ARARAT SUSTAINABLE GROWTH FUTURE

FINAL REPORT

FEBRUARY 2014 © Planisphere 2014.

This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968.

PROJECT CONTROL

NAME NO. PM APPROVED PD APPROVED DATE DRAFT FOR COMMENT 1 NO JLR 6 SEP 2013 CONSULTATION DRAFT (V1) 2 KP JLR 8 OCT 2013 CONSULTATION DRAFT (V2) 3 KP JLR 31 OCT 2013 FINAL REPORT (V1) 4 KP JLR 23 JAN 2014 FINAL REPORT (V2) 5 JLR JLR 14 FEB 2014

The Study Team recognises that the State of Victoria has an ancient and proud Aboriginal history and complex ownership and land stewardship systems stretching back many thousands of years. We would like to acknowledge the Traditional Owners of this land, and offer our respect to the past and present Elders and through them to all Aboriginal and Torres Strait Islander People.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 2 Table of Contents

Chapter 1. Introduction 4 Chapter 5. Sustainable Growth Plan 43

1.1 Purpose 5 5.1 Introduction 44

1.2 Background 5 5.2 Draft Vision 44

1.3 The Study Area 5 5.3 Principles 44

1.4 The Study Team 7 5.4 Directions & Policy Responses 45

1.5 Approach 7 5.5 Settlement Hierarchy 46

1.6 Consultation 7 Chapter 6. Ararat in Future 47

Chapter 2. The Rural City in Context 8 6.1 Introduction 48

2.1 Introduction 9 6.2 Existing Infrastructure 48

2.2 Strategic Context 9 6.3 Settlement Role 48

2.3 Key Influences 9 6.4 Current Strategic Direction 48

2.4 Municipal Profile 11 6.5 Issues, Opportunities & Constraints 51

2.5 Key Drivers of Change 14 6.6 Future Growth Recommendations 53

Chapter 3. Setting a Framework for Growth: Residential Land Use 16 Chapter 7. Small Towns Strategy 57

3.1 Introduction 17 Introduction 58

3.2 Housing Growth 17 Lake Bolac 59

3.3 Residential Land Use 17 Willaura 66

Pomonal 72 Chapter 4. Setting a Framework for Growth: Non-Residential Land Use 27 Moyston 78 4.1 Introduction 28 Elmhurst 84 4.2 Business Confidence Survey 28 Buangor 89 4.3 Retail Land Use 29

4.4 Commercial Land Use 32 Chapter 8. Implementation 94

4.5 Industrial Land Use 33 8.1 Planning Scheme Implementation Recommendations 95

4.6 Tourism 38 8.2 Timeline for Implementation 95

4.7 Critical Considerations 40 Appendices 98

Appendix A: Strategic Context

Appendix B: Ararat SGF Property and Economic Analysis Report, Urban Enterprise (August 2013)

Appendix C: Proposed Municipal Strategic Statement (MSS) changes

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 3

Chapter 1. Introduction

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 4 Introduction

1.1 Purpose 1.2 Background Importantly, the Strategy seeks to apply a regional 1.3 The Study Area approach to strategic planning and economic Ararat Rural City Council is preparing a Sustainable Ararat Rural City is located approximately 200km north- development across the municipality, including planning The study area for the SGF Strategy focuses on the Growth Future Strategy (SGF Strategy) to provide an west of metropolitan Melbourne. Approximately 4,230 for tourism, business attraction and retail diversity. principal settlement of Ararat and the key population integrated framework for managing the future growth sq kilometres in area, the municipality is home to around centres of Willaura, Lake Bolac, Moyston, Pomonal, and development of the municipality over the next 25 11,183 people (ABS Census 2011), 7,500 of whom reside in The project includes two core components: Elmhurst and Buangor. (Refer to the Study Area Map on years. the township of Ararat, with the remainder spread across the following page). • Land Supply and Demand Analysis: to understand a number of smaller townships and rural living areas. The purpose of the SGF Strategy is: the location, demand and capacity of residential, The study area also encompasses the smaller rural The population is projected to grow to 13,925 residents commercial, retail, and industrial land throughout the localities of Wickliffe, Streatham, Mininera, Westmere, • To prepare an integrated land use strategy to manage over the next 20 years (Victoria in Future 2012). This will municipality. Tatyoon, Moroona, Middle Creek, Warrak and Mount the future growth and development of Ararat and reverse the trend experienced between 1991 to 2006, a Cole, however a detailed analysis of these smaller rural • Small Towns Strategy: to guide the future role, small towns within the municipality; and period which saw a decrease in population. settlements has not been undertaken as part of this function, growth and development of the • To provide high level strategic direction to inform the project. A number of major projects, such as the $300M Ararat municipality’s smaller settlements. update of Council’s MSS. Prison redevelopment, the Western Highway Duplication It is important to note that although agricultural land plays A key output of the project will be a set of updated and National Broadband Network, have given impetus a significant role in the identity, landscape and economic Framework Plans to sit within the Ararat Planning Scheme to economic development in Ararat and, alongside a contribution of the municipality, the focus of the SGF MSS. The updated plans will reflect the analysis, data demand for rural living opportunities, are key drivers of Strategy is on urban and rural living land. and strategic directions identified throughout the SGF projected population growth. Strategy. The anticipated growth and change of the municipality has highlighted the need to plan for the future of Ararat Rural City to ensure local needs are met and suitable land, services and infrastructure are available to meet demand. Council’s Municipal Strategic Statement (MSS) was The Strategy seeks last reviewed in 2004 and the opportunity exists to undertake a major revision to reflect current optimism in to apply a regional the future growth potential of Ararat Rural City. A recent policy-neutral rewrite of the MSS and Local Policies has been undertaken to modernise the MSS structure. approach to Considerable strategic work has also been undertaken since the last review and this needs to be drawn together strategic planning to inform the updated MSS.

Council has identified several remaining gaps in the and economic available strategic information, particularly in relation to the supply of commercial, retail, industrial and residential development land in Ararat and key townships.

