Glenelg River floodplain.
Of particular relevance to the Casterton Structure Plan, the GSFP recommends:
Development of an Industrial Infrastructure Policy for Casterton; The rezoning of additional land to accommodate further industry (subject to physical constraints and having regard to the potential impacts on visual amenity for the approach to the town); The review of statutory planning controls to reflect Glenelg River flood modelling; Review of development plan overlays.
The plan also identified opportunities for improving transportation connections, enhancing tourism and heritage assets.
Casterton Structure Plan Background Report Page 46 of 68 Note: The Glenelg Strategy Futures Plan recommended additional work be undertaken to address land use and development issues. This resulted in the preparation of the Glenelg Sustainable Settlement Strategy in 2012 which was implemented into the Glenelg Shire Planning Scheme through Planning Scheme Amendment C73. Refer to the policy analysis (page 44) of Glenelg Sustainable Settlement Strategy for specific implications to the preparation of the Casterton Structure Plan.
Glenelg Rural Residential Land Demand & Supply Assessment (Spatial Economics, 2015) The Glenelg Rural Residential Land Demand and Supply Assessment study documents the occupancy rate and supply analysis for rural residential land across the municipality. It also sets out demand projections (based on 4 scenarios) to forecast dwelling requirements and future adequacy of residential land around the Portland area, but not for Casterton.
Of relevance to the Casterton Structure Plan is the analysis of vacant and occupied Low Density Residential Zoned (LDRZ) land in Casterton in 2015, of which:
70 lots currently zoned as Low Density Residential on the periphery of Casterton; 31 LDRZ lots currently vacant - contributing to a vacancy rate of 44%; Median lot size is 1.4 hectares; Since 2006 no rural residential subdivisions or dwellings have been constructed in LDRZ.
Zoning/ less than 4,000 to 6,000 to 1 to 3 3 to 5 5 to 10 to 50+ Total Status/ 4,000 5,999 9,999 ha ha 10 50 ha ha Lot Size sqm sqm sqm ha LDRZ 15 6 13 23 11 1 1 70 Vacant 10 2 4 7 8 31 Dwelling 5 4 9 16 3 1 1 39 Vacancy rate 67% 33% 31% 30% 73% 0% 0% 44% % Casterton 15 6 13 23 11 1 1 70 total Source: Spatial Economics Pty Ltd
As noted, the study did not provide demand projections for Casterton LDRZ for the 2015 – 2031 period due to limited local housing market activity and a lack of recent demand activity (subdivision and construction activity within the LDRZ) to inform future demand modelling.
Casterton Structure Plan Background Report Page 47 of 68
Figure 27 Rural Residential Land Supply Assessment for Casterton 2015.
Rural Land Use Strategy Technical Assessment and Background Report (2016)
This report provides an examination of rural land uses in the Glenelg Shire and notes the significance of its livestock and dairy industries at both a regional and national scale. The report maintains the importance of protecting valuable farmland through land use planning mechanisms to prevent the fragmentation of land, provide separation between agriculture and sensitive uses and avoid the inflation of agricultural land value beyond its productive value (via speculative ventures associated with non-agricultural development).
The following industry trends will need to be taken into account when devising land use planning policies to areas where agriculture is identified as the primary land use:
Future trends in agricultural industries include:
Increase in the physical size of farms; Increase in business scale and intensification of production systems; Flexibility to adapt production systems to changing markets and climate change.
IMPLICATIONS FOR CASTERTON STRUCTURE PLAN The structure plan will need to identify a township boundary. It will also need to provide direction for the development for nearby rural residential uses or residential uses within the Farming Zone.
Casterton Structure Plan Background Report Page 48 of 68 Key local strategic studies (environment)
Casterton Flood Investigations – Floodplain Management Report (2011) This report provides base flooding information for the township of Casterton, including 100 year Average Recurrence Intervals (ARIs) and 1% Annual Exceedance Probability (AEP) flood levels. It notes that a total of 166 properties in the township of Casterton are subject to flooding during an average recurrence interval (ARI) of 100 years. Dwellings on 80 of these properties are subject to over-floor flooding during events of this magnitude. Over-floor flooding in Casterton begins to occur when flows in the Glenelg River reach 5 year ARI levels.
The flooding levels presented in the Casterton Flood Investigations – Floodplain Management Report formed the basis of Amendment C74 which introduced the Incorporated Document the Glenelg Shire Local Floodplain Development Plan (LFDP) into clause 81 of the Glenelg Shire Planning Scheme. The LFDP imposes controls on buildings and works in areas covered by the FO and LSIO by providing performance requirements to be met for planning applications.
Southwest Landscape Assessment Study (2013) This study identifies landscape character types and assesses the significance and aesthetic, historic, environmental / scientific and social values of landscapes situated in south-west Victoria. Casterton is situated at the western edge of the Merino Tablelands, a regionally significant landscape with high aesthetic values.
The South West Victoria Landscape Assessment Study (2013) describes this landscape as:
‘a broad plateau of rolling hills dissected by deep river valleys…the land is sparsely settled, with farm buildings and structures blending into the landscape rather than dominating it. Majestic individual red gums are a feature’43.
The study also identified ‘Mickle Lookout’ off Moodie Street in the study area as providing locally significant views of the Merino Tablelands region, Glenelg River floodplain and the township of Casterton.
43 Southwest Landscape Assessment Study, 2013, p. 379.
Casterton Structure Plan Background Report Page 49 of 68 Key local strategic studies (local area plan)
Casterton and District Community Plan (2008) This document provides insight into the goals and aspirations of the Casterton community and identifies priorities for improving its economic, social, cultural and environmental wellbeing.
The aims of the Casterton Community Plan are: To ensure that any development is balanced and contributes to the unique culture of the Casterton community. That the economic, social, cultural and environmental goals are all considered when developing Casterton as a well-functioning community. To take advantage of any opportunities which exist through the timber industry being centred (in part) in the Casterton district.
The Community Plan included the following key priorities as articulated by Casterton residents in 2008:
Improving the childcare centre and children’s services in Casterton Pursue industrial development and all sector business development in Casterton Improve public transport and assist with the implementation of a Men’s shed within Casterton to improve community wellbeing Continued upgrading of the Casterton Airstrip Securing water supply for the future of the Casterton area Improving the environment within the Casterton District Development of youth services in Casterton Central business district growth and development Better co-ordination and promotion of Casterton
Note: some of the above-mentioned priorities have since been resolved and some are ongoing.
IMPLICATIONS FOR CASTERTON STRUCTURE PLAN Further community and stakeholder engagement should be conducted to
ascertain community aspirations for Casterton and inform the development of the structure plan.
Casterton Structure Plan Background Report Page 50 of 68 Casterton ‘Embraced by the Glenelg River’ Urban Design Framework (2010) The Casterton Urban Design Framework was prepared by La Trobe University students in association with Glenelg Shire Council and four supervising urban design consultants. The resulting framework comprises eight key urban design initiatives that focus on themes of connectivity, access, economic development and sustainability.
Key Urban Design Initiatives outlined in the design framework include:
Create a World Class Boulevard – The Glenelg Boulevard, including traffic management and street tree plantings. Establish ‘River Place, a public open space at the crossing of Glenelg River. Enhance the character, streetscape and connectivity of secondary residential streets. Establish ‘River Walk’ walking and cycling trail. Enhance and build on the significance of the Fleur de Lys Emblem. Encourage connectivity and active transportation options to achieve a sustainable ‘Walkable Community’. Harvest stormwater run-off and improve Glenelg River water quality. Encourage renewable energy generation within the township to increase self- sufficiency
Figure 28 Casterton Urban Design Framework key initiatives.
Casterton Structure Plan Background Report Page 51 of 68
IMPLICATIONS FOR CASTERTON STRUCTURE PLAN
The structure plan should draw on the findings of the Urban Design Framework to inform further technical assessment that provides direction on streetscape enhancement, connectivity, access, economic development and environmental sustainability.
Planning Scheme Provisions
State Planning Policy Framework The following clauses are relevant to the study area and should be considered when preparing the Casterton Structure Plan.
Clause 11 Settlement:
This clause specifies that the Glenelg Planning Scheme:
‘seek[s] to anticipate the needs of existing and future communities through the provision of zoned and serviced land for housing, employment, recreation and open space, commercial and community facilities, and infrastructure’.
In particular, it identifies the need to:
‘facilitate sustainable development that takes full advantage of existing settlement patterns, and investment in transport and communication, water and sewerage and social facilities’.