This project therefore seeks to review the current MSS, across the integrate recent strategic work and address a number of strategic gaps. municipality.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 5 LEGEND

Rural City of Ararat Municipal Boundary Study Area Map

Municipal Centre LEGEND Small Town ELMHURST Rural City of Ararat RuralMunicipal Village Boundary POMONAL Rural Locality Municipal Centre

Draft Central HighlandsSmall Town Regional Growth Plan ARARAT ELMHURST (2013) designated future settlement role: MOYSTON Rural Village POMONAL Regional Centre Grampians Rural Locality National Park BUANGOR Small Town Draft Central Highlands Regional Growth Plan ARARAT (2013) designated future settlement role: MOYSTON MAROONA Regional Centre Grampians National Park BUANGOR Small Town TATYOON WILLAURA

MAROONA

MININERA

TATYOON WILLAURA

STREATHAM WESTMERE WICKLIFFE LAKE BOLAC

MININERA

STREATHAM WESTMERE WICKLIFFE LAKE BOLAC

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 6 N

N 1.4 The Study Team SCOPING SUMMIT PROJECT STAGES CONSULTATION Planisphere, in partnership with Urban Enterprise, has been A half day Scoping Summit was held on the 28th May at commissioned by Council to prepare the SGF Strategy. Key the Gum San Conference Centre in Ararat. The purpose of roles of the consultant team have been as follows: the Scoping Summit was to gain an understanding of the Stage 1

key issues, opportunities and constraints facing Ararat and APRIL Planisphere: Project Management, Planning & Urban other key settlements throughout the municipality. The Design. Scoping Summit was attended by a number of Council Incepti on Urban Enterprise: Economic Analysis, Land Demand & officers, government agencies and service providers. >> Supply Analysis. Scoping Summit BUSINESS WORKSHOPS Importantly, the Strategy has been developed in close Business Workshops collaboration with Council by means of a Project Steering Two business/retail workshops were held on the 27th and Community Workshops Group representing a range of council departments 28th of May in Ararat with local businesses, retailers and Stage 2 including strategic planning, statutory planning, economic developers. The purpose of the workshops was to gain development, community services and engineering. an understanding of the existing issues, opportunities and Analysis & constraints facing local businesses, retailers and developers within the municipality, particularly Ararat. Consultati on 1.5 Approach

The project is being undertaken in four stages as outlined in BUSINESS CONFIDENCE SURVEY >> >> the process diagram opposite. A Business Confidence Survey was distributed in May and The project in currently in Stage 3: Draft Strategy. The June 2013 to provide an overview of current business Draft SGF Strategy has been prepared through undertaking conditions and confidence within Ararat Rural City. There Stage 3 extensive background research and analysis, township were 31 responses from businesses across the municipality. surveys, a land supply and demand analysis, and targeted Full details regarding questions and responses can be consultation with business owners and community found in the Ararat SGF Property and Economic Analysis Draft Strategy members. Report (Appendix B) prepared by Urban Enterprise as input into the SGF Strategy. Community ‘Drop-In’ This stage provides an important opportunity for the Sessions community and other key stakeholders to review and A variety of businesses participated in the survey from the comment on the Draft SGF Strategy. Comments received retail, construction, and health and service sectors. The will be used to inform preparation of the Final SGF Strategy, majority of survey respondents were located in Ararat, while Stage 3 due for completion in December 2013. a few businesses had multiple locations in Ararat, Stawell and Horsham. Respondent businesses had been operating for an average of 18 years in Ararat Rural City. Final Strategy 1.6 Consultation JAN-FEB DEC NOV OCT SEPT AUG JUKY JUNE MAY The involvement of and consultation with a variety COMMUNITY WORKSHOPS of stakeholders is a fundamental component of the Three Community Workshops were held over the weekend preparation of the SGF Strategy. To date the project team of the 1st and 2nd of June, 2013. Workshop 1 (Grampians) has sought input through the following engagement was held at the Moyston Hall, Workshop 2 (Eastern Ranges) opportunities: at Warrak Hall, and Workshop 3 (Southern Towns) at Lake Bolac Hall. The workshops were well attended by community members and other interested stakeholders.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 7 Chapter 2. The Rural City in Context

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 8 2.1 Introduction 2.2 Strategic Context • Stawell – Ararat – Halls Gap Triangle Rural Zone have already been introduced into the Ararat Planning Review (2012) Scheme, Council has 12 months to determine how it will This section sets the context for the study. Ararat Rural Various State, Regional and Local policies, plans and data apply the new residential zones. City is influenced by a range of government policies sources provide the strategic context in which the SGF • Ararat Rural Zone Review (2007) Reforms have also been made to the Rural Zones. For and regulations, socio-demographic characteristics, Strategy needs to be considered. A detailed summary of • Ararat Retail Strategy & Streetscape Report (2007) environmental conditions, economic drivers and external State, Regional and Local Policy is provided in Appendix the purposes of this study, only the changes to the Rural influences or ‘drivers of change’. A: Strategic Context. • Ararat Rural Zone Review: North West Precinct Living Zone (RLZ) are relevant. (November 2006) Key strategic documents include: The implications of the zone reforms are discussed in • Ararat Residential Land Use Strategy (2005) further detail throughout the SGF Strategy. STATE POLICY • Industrial Land Use Strategy (2005) DRAFT CENTRAL HIGHLANDS REGIONAL • Ararat Economic Development Strategy (2005) • Victoria Planning Provisions GROWTH PLAN (2013) • Ararat Rural City Community Action Plans • State Planning Policy Framework The Draft Central Highlands Regional Growth Plan (RGP), • Victoria in Future 2012: Populations Projections released in June 2013, will be used to guide and inform 2.3 Key Influences land use planning across the Central Highlands Region. • Urban Development Program (administered by the Department of Transport, Planning and Local In formulating the Draft SGF Strategy, two important The plan covers the municipalities of Ararat, Ballarat, Infrastructure) policy positions, recently released by the State Golden Plains, Hepburn, Moorabool and Pyrenees and Government are set to have significant influence on the identifies opportunities to encourage and accommodate • Reformed planning zones for Victoria (2013) future of the municipality: growth and manage change over the next 30 years. • Victorian Freight and Logistics Plan (2013) • Recent reforms to the Victorian planning zones. It sets strategic priorities and infrastructure directions for the region, identifies where development will be REGIONAL POLICY • Release of the Draft Central Highlands Regional supported, and highlights regional assets that should be Growth Plan. • Draft Central Highlands Regional Growth Plan (2013) preserved, maintained and/or developed. A short overview is provided below with further detail • Central Highlands Regional Strategic Plan (2010) The RGP contains a settlement hierarchy to help provided in Appendix A: Strategic Context. • Glenelg Hopkins Regional Catchment Strategy (2013- frame development across the region. Designations within the Central Highlands Region include Ballarat 2019) REFORMED PLANNING ZONES (2013) as a ‘Regional City’, and Ararat and Bacchus Marsh • Draft Wimmera Regional Catchment Strategy (2013- The Victoria Planning Provisions (VPPs) contain a suite as ‘Regional Centres’, alongside various Towns, Small 2019) of State-standard zones and overlays that Councils Towns and Rural Settlements. Importantly, Lake Bolac are to select from in seeking to achieve their strategic and Willaura have been identified as Small Towns in the LOCAL POLICY objectives. hierarchy, highlighting their role in the Ararat municipality in providing access to key services and connection to • Local Planning Policy Framework (includes MSS and In mid 2013 important reforms were made to the State sewage. Local Policies) Planning Policy Framework and several of Victoria’s • Ararat Rural City Council Environmental Sustainability planning zones. Three new residential zones, three The plan identifies the Western Highway and Melbourne Strategy 2010-2020 amended residential zones, two new commercial zones to Adelaide railway corridors (via Ararat) as key east-west and three amended industrial zones were introduced into transport assets providing links across the region to major • Ararat Rural City Community Vision 2030 the Victoria Planning Provisions. More detail can be found centres. This position is further supported in the State • Residential Land Review (2012) on the new planning zones within Appendix A: Strategic Government’s Victorian Freight and Logistics Plan (2013) Context. which identifies Ararat as a key location on the National • Industrial Land Review (2012) Land Transport Network. While changes to the commercial and industrial zones