The Casterton Structure Plan should have regard to the following State Planning Policy strategies to meet these requirements:
Clause 11.02-1 Supply of urban land:
Plan to accommodate projected population growth over at least a 15 year period and provide clear direction on locations where growth should occur.
Planning for urban growth should consider: o Opportunities for the consolidation, redevelopment and intensification of existing urban areas. o Neighbourhood character and landscape considerations. o The limits of land capability and natural hazards and environmental quality. o Service limitations and the costs of providing infrastructure.
Casterton Structure Plan Background Report Page 52 of 68 Clause 11.02-3 Structure Planning:
Ensure effective planning and management of the land use and development of an area through the preparation of strategic plans, statutory plans, development and conservation plans, development contribution plans and other relevant plans.
Provide for the development of sustainable and liveable urban areas in an integrated manner. Assist the development of walkable neighbourhoods.
Facilitate the logical and efficient provision of infrastructure and use of existing infrastructure and services.
Clause 11.09 Great South Coast regional growth:
The following policies relate to the strategic directions outlined in the Great South Coast Regional Growth Plan, including:
Clause 11.0-2 Sustainable communities:
Support the provision of suitable housing for elderly people to cater for projected demographic change.
Support and promote active and attractive towns through the provision and enhancement of open space, trails, streetscapes and gardens.
Clause 11.09-4 Networked settlements:
Create and reinforce settlement boundaries.
Plan for a network of settlements based around Warrnambool, Hamilton and Portland and district towns drawing on proximity to services, affordable living and a variety of lifestyle opportunities.
Facilitate district towns –including Casterton – to support local communities, industry and services.
Casterton Structure Plan Background Report Page 53 of 68 Clause 12 Environmental and landscape values:
Clause 12 articulates the need for land-use planning to:
‘protect the health of ecological systems (and the biodiversity they support) and the need to conserve areas with identified environmental and landscape values. Planning should protect sites and features of nature conservation, biodiversity, geological or landscape value’.
The following policies are of relevance to the Casterton Structure Plan, particularly in relation to the Glenelg River:
Clause 12.05 Rivers:
Ensure strategic planning and land management for all river corridors protects their environmental, cultural and landscape values.
Ensure development responds to and respects the significant environmental, conservation, cultural, aesthetic, open space, recreation and tourism assets of all river corridors.
Ensure new development is sensitively designed and sited to maintain and enhance environmental assets, significant views and the landscapes along all river corridors.
Ensure development does not compromise bank stability, increase erosion or impact on a river’s natural capacity to manage flood flow.
Clause 13 Environmental risks:
This policy requires Council to adopt a best practice environmental management and risk management approach to identify and manage the potential for the environment and environmental changes to impact communities. Of particular relevance to the Casterton Structure Plan is the impact posed by flooding and bush fire, as outlined in the following policies:
Casterton Structure Plan Background Report Page 54 of 68 Clause 13.02-1 Floodplain management:
Avoid intensifying the impacts of flooding through inappropriately located uses and developments.
Locate emergency and community facilities (including hospitals, ambulance stations, police stations, fire stations, residential aged care facilities, communication facilities, transport facilities, community shelters and schools) outside the 1 in 100 year floodplain and, where possible, at levels above the height of the probable maximum flood.
Locate developments and uses which involve the storage or disposal of environmentally hazardous industrial and agricultural chemicals or wastes and other dangerous goods (including intensive animal industries and sewage treatment plants) must not be located on floodplains unless site design and management is such that potential contact between such substances and floodwaters is prevented, without affecting the flood carrying and flood storage functions of the floodplain.
Clause 13.05 Bushfire planning strategies and principles:
Although the township of Casterton is not a Designated Bushfire Prone Area (BPA) the following strategies are relevant to the preparation of settlement plans:
Ensure strategic planning and settlement planning assists in strengthening community resilience to bushfire.
Consult with the relevant fire authority early in the strategic and settlement plan making process and implement appropriate bushfire protection measures.
Clause 15 Built Environment and Heritage:
Clause 15 encourages development and redevelopment to respond to local character and positively contribute to a sense of place. Places and sites identified as having significant heritage, architectural, aesthetic, scientific and cultural value should be protected. New development should reflect the aspirations and cultural identity of the community.
The Casterton Structure Plan project will need to respond to policy contained in Clause 15, including:
Ensure new development or redevelopment contributes to community and cultural life by improving safety, diversity and choice, the quality of living and
Casterton Structure Plan Background Report Page 55 of 68 working environments, accessibility and inclusiveness and environmental sustainability.
Develop activity centres that integrate housing, employment, shopping, recreation and community services, to provide a mix and level of activity that attracts people, creates a safe environment, stimulates interaction and provides a lively community focus.
The public realm, which includes main pedestrian spaces, streets, squares, parks and walkways, should be protected and enhanced.
Ensure new and redevelopment of urban environments enhance personal safety and property security and where people feel safe to live, work and move in at any time.
Encourage appropriate development that respects places with identified heritage values and creates a worthy legacy for future generations.
Clause 16 Housing:
This clause encourages the consolidation of rural residential development within existing settlement boundaries. Planning for rural residential development must respond to demonstrated need (through a housing and settlement strategy) where investment in physical and community infrastructure and services has already been made.
Clause 17 Economic Development:
This clause encourages the sustainable growth and development of regional service centres. The Casterton Structure Plan project will need to respond to policy contained in Clause 17, including:
To encourage development which meet the communities’ needs for retail, entertainment, office and other commercial services and provides net community benefit in relation to accessibility, efficient infrastructure use and the aggregation and sustainability of commercial facilities.
To ensure availability of land for industry.
To encourage tourism development to maximise the employment and long-term economic, social and cultural benefits of developing the State as a competitive domestic and international tourist destination.
Casterton Structure Plan Background Report Page 56 of 68 Clause 19 Infrastructure:
Clause 19.03-2 Water supply, sewerage and drainage seeks to ensure water quality is protected from possible contamination by urban and agricultural land uses. The policy encourages the re-use of wastewater including urban run-off and appropriate management of sewage effluent (in accordance with Environment Protection Authority guidelines).
IMPLICATIONS FOR CASTERTON STRUCTURE PLAN The SPPF directions guide sustainable growth and development of settlements. The plan must take into account factors such as future population projections, land supply and demand, land capability and the provision of both physical and community infrastructure and services. Consideration is required of the changing demographic composition, household structure and the needs of an ageing population in relation to housing, movement and service provision.
Casterton Structure Plan Background Report Page 57 of 68 Local Planning Policy Framework
Municipal Strategic Statement The long-term vision reflecting the Shire’s aspirations for future land-use and development, sustainable growth, the protection of its natural and cultural heritage assets and the development of the tourism, industrial and commercial sectors is set out in the Glenelg Shire Planning Scheme Municipal Strategic Statement (MSS). The MSS identifies key issues which may affect the attainment of these long-term goals, as set out in Clause 21.07 below:
Clause 21.07 Key issues facing the municipality:
The need to identify areas in and around Portland, Heywood and Casterton suitable for long term industrial use including port needs, storage, service industries, processing, the management of off-site effects and the creation of buffer areas.
The need to protect residential amenity and provide land for future residential areas taking into account the need for housing choice and the need to ensure residential amenity.
The need to make efficient use of the existing infrastructure including road networks, community services and facilities, recreational facilities, reticulated water and sewerage and major trunk sewers.
The need to ensure improved presentation of the Shire, particularly its heritage assets, its coastal environment and landscape features. These are important for the promotion and marketing of lifestyles for residents and for the growing tourism industry.
The need to facilitate the managed expansion of the timber industry, including a comprehensive road development and maintenance program.
Local Planning Policy Framework The Glenelg Shire Planning Scheme recognises Casterton’s role as an important district centre serving the northern portion of the Shire. It seeks to strengthen this position by protecting and enhancing its existing urban form and historic character and promoting its natural environmental and heritage assets. It emphasises the need to define growth area boundaries for residential and industrial land and to develop guidelines to direct development and redevelopment with consideration for the effects of flooding posed by the Glenelg River.
The following strategic directions are contained in the Municipal Strategic Framework Plan for Casterton and are relevant to the development of the Casterton Structure Plan:
Casterton Structure Plan Background Report Page 58 of 68 21.09 Objectives and Strategies
Apply the Industrial 1 Zone east of Rhodes Street Casterton and west of the Glenelg Highway (south of the junction with Bartagunyah Road) to provide for large scale industrial uses.
Apply the Development Plan Overlay for industrially zoned areas where there is a need to ensure that development occurs in an orderly manner with appropriate buffer areas and adequate services.