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 9 Implications for the Strategy

Key factors influencing the SGF Strategy include:

• State Policy requires Council to ensure there is a sufficient supply ofesidential r land supply to meet demand over at-least a 15 year planning horizon. It is useful to adopt a similar time frame for commercial and industrial land. • Recent reforms to Victoria’s planning zones will have implications for Ararat Rural City by rationalising commercial zones, introducing a new hierarchy of residential zones and broadening the range of land uses permissible in rural zones. • The Draft Central Highlands Regional Growth Plan (RGP) sets a framework to guide and inform land use planning across the Central Highlands Region. The plan sets the strategic priorities and infrastructure directions for the region. • The RGP contains a settlement hierarchy to help frame development across the region and outlines future development directions and strategies for several townships. Designations within the Central Highlands Region include Ballarat as a ‘Regional City’, and Ararat and Bacchus Marsh as ‘Regional Centres’, alongside Lake Bolac and Willaura which have been designated as Small Towns.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 10 2.4 Municipal Profile THE TOWNSHIPS Pomonal is a small township located to the north-west of vegetation and wildlife habitat and small areas such as the municipality. Nestled at the foothills of the Grampians narrow reserves along streams, roadsides and railways Ararat is the municipality’s principal settlement, National Park, the township offers significant opportunity and nature reserves. These retain native vegetation, THE PEOPLE accommodating approximately three quarters of the local for rural residential lifestyle and has experienced contribute to nature conservation and are valuable for population. Other population centres include Willaura, Ararat Rural City is currently home to 11,321 people (2012 consistent population growth over the last 10 years. migratory and nomadic birds and as wildlife corridors for Lake Bolac, Moyston and Pomonal as well as smaller estimate) with the population projected to grow to 13,925 At 2011, the population of Pomonal was around 366 small animals. rural localities including Buangor and Elmhurst. Several residents over the next 20 years, a growth rate of 0.7% per persons. annum (Victoria in Future 2012). The population structure other smaller localities also exist and play an important The municipality contains a number of places of historic, is expected to change significantly during this time, role in supporting the municipality and larger settlements; Moyston, located to the west of Ararat, functions as an cultural and aboriginal significance which are important comprising a much larger proportion of residents aged 65 however these have not been profiled as part of the SGF important rural residential ‘commuter’ community with to the community, including buildings, bridges, trees, years and over, in line with broader national trends of an Strategy. Smaller localities include Maroona, Tatyoon, easy access to employment, shopping, health services landscapes and environments of National, State and Local ‘ageing population’. Mininera, Streatham, Westmere and Wickliffe. and education in Ararat (15 mins) and Stawell (25 mins). significance. The natural bush setting of the town makes it an attractive A brief overview of each township is as follows. It is Water is harvested in upper catchment areas to support Detailed demographic profiling has been prepared as part destination for ‘tree-changers’. of the the Ararat SGF Property and Economic Analysis important to note, due to the population boundaries set the needs of the Wimmera and Glenelg-Hopkins Report (Appendix B) and can be sourced via the Ararat by the ABS, the population data that follows relates to the Elmhurst, located to the north-east of Ararat, is a catchment areas. Most of the Rural City is within the Rural City Community Profile prepared by id. Consulting suburb in which the town is located and therefore takes smaller township set within an attractive rural landscape. Glenelg-Hopkins Catchment with a small area in the and available on the Ararat Rural City Council website. into account the immediate surrounding rural area. As a Elmhurst attracts people seeking a rural residential lifestyle Wimmera Catchment. result, the population numbers relate to a larger area than given its affordable housing prices and short commuting The key demographic indicators for Ararat Rural City are just the immediate town area. distance from Ararat. HAZARD & RISK as follows: Ararat is the principal service centre containing the widest Buangor located to the east of Ararat on the Western The municipality has several areas of high-risk and • Current population of 11,321 (2012) with a projected range and highest level of retail, commercial, community Highway, is a smaller township which serves as an susceptibility to natural hazards, such as bushfire, average population growth of 0.7% per annum over and recreational facilitates and services; and the highest important gateway to Mount Cole State Forest, Mount flooding and drought. Climate change and short-term the next 20 years population of any settlement. Ararat has been designated Buangor State Park and Langi Ghiran State Park. The seasonal climate variability will also present risks to the • An older age profile than regional Victoria as a whole, as an important Regional Centre for the Central township’s historic Cobb & Co Changing Station, now municipality’s natural environments and agricultural which is projected to age further in the future Highlands Region. At 2011, the population of Ararat was used for community functions and gatherings, provides a systems, along with potential economic diversification approximately 7,500 persons. key focus for those travelling along the highway. Buangor opportunities. • Lower household income than regional Victoria and is the closest town in the municipality to Ballarat (50 Willaura is designated as an important Small Town in Bushfire hazard is a particularly significant issue for a higher degree of relative disadvantage mins). the Draft Central Highlands RGP. The town is home to number of settlements and areas experiencing rural • Declining household size around 271 persons and plays an important service role The smaller rural localities of Maroona, Tatyoon, residential and tourism expansion. The settlements of • Projected increase in singe households and decreased to the surrounding smaller townships and agricultural Mininera, Streatham, Westmere, and Wickliffe play an Ararat, Pomonal, Moyston and Buangor are all projected family households areas. The township is particularly celebrated for its important role in supporting the municipality and its larger to grow and all are located within bushfire prone areas of heritage values. settlements. the municipality. In each case detailed analysis of bushfire • 25% of residents who moved away from Ararat hazard will be required at both regional and local levels. relocated to Ballarat between 2006 and 2011 Lack Bolac has been identified as a growing agricultural ENVIRONMENT & HERITAGE This will require the application of planning tools, such services hub, and is designated as an important Small • 64% of all residents to leave the municipality between as the Bushfire Management Overlay, Regional Bushfire Town in the Draft Central Highlands RGP. The township Ararat Rural City contains many areas which have 2006 and 2011 are under the age of 39 years Planning Assessments and Bushfire Prone Area provisions. plays an important service role to surrounding smaller significant natural landscapes and features of Close consultation will also be required with the Country • The most common occupation type of residents townships and agricultural areas, and is particularly environmental value, including natural wetlands and Fire Authority and other key stakeholders. who left municipality between 2006 and 2011 was celebrated for its significant cultural and environmental waterways, archaeological and historic features. There ‘professionals’ values. are also significant areas of public land hosting native