Use local policy to emphasise the need to ensure environmental standards are met and adequate servicing arrangements are made.
Continue the residential growth corridor to the west between Mitchell Street Casterton and the Old Mount Gambier Road
Retain the industrial precinct and prevent intrusion of incompatible land uses.
Progressively develop and implement the current open space and main street enhancement program.
Consolidate existing retail centres: o apply Business 1 Zone to the existing retail areas of Casterton and apply Business 4 Zone in the vicinity of Racecourse Road, Casterton.
Promote streetscape enhancement and main street presentation by: o maintaining the heritage assets; o giving attention to landscaping and links to open space; o ensuring traffic and parking management.
22.01 Settlement
This clause articulates the need to direct growth to designated townships and precincts identified through supply and demand analysis and structure planning. The policy basis for this clause states:
‘The Shire is committed to providing a high quality urban environment and encouraging the consolidation of existing township areas by maximising opportunities within these areas. The crucial issues are to accommodate people within the main townships areas where there is reticulated infrastructure such as water, sewerage and stormwater drainage and to minimise conflict with surrounding rural areas’.
Casterton Structure Plan Background Report Page 59 of 68 It also emphasises the need to establish urban growth boundary for each township (including Casterton) as directed by Clause 22.01-3. Of particular relevance to the development of the Casterton Structure Plan is the designation of two growth area boundaries – a residential growth boundary and industrial area.
Clause 22.01- 3 Growth Corridors and Structure Plans (Casterton)
develop residential land on elevated land to the west of the township not affected by the flood plain of the Glenelg River.
investigate and develop an industrial area to the east around the Casterton saleyards.
22.03 Economic development
Long term industrial development areas should be set aside in Portland, Casterton and Heywood.
Development sites in rural areas are supported where they can access sealed roads, minimise impact on rural and residential areas, can demonstrate that they are environmentally sound and can adequately dispose of effluent.
22.04 Infrastructure
This clause identifies Casterton as one of three towns in the Shire with ‘water and sewerage capacity to accommodate further residential development’. Clause 22.04-1 emphasises the need for the future rezoning of agricultural land for urban purposes to meet the following criteria:
the demonstrated need for additional urban land having regard to current urban zoning and land supply; the environmental, energy, social and economic consequences of the conversion of the area to an urban use; the retention of productive agricultural land; the compatibility of the proposed urban use with agricultural land uses; proposed internal buffer areas to separate residential land uses from non residential uses particularly industrial land uses; the minimisation of the loss of agricultural land to urban uses; the compatibility of proposed urban uses with adjacent and nearby agricultural activities.
Casterton Structure Plan Background Report Page 60 of 68
IMPLICATIONS FOR CASTERTON STRUCTURE PLAN
LPPF directions require the structure plan to examine:
o land supply and future demand for residential, commercial and industrial uses and development within the study area; o environmental and physical constraints on existing land zoned for residential, commercial and industrial uses; o the associated provision of infrastructure and services;
The structure plan should provide direction to address heavy vehicle movement, overnight parking and transportation networks and linkages between Henty Street, the Glenelg River environs and any proposed Industrial
Zone extension;
Direction to enhance and protect the streetscape character and heritage values of Henty Street should be provided.
Planning Practice Notes The following Planning Practice Notes are relevant to the Casterton Structure Plan Project:
Planning Practice Implication for Study Area Implication for Structure Plan Note Project PPN58: Structure The practice note provides Of relevance is the need to Planning for guidance to councils on the activity ensure the viability of the Activity Centres centre structure planning process. Casterton Henty Street It covers the methodology for shopping precinct and to provide structure planning in activity for its sustainable growth and centres, the policy context, and development into the future. possible inputs and outputs of the process.
While this advice is designed for The practice note also principal and major activity centres, reinforces the need to consider the structure planning process can broader issues such as the be tailored to all types of centres, accessibility, connectivity and including small region service the relationship of the Henty centres such as Henty Street Street precinct to the shopping strip in Casterton. surrounding land uses.