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 11 Contaminated sites may also pose immediate or It is important to note, when compared with Regional provide a long-term benefit to the economy though A road bypass of Ararat is a future aspiration, as identified longer-term risks to human health and the environment, Victoria, there is a lower proportion of municipal residents on-going employment, with an estimated 150-200 post- in the State Government’s Victorian Freight and Logistics depending on the type and extent of the contamination employed in ‘Professional, Scientific and Technical construction jobs to be generated. Further, the Challicum Plan, 2013. This Plan sets out a vision for Victoria’s and how the site will be used in the future. A number Services’ (2% compared with 4%). Hills Wind Farm and the proposed Ararat Wind Farm are regional freight network, including the delivery of high of potentially contaminated sites have been identified likely to offer significant contributions to the economy priority highway duplications and bypasses and the in the municipality although exact locations and extent FUTURE GROWTH as greater emphasis is placed on renewable energy progressive upgrading of the rail network to take an of hazard must be the subject of further detailed generation. appropriate share of freight trips. In partnership with The local economy has traditionally been based on investigations. Further, after years of traditional farming local councils and the Commonwealth Government, the prosperous primary production, high quality merino wool practices, there is now some evidence of salination and EXISTING INFRASTRUCTURE Government will continue to protect and progressively and employment generated by various government erosion in the agricultural areas. develop bypass routes in key freight corridors on the departments and functions. However, as the municipality ACCESS AND TRANSPORT National Land Transport Network, including Ararat, continues to grow and change, the diversification ECONOMIC PROFILE Shepparton, Horsham and Beaufort1. of farming with an increased emphasis on intensive Ararat is located on the nationally significant Principal agriculture, broad acre cropping and horticulture, such as Freight Network (both road and rail) which provides Rail provides a significant but secondary transport option INDUSTRY PROFILE wine production, is emerging as an important component important freight access to the Port of Portland, Port of for both freight and passenger movement. Ararat is the The economy of the municipality is predominantly rural of the local economy. The municipality has a temperate Geelong and Port of Melbourne for agricultural produce terminus of the passenger line to Melbourne and the based and supports a diverse range of production. At climate and suitable soil structure for grape growing and and other products. This position is further supported in only town within the municipality where a passenger present, the relative strengths of Ararat lie in Agriculture, as such is seen as an emerging as an area for quality the State Government’s Victorian Freight and Logistics service is available. The Overland Great Southern Rail Public Administration and Safety, Manufacturing, wines. Growth in horticulture has seen a change in the Plan (2013) which identifies Ararat as a key location on the provides linkages between Melbourne and Adelaide, via Construction and Wholesale Trade. municipality’s upper catchment areas from being solely National Land Transport Network. Ararat. Smaller townships are dependent of V/Line coach a source of water to being a commercial consumer of services for long-haul passenger movements. ‘Agriculture, Forestry and Fishing’ is the largest industry The municipality is heavily dependent on road transport water as well. of employment in the municipality, employing 16% of as the primary means of freight movement and passenger Within Ararat itself, a network of three local buses (Ararat the workforce in 2011; however, and in line with broader Although many landholders have diversified their travel. The Western Highway, which passes through Ararat West, Ararat South and Ararat North) provide good regional trends, this has declined from 23% in 2001. operations and broadened the agricultural base, there forms part of the National Highway network that links coverage and regular services from Monday through are opportunities to further leverage off this with the Melbourne to Adelaide. Mortlake-Ararat Road, Maroona- to Saturday. All routes converge at the bus interchange Despite this trend, agriculture (particularly broad acre introduction of new enterprises based on the principles Glenthompson Road and the Pyrenees Highway are located at Ararat Station, which intersects with all town cropping and grazing) underpins the economic base of value adding. The promotion of restaurants and important north-south links, providing connection to bus services and V/Line coaches and trains. This is an of Ararat Rural City. As such, the rural sector has a wineries associated with vineyards for example, offers an the Pyrenees Ranges southern agriculture, and the important attribute of Ararat’s role in the settlement major influence on the wellbeing of the whole of the opportunity for expansion and diversification geared at Western District (including Dunkeld as an entry point to hierarchy as a regional/municipal centre. municipality. maximising the long term economic and social benefits the Grampians National Park). This vital transport access The frequency and extent of these services will become ‘Health Care and Social Assistance’ forms the second to the region. corridor provides a major route for all hay, fodder and increasingly important as the population ages. Taxis are largest industry in the municipality at 14%, followed by feed grains from the Wimmera to the dairy farmers in the Ararat has the potential to increase its prominence as also available and several have disability access to cater ‘Manufacturing’ at 13% and ‘Retail Trade’ and ‘Public south, and to the southern ports. Maintenance of this an important tourism destination. A gateway to the for less mobile residents. Administration and Safety’ both employing 10% of the road corridor is critical to regional linkages and economic Grampians National Park and Pyrenees Ranges, the workforce in 2011. ‘Public Administration and Safety’ development. Ararat Aerodrome, located 5 kilometres east of the town, municipality boasts a number of natural tourist features is much higher in the municipality compared with provides an important regional base for gliding and light and attractions, extensive recreation and leisure facilities Forthcoming improvements to road infrastructure, via the Regional Victoria (6%). The sector has grown from 7% aircraft. in its towns and numerous successful established tourism Western Highway duplication, is likely to have significant in 2001, reflecting the strong presence of public sector businesses. implications for the municipality with improved travel organisations including the prison and other correctional times creating opportunities for growth. facilities in the municipality. The Ararat Prison redevelopment is also expected to 1 Victoria - The Freight State, The Victorian Freight and Logistics Plan, 2013