Casterton Structure Plan Background Report Page 61 of 68 Planning Practice Implication for Study Area Implication for Structure Plan Note Project PPN01: Applying The practice note provides The practice note reinforces the the Heritage guidance about the use of the need to identify, document and Overlay Heritage Overlay and processes protect places of heritage involved in developing a schedule significance, and the preparation to the Heritage Overlay to protect of an up-to-date ‘statement of places of cultural heritage significance’ for each place significance. which articulates the heritage values and identifies important There are a number of existing physical fabric to be protected. Heritage Overlays in the study area, including 16 individual places and a larger heritage precinct. The Glenelg Shire Heritage Study Stage 2 (a) (2006) (the finding of which are yet to be fully implemented) has recommended an extension to the Casterton Town Precinct (HO163) and the addition of the ‘Casterton Church and residential Precinct West’.
Planning Practice Implication for Study Area Implication for Structure Plan Note Project PPN11: Applying The practice note provides Consideration of the constraints for a Permit under guidance about making an imposed by flood risk on Flood Provisions application for a planning permit undeveloped land currently where flooding is a consideration zoned for residential or and explains how an application commercial purposes in will be assessed. Casterton will need to be examined. An extensive area of land in Casterton is covered by both the Flood Overlay and Land Subject to Inundation Overlay. The Glenelg Shire Local Floodplain Development Plan (LFDP) has also been incorporated into the Glenelg Shire Planning Scheme and sets out performance requirements to be met for planning applications.
Casterton Structure Plan Background Report Page 62 of 68 Planning Practice Implication for Study Area Implication for Structure Plan Note Project PPN37: Rural The practice note provides Analysis of housing needs and Residential guidance when planning for rural population growth trends will Development residential development. Under the need to underpin consideration practice note, ‘rural residential of additional ‘rural residential development’ is generally land in a development’ within Casterton. rural setting, used and developed for dwellings which are not primarily associated with agriculture. The zone specifies a lot size of at least 0.4 hectares in areas where reticulated sewerage is not connected or 0.2 hectares for each lot connected to reticulated sewerage. A different lot size can be specified in a schedule to the zone.
In Casterton, development occurring in the ‘Low Density Residential Zone’ is classified as ‘rural residential development’.
Planning Practice Implication for Study Area Implication for Structure Plan Note Project PPN42: Applying The practice note provides The practice note reinforces the the Rural Zones guidance about the need to consider projected application of the suite of rural demographic composition, zones (e.g. Rural household structure and Activity Zone, Rural Conservation population growth trends if Zone, Rural additional ‘rural residential Living Zone). development’ is recommended beyond the land already zoned for ‘Low Density Residential’ in Casterton.
Casterton Structure Plan Background Report Page 63 of 68 COMMUNITY ENGAGEMENT It is anticipated that extensive community and stakeholder consultation will take place as part of subsequent stages of the Casterton Structure Plan Project.
This participatory process will inform the development of a shared ‘vision’ to guide the future growth, development and servicing of Casterton.
Consultation may include (but not limited to) engagement with the following stakeholders:
Landowners; Local businesses, traders and their representative organisations (such as the Casterton Business and Development Association); Local clubs, societies and associations; Infrastructure and service providers; Department of Economic Development, Jobs, Transport and Resources; Department of Environment, Land, Water and Planning; Public Transport Victoria; VicRoads; Places Victoria; Aboriginal Affairs Victoria (AV); Department of Education and Training; Department of Health and Human Services.
Casterton Structure Plan Background Report Page 64 of 68 CONCLUSION This report provides a detailed background analysis for the preparation of a structure plan to guide future land use, development and urban change within Casterton. The preparation of a structure plan is supported by the State Planning Policy Framework and the Local Planning Policy Framework of the Glenelg Planning Scheme, and recent strategies and studies developed by Council.
Based on the summary of background information relevant to the study area, the Casterton Structure Plan will need to:
Outline of the purpose of preparing the structure plan and the objectives sought;
Develop a concise vision, informed by community and stakeholder engagement, which sets out the shared and agreed objectives to guide the future land use, development and servicing of Casterton;
Clarify of the role and function of Casterton in the context of State and local planning policy;
Document and analyse exiting conditions including physical constraints (flooding and topography), issues and opportunities;
Identify where growth and urban change will occur, preferably by precinct or theme and the implications for physical infrastructure and social and community services and facilities;
Define the boundaries of residential, commercial and industrial areas to accommodate growth and urban change consistent with State and local policy and the study area growth and demand projections;
Identify suitable locations for future development based on land capability and constraints analysis to give clear directions about preferred locations for investment;
Provide a detailed implementation program including a Statutory Framework, actions, timelines and outcome responsibilities.
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