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 12 Footpath and bicycle infrastructure exist throughout SOCIAL INFRASTRUCTURE Implications for the Strategy • Physical and social infrastructure provision varies the Ararat Township, however several of the smaller across the municipality. Only three towns have access Ararat Rural City has a number of cultural, recreation and townships have limited facilities as a reflection of their Key factors influencing the SGF Strategy include: to reticulated sewerage. Infrastructure availability will sporting facilities, and associated clubs, unique to the rural village character. influence the growth potential of towns and their region. Examples include the Ararat Regional Art Gallery, • Ararat Rural City is currently home to 11,183 people capacity to meet the needs of an ageing population. Chalambar Golf Course, horse and harness racing, an and projected to grow to 13,925 residents over the WATER, ENERGY AND UTILITIES indoor pool, lawn bowls, croquet lawns, several sporting next 20 years, a growth rate of 0.7% per annum. • Urban growth, rural lifestyle development and tourism will need to be carefully managed to avoid agricultural The majority of the towns in the municipality are serviced fields and various shooting clubs. • Agriculture (particularly broad acre cropping and by Grampians Wimmera Mallee Water (GMW Water). land use conflicts and land fragmentation. Ararat is also well served by a full complement of state- grazing) underpins the economic base of Ararat Rural Domestic water is sourced from nearby rivers and creeks of-the-art medical facilities, including a birthing suite City. • Tertiary education opportunities within the municipality and reticulated for most towns. The reticulated water are limited. and labour delivery room, accident and emergency, • The population is ageing, with the municipality supplies to the towns are considered adequate to meet dialysis treatment facilities, operating theatre, day expected to comprise a much larger proportion of future demand. The smaller townships have private water procedure centre and palliative care services, following residents aged 65 years and smaller household sizes in supplies. The key concerns are to maintain the quality of redevelopment of the Hospital in late 2004. This the future. the water in the catchments, the need to control effluent is alongside local health services such as general and pesticide flows in the waterways, levels of colour and practitioners, dentists and various support services, as well • Township roles and growth drivers vary significantly, turbidity and the need for effective disinfection. as aged-care facilities which not only play an important with some towns well positioned to cater for The only towns in the municipality that have reticulated role in the local community but likely to support a residential and employment growth, while other towns sewerage systems are Ararat, Willaura and Lake Bolac. significant proportion of the projected population. and regions are more service or tourism and lifestyle The reticulated sewerage systems have the capacity to oriented. In terms of education, several pre, primary and secondary service projected industrial, commercial and residential school options exist across the municipality, reducing • Environmental and heritage values contribute to demand (discussed in Section 4). The other smaller the need for local residents to seek early-years education township and landscape character, influence the roles townships are generally not large enough to make outside of the municipal boundary. Tertiary education and growth potential of towns, and require ongoing reticulated sewerage economically viable. opportunities within Ararat Rural City are limited. It protection. Rainfall, soil type and the topography contribute to some is important to note that the NMIT Ararat campus is • Ararat has excellent links to Melbourne, Ballarat, drainage problems throughout the municipality. While currently very limited with no courses offered. It does Adelaide, Geelong and Portland, and is strategically most of the larger towns have reticulated drainage however, have an operating vineyard and winery and located on the nationally significant Principal Freight systems, low lying, flood prone and poorly drained areas there is potential to capitalise on this and the historic Network (rail and road). Maintenance of key transport around the towns pose some constraints to further values of the Aradale site. Ballarat University’s Ararat corridors is critical to the economic development of development. In rural areas the drainage of agricultural campus provides a range of options for tertiary education the region. land can significantly affect natural drainage patterns as well as a number of night time adult learning options. • Natural and human-induced hazards strongly which can cause the loss of wetland habitats with impacts influence township growth potential. Bushfire and on flora and fauna. flood risks are particularly significant. The protection The provision of infrastructure, particularly reticulated of human life is an overriding strategic objective of the sewerage and land capability are the most significant State Planning Policy, Clause 15.06 - Bushfire. constraints on urban development.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 13 2.5 Key Drivers of Change The decrease in the working population of Ararat Rural climate change MANUFACTURING City could somewhat constrain local economic growth. The challenge of adapting to the potential impacts Manufacturing in Ararat Rural City has remained strong As with any strategy seeking to plan for an extended A current issue is the proportion of young population who of climate change and managing exposure to natural over the past decade employing approximately 13% of the period of time, several factors are likely to influence leave Ararat to study in Ballarat and Melbourne and do hazards, such as bushfire, flooding and drought population. During the same period employment in the the future growth and development of the municipality not return due to a lack of employment opportunities for remains a key challenge for the municipality. Council manufacturing sector across Victoria has declined by an over the next 25 years. These factors, termed ‘drivers of qualified professionals. Demographic analysis shows that have committed to leading the way in preparing the average of 2.1%. Although the future of manufacturing change’, have been identified through a review of existing 64% of those who left Ararat Rural City in the most recent community for the projected impacts of climate change. in Victoria remains uncertain due to macro-economic trends, data analysis, further research and targeted inter-census period (2006-2011) were aged under 39 The mission statement in the Ararat Rural City Council shifts, the opportunity to expand specialist and advanced consultation. years. In order to attract and retain a working population, Environmental Sustainability Strategy (ESS) 2010-2020 manufacturing has been identified as an important future it is important that new opportunities for skilled labour states that Council “recognise that climate change will direction for the sector. POPULATION GROWTH and economic development of skilled sectors are have a significant impact on our people, our culture, our Between the 2001 and 2011 censuses, the Rural City identified. economy and our environment, and we strive to promote TOURISM of Ararat experienced a minor decrease in population. the opportunities which will be created and embrace AGRICULTURAL TRANSITION Tourism is an important contributor to the economy of However, in the last reporting period 2011-2012 there a new age of green economics and truly sustainable the municipality and the surrounding region with visitation was a slight increase, and Victoria in Future 2012 (VIF) Broad-acre agriculture has changed significantly across development”. As such, Council are committed to to rates remaining relatively consistent over the past decade, projections are for modest growth over the next 20 regional Victoria over the past decade for a number developing comprehensive strategies to prepare the notwithstanding several peaks and troughs. years at 0.7% per annum, towards an expected municipal of reasons, including drought, generational change, community for the projected impacts of climate change. population of 13,925 persons in 2031. and farm aggregation. Agriculture remains the biggest (Refer to page 41 for more detail). Ararat Rural City is well positioned as the gateway to the Steady population growth will support greater confidence employment sector in the municipality; however over the Grampians National Park, one of Victoria’s premier nature- in investment and development and consolidate the past decade employment within the industry has declined GROWTH SECTORS based tourist attractions, and must continue to leverage from 23% to 16% as a proportion of overall employment. from this to attract visitation and derive tourism benefits. position of Ararat Rural City as a regional centre for trade Demographic and economic shifts will provide and business. On the other hand, the diversification of farming, with opportunities for new industries and areas of economic an increased emphasis on intensive agriculture and growth. It is important that Ararat Rural City uses its MAJOR PROJECTS DEMOGRAPHIC CHANGE horticulture, is emerging as an important component of comparative advantages in order to benefit from these Historically, growth and decline in the Ararat region has VIF population projections show that the Ararat the local economy. For example, there is a significant changes. been linked to periods of investment and disinvestment. population is expected to age significantly. This is a move to cropping in southern areas with a number of The current period is one of positive investment which trend occurring across regional Victoria, but is particularly grain storage and trading facilities being established. HEALTH will provide a foundation for the projected population strong in Ararat Rural City where the proportion of growth. Recent and proposed major investments in the As landholders continue to diversify their operations The health sector in Ararat Rural City is a major employer residents aged over 65 years is expected to increase by region are summarised below. and broaden the Region’s agricultural base, there are and is held in high regard in the wider region. With the 4% by 2031 while at the same time the population of opportunities to support this change and new value continued ageing of Victoria’s population increasing working age residents (20-65 years) will decrease. ARARAT PRISON REDEVELOPMENT adding opportunities. An important case in point is the demand for health services, as well as major public The increase in the proportion of retirees in Ararat Rural growth in wine tourism by promoting cellar door facilities, investments in the sector (e.g. National Disability The Ararat Prison redevelopment announced in 2010 is a City, reflecting the trend throughout Victoria, presents restaurants and cafés. Support Scheme), the municipality is well positioned to $394 million project and has provided a major investment consolidate its position as a regional centre for health an opportunity for the municipality to position itself as Any continued decline of agriculture will present impetus to the area. The project, known as the Hopkins services. Anecdotally, it is noted that many users of the a destination for ‘tree-change’ retirees. There is already challenges to the municipality’s economy which relies Correctional Centre, is being delivered through a Private- Ararat hospital reside in other municipalities, and are some evidence of this occurring in the townships of on the sector as major source of direct and indirect Public-Partnership. It is expected to be completed by attracted by the high standard of facilities and shorter Pomonal and Moyston which are in close proximity to the employment. 2014. Grampians. The quality of the healthcare system in Ararat waiting lists. Rural City will also help draw retirees to the area.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 14 The prison redevelopment has provided an initial stimulus Services undertook an Economic Impact Evaluation of surrounding region, known as the broader “Horsham Implications for the Strategy to the Ararat economy during the construction phase. An Town Bypasses study for small towns. They found that Cluster”, has been chosen as one of the first areas in influx of trade workers has placed upward pressure on the there can be negative economic impacts in the short- Victoria to receive the NBN Fixed Wireless service1. Key factors influencing the SGF Strategy include: local property rental market. The prison is expected to term, especially within the first year, through a loss in retail Planning Approval has been granted for NBN towers to • Demographic and economic shifts will provide provide a long-term benefit to the economy by providing trading from passing traffic. However, over the longer- provide wireless connection across the municipality. opportunities for new industries and areas of an estimated 150-200 ongoing jobs. term there are many economic benefits. A highway economic growth. It is important that Ararat Rural bypass generally brings about positive land use and land OTHER PROJECTS Economic impact modelling provided by Council shows City use its comparative advantages, in health, value changes with new land use activity generated along that the project will generate a direct input of $24 million Other projects which will impact on the local economy manufacturing and tourism, in order to benefit from the bypass route and an improvement in environmental to the local economy with an additional $17 million include: these changes. amenity in the town centre. in flow-on effects (total output of $41 million). The • Steady population growth will allow for greater • The recent reintroduction of passenger rail which expected 150-200 jobs are projected to generate an The strategic location of Ararat, being over one hour confidence in investment and development and provides three services a day to the Melbourne CBD additional 71 jobs through consumption multipliers in from the nearest major regional centre, means it will still consolidate the position of Ararat Rural City as a other sectors such as retail and healthcare. remain a convenient location for visitors to stop on the • Development of the Ararat Secondary College Trade regional centre for trade and business. way to the Grampians. In order to minimise the potential To further supplement this project the State Government Training Centre negative short-term economic impacts of a bypass, it is • In order to attract and retain a working population, it has recently announced a further $3 million expansion of • Alexander Oval Recreation Community Facility ($3.5 important that Council is proactive in planning for the is important that new opportunities for skilled labour the Corella Place facility adjacent to the prison. million investment by Council) transition. and economic development of skilled sectors are • The proposed expansion of the abattoir which identified. WESTERN HIGHWAY DUPLICATION ARARAT WIND FARM is currently the subject of a feasibility study and • The diversification of farming, with an increased The Western Highway (A8) is being progressively supported by State Government (expected to generate emphasis on intensive agriculture and horticulture, The proposed Ararat Wind Farm is due to begin upgraded as a four-lane divided highway between Ballarat 200 new jobs) is emerging as an important component of the local construction in late 2013 and be completed by 2016. and Buangor, with further plans to extend all the way economy. The wind farm will comprise 75 turbines which at full • State Government’s $3 million expansion of Ararat’s to Stawell. It is expected that the highway upgrades will operation are expected to generate enough electricity to specialist facility, Corella Place. • Any decline in agriculture will present challenges to decrease travelling times between Ararat and Ballarat by power up to 123,000 average Victorian households per the municipality’s economy which relies on the sector approximately 10-15 minutes. The proposed expansion of the abattoir and correctional annum. The project will deliver significant environmental as major direct and indirect employer. facilities, which combined have the potential to generate The decreasing travel times in the region may position and economic benefits to the region worth up to $450 up to 300 jobs, will have a significant impact on the • Ararat has excellent links to Melbourne, Ballarat, Ararat and smaller townships such as Buangor as million in investment. local economy. Economic impact modelling provided Adelaide, Geelong and Portland and is strategically affordable or lifestyle residential locations for commuters Once construction of the wind farm begins it is estimated by Council estimates that the combined impact of located on the nationally significant Principal Freight travelling to work in other towns such as Ballarat. that approximately 200 people will be employed for the projects will have a total economic output of $195 Network (rail and road). the 24 month construction phase with an estimated million to the local economy including a flow on effect ARARAT BYPASS • Historically, growth and decline in the Ararat region ongoing 10-15 jobs associated with the operation and of 197 additional jobs. If these projects and associated has been associated with periods of investment and maintenance of the turbines. employment growth are realised, they may have a A road bypass of Ararat is a future aspiration, as identified disinvestment. The current period is one of significant significant influence on land demand in the municipality. in the State Government’s Victorian Freight and Logistics investment. Several committed and proposed major In the land supply/demand analyses provided in this Plan, 2013. There is some concern among business and NATIONAL BROADBAND NETWORK projects are likely to bring new opportunities to the retailers that a bypass may have a negative impact on the report, a high growth scenario has been considered The National Broadband Network (NBN) will provide region. town centre by decreasing the amount of passing traffic which would most likely accommodate the majority of high-speed broadband access to all Australian homes and visitors. growth generated by these major projects. and businesses, improving access and communications In 2012 the NSW Government’s Roads and Maritime across regional areas. Ararat Rural City and the

1 Fixed Wireless is like a fixed broadband service, but delivered over the air instead of through a fibre optic cable.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 15 Chapter 3. Setting a Framework for Growth: Residential Land Use

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 16 3.1 Introduction 3.2 Housing Growth 3.3 Residential Land Use Around 2,267ha of Rural Living Zone (RLZ) land exists on the outskirts of Ararat, Moyston and Pomonal. The This section profiles residential land supply and demand At the time of the 2011 census the total number of The following assessment of residential land supply current average lot size of this land is approximately 3.5ha. for the municipality. It highlights issues and opportunities dwellings (including unoccupied dwellings) across the and demand for the municipality has been distilled and proposes directions for future growth. municipality was 5,192. This represented an increase of from a variety of sources, including the 2012 Spatial RECENT REZONING AND SUBDIVISION 88 dwellings since 2006 and 212 dwellings since 2001, Economics Residential Land Review for Ararat Rural an average increase of 21 dwellings per year over the City, Building Commission Data, the ABS, VIF 2012 Amendment C19 was approved in January 2013 and decade. population projections and the Victorian Government’s rezoned 164ha of former Farming Zone (FZ) land at the Guide to Property Values quarterly report. Data analysis eastern entrance of Ararat around Green Hill Lake to R1Z The substantial majority of dwellings in the municipality was supported by targeted consultation with several (114ha) and LDRZ (50ha). The purpose of the rezoning are separate houses (93%) with only 4% being flat, unit or developers and real estate agents. was to expand residential supply in order to cater for apartment type dwellings (ABS 2011). the estimated 150-200 jobs which will be generated For a detailed overview of sources, findings and The average household size in Ararat Rural City is 2.44, by the Ararat Prison Redevelopment. It is estimated assumptions used, refer to the Ararat SGF Property and which is smaller than the regional Victorian average (2.48). that the potential dwelling yield for the growth area is Economic Analysis Report (Appendix B) prepared by According to VIF projections, average household size in approximately 500 dwellings. This has been included in Urban Enterprise as input into the Draft SGF Strategy. Ararat is expected to decrease in the future, falling to 2.28 the supply assessment above. in 2031. RESIDENTIAL SUPPLY Evans Park is a recently subdivided residential The largest category of households in Ararat Rural City is development on the Western Highway, north west of Residential supply has been analysed using the 2012 ‘couple family without children’ (33%) followed by ‘single Ararat town centre. The development offers 76 lots Spatial Economics Residential Land Review for Ararat person households’ (30%). According to VIF projections, at range of sizes with the Stage 1 lot release ranging Rural City. ‘couple family households with children’ will decrease from 323sqm to 814sqm. The site is currently under from 25% in 2011 to 21% in 2031, and over the same construction. RESIDENTIAL ZONED LAND period single person households will increase by 3%. The municipality has around 3,592.7ha of land zoned EXISTING RESIDENTIAL SUPPLY Ararat Rural City is projected to grow to 13,925 residents for residential purposes, including a mix of residential, over the next 20 years (VIF 2012), accommodating a At present (excluding minor infill land) there is a residential township, mixed use and rural living zones. much larger proportion of ‘retirees’ and aged residents. supply of approximately 1,689 lots across the municipality. Dwelling growth projections were not prepared for The Ararat Township is the only settlement in the This is comprised of: individual townships due to the variable nature of demand municipality where the Residential 1 Zone (R1Z) has been • 593 zoned broad hectare/major infill lots (35% of at the local level, and the significant land supply available applied, with around 568ha of R1Z land located within the supply) in townships to accommodate future growth. It is township boundary. This is supported by around 50ha of expected that the majority of dwelling growth will occur Low Density Residential Zone (LDRZ) land located at the • 104 vacant rural residential lots (6% of supply) in the principal settlement of Ararat. township’s eastern entrance. There are also three small • 992 designated future residential lots (59% of supply). pockets of Mixed Use Zone (MUZ) land, to the north and north-east of the township.

Several other townships are covered by the Township Zone (TZ) which supports residential uses alongside a range of commercial, industrial and other uses suitable for small towns.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 17 Ararat: Existing Residential Zones

LEGEND

Residential 1 Zone

E

N

A Low Density Residential Zone

L

Y

R Rural Living Zone

E

T ANN E Mixed Use Zone YS M LANE E

C

WAY NOT IGH T T ROAD S H E EE N W L RE A Y RE P A

M T R

B S R

E A R Y T A DGE T D I S E T N T E EE ERI R R TR R V T S E S S O E E ET T L AV A B E E L E GR D E B HAR R P

T M A S C

N

E E ET U RE D T Q S A O AN GR RO

E G H R IG H STRE O ET E B G ARKLY STREET M

T A

T T R E E E E G E A T R RE R R E T T T E S E S S T R S T S N S E T O DE R T C D E N U N I E E A R R T O C M P IN G V

D A O R L IL H DIC S KINS ON R M OAD A H W G ES I N TE L R L N E HI B GH B WA RITTAN Y IA MIN E ROAD

D

A

O R

N I K T G A ORRIN CATTLE Y Y A R

R A DO W BIE ROAD

0 1 2

Ararat Sustainable Growth Future Strategykilometres | FINAL REPORT: FEBRUARY 2014 18 The majority of vacant lots across the municipality are within the Ararat In December 2009, a parcel by parcel assessment was By combining the minor infill supply and residential land Township (88%). Of the smaller towns, Willaura has the highest lot undertaken to identify minor infill supply. A total of 170 minor supply, there is an estimated total residential supply of 1,859 capacity (112 vacant lots). Moyston has 44 vacant lots followed by infill lots were identified . Of these identified lots, 100 were lots across the municipality, 85% of which is located in the Pomonal (26 lots) and Lake Bolac (13 lots). Table 1 below highlights the larger than 1,200sqm (refer to Table 2). township of Ararat (1,571 lots) (refer to Table 3). vacant lot capacity for the select townships. The majority of infill supply is located in the Ararat Township (79 lots), followed by Lake Bolac (31 lots), and Willaura (13 lots).

TABLE 1: VACANT LOTS BY SUPPLY TYPE, 2012 TABLE 2: MINOR INFILL SUPPLY LOTS BY SIZE, 2012 TABLE 3: RESIDENTIAL LAND SUPPLY, 2012

Settlement Broad hectare/ Rural Future Total Lots Minor Infill Lot Size Number of Lots % of Vacant Minor Infill Lot Size Number of Lots Number of Lots Major Residential Unzoned Lots (Municipal wide) (Ararat Township) (RLZ) < 500sqm 2 1% Broad hectare/Major 593 464 Ararat 464 36 992 1492 500 - 800sqm 28 16% (2012) Buangor - - - - 800 - 1,200sqm 40 24% Minor infill (2009) 170 79 Elmhurst 2 - - 2 1,200 - 2,000sqm 22 13% Rural Residential (RLZ) 104 36 Lake Bolac 13 - - 13 (2012) 2,000 - 5,000sqm 47 28% Moyston 2 42 - 44 Future Unzoned (2012) 992 992 5,000 - 10,000sqm 31 18% Pomonal - 26 - 26 Total 1,859 1,571 Total 170 100% Willaura 112 - - 112 Source: Spatial Economics Residential Land Review 2012 Source: Spatial Economics Residential Land Review 2012 Ararat Rural City 593 104 992 1689

Source: Spatial Economics Residential Land Review 2012

* Note: Rural Residential supply refers to vacant (as at 2009) LDRZ and RLZ zoned allotments.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 19 RESIDENTIAL DEMAND DWELLING GROWTH TABLE 4: DWELLING APPROVALS BY YEAR, 2008-2013 Residential demand has been analysed using property As stated earlier, the municipality has seen an increase of Ararat Pomonal Elmhurst Lake Bolac Moyston Other Total market trends, historical dwelling growth data and 88 dwellings since 2006 and 212 dwellings since 2001, an supplemented by consultation findings. average dwelling increase of 21 per year for the decade to 2011. 2008 8 - - -1 1 - 8 COST AND TENURE There has been relatively low lot construction across the 2009 29 3 1 3 1 37 The 2012 median price for a house in the Ararat Township municipality since 2006 (around 30 lots) with around 2010 32 6 1 - 1 2 42 was $168,000, while the median unit price was $237,599 166 residential building approvals issued from 2008-2013 2011 23 3 - 1 - 3 30 and the vacant land block price was $90,000. House (demand for around 21-30 lots per annum). Building 2012 18 3 - 1 2 2 26 prices grew strongly from 2002 to 2010, rising from approval activity for the first half of 2013 has also been $80,500 to $175,000. However, in recent years prices relatively low with only 2 net new dwellings approved 2013* - 1 - -1 - 2 2 at the time of writing. Over the past 5 years, 76% of have dropped in-line with trends experienced across Total 110 16 1 1 7 10 145 regional Victoria. all dwelling approvals in the municipality have been in the Ararat Township. Table 4 highlights net dwellings Source: Urban Enterprise 2013 In comparison to other localities, the average median approvals in the municipality by year from 2008-2013, house prices in Ararat Rural City are significantly lower. Table 5 presents this analysis by zone. * Note: Part of year. The median house price in Ballarat LGA, for example, is over $100,000 higher than in the Rural City. DWELLING DEMAND Over the past decade there has been a reduction in the Demand projections, which take into account future TABLE 5: DWELLING APPROVALS BY ZONE, 2008-2013 proportion of residents who own their property outright, population growth, range between 30 - 53 new dwellings from 55% in 2001 to 44% in 2011. At the same time, the Settlement R1Z RLZ B1Z FZ TZ/FZ Total per annum over the next 20 years. It is expected that proportion of residents whose property has a mortgage the majority of these dwellings will be constructed in the has increased from 21% in 2001 to 28% in 2011. The Ararat Township. Ararat 97 25 1 3 - 126 proportion of renters has increased slightly from 2001- 2011. Consultation with real estate agents suggests Further detail on demand projections, including Pomonal - 7 - 9 - 16 that in the last two years rental properties prices have assumptions used, is provided in Appendix B: Ararat SGF Moyston - 7 - 2 - 9 increased significantly to cater for construction workers Property and Economic Analysis Report. Other - - - - 15 15 for the prison redevelopment. Total 97 39 - 14 15 166 % of Zone 58% 23% 1% 8% 9% 100%

Source: Urban Enterprise 2013

* Note: Taken from July 2008 - July 2013, Net Dwelling Approvals are new dwelling approvals minus demolition approvals.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 20 FUTURE LAND REQUIREMENTS BUSINESS AS USUAL SCENARIO GROWTH SCENARIO Future land requirements can be calculated by matching Municipality Municipality demand projections with the current supply of residential land. The Business as Usual Scenario is based on the historical The growth scenario assumes that dwelling demand will dwelling growth rate and adopts an overall demand level grow according to VIF 2012 projections and adopts a Two scenarios have been prepared based on the of 29 dwellings per annum. Of the 29 dwellings, there is future dwelling demand level of 50 dwellings per annum. historical and projected demand rates for the whole expected to be demand for 7 dwellings (rounded) in the Of the 50 dwellings, there is expected to be demand for municipality and the Ararat Township, as follows: rural residential zones (RLZ and LDRZ). 12 dwellings (rounded) in the RLZ (24%). Business as Usual Scenario: using an extrapolation of With the large supply of R1Z lots now available around In the growth scenario, there are sufficient conventional historical dwelling approvals per annum. Green Hill Lake there is sufficient supply of conventional residential lots to support in excess of 25 years of Growth Scenario: calculates dwellings required to support residential lots to support in excess of 25 years demand. demand, but only 10-12 years supply of rural residential population growth projected by VIF 2012. Rural residential has a lower level of supply, but also has lots - the majority of which is in rural townships outside of sufficient stock to support in 18-20 years demand. the township of Ararat.

Ararat Township Ararat Township

The historical dwelling growth rate for the township is 22 The analysis of historical planning permit activity indicates dwellings per year. Of the 22 dwellings, there is expected that 76% of all new dwelling approvals for the municipality to be demand for 5 dwellings (rounded) in rural residential have been in the township of Ararat. Therefore, to project zones. dwelling demand for the township, a rate of 76% is applied to the projected municipal dwelling demand (50 Under the business as usual scenario, there is sufficient lots), to derive a dwelling demand rate of 38 lots per year. supply of conventional lots but only 12-15 years supply of Of the 38 lots, there is expected to be demand for 9 rural rural residential lots. residential lots (rounded).

Under the growth scenario there is sufficient supply of conventional residential lots to support in excess of 25 years of demand, but only 7-8 years supply of rural residential lots.

The only residential sector that may require further zoned land within the forecast period is rural residential.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 21 SERVICE INFRASTRUCTURE REFORMED RESIDENTIAL ZONES On the other hand, the projected growth rate is unlikely to warrant the application of the Residential Growth Zone GWM Water has indicated that the condition and capacity At present the Residential 1 and Mixed Use Zones are the either. This zone is intended for central activity areas of existing water and sewerage infrastructure is not a only residential zones used within the municipality. The where apartment-style development is anticipated. constraint to growth in the R1Z, with the exception of the Residential 1 Zone is the primary residential zone applied newly zoned Green Hill Lake development. in Ararat, with the Mixed Use Zone applied to isolated Outside Ararat, the residential zones need only be locations. considered in settlements with reticulated sewerage, The Green Hill Lake development will require new water namely Willaura and Lake Bolac. Given the desirability of mains and a new sewer pump station. The cost of In the smaller settlements the Township Zone is supporting investment in these locations the flexibility delivering the infrastructure is expected to be fully funded applied in built up areas and the Rural Living Zone in of the Township Zone is likely to be preferable to the by the beneficiaries through a combination of up front the rural residential hinterlands. The Township Zone application of a residential zone. Council may wish to capital investment and ongoing service charges. can accommodate a broader range of land uses that reconsider this if either of the settlements experiences a the Residential 1 Zone and is suitable for these types of The moderate level of growth expected in Ararat is not spike in development. Population projections suggest that settlements, particularly where the absence of sewerage likely to have a significant impact on existing transport moderate growth is more likely. acts as a constraint to development intensity. infrastructure/ services. It is considered that future residential development within Ararat, as well as the Three new residential zones have been introduced – smaller towns, will help to optimise utilisation of existing the Residential Growth Zone (RGZ), General Residential transport services, providing opportunities to improve the Zone (GRZ) and Neighbourhood Residential Zone (NRZ). frequency of services and expansion of routes over time Council has until mid 2014 to determine how it will as patronage increases. Council is undertaking a review of apply them. A ‘business as usual’ scenario would see the the municipalities ‘Disability Access and Inclusion Plan’ in General Residential Zone replace the Residential 1 Zone. 2014. The new zones are intended to provide clear direction to residents and developers about where change is likely to occur. They are most relevant in locations where significant population growth is anticipated and the emphasis is on managing change.

In recent years growth rates in Ararat have had only a modest impact on existing residential areas. Projected growth is expected to be steady and impacts manageable. As outlined in this strategy, infill and smaller housing developments should actually be encouraged in order to provide greater choice within the housing market, update the existing housing stock and promote more efficient use of infrastructure.

As such, development pressure is unlikely to be so great as to warrant the application of the Neighbourhood Residential Zone unless there are precincts of particularly consistent character that Council seeks to protect. If these areas coincide with heritage precincts there will be no need to rezone the land.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 22 SUMMARY OF ASSESSMENT RESIDENTIAL DEMAND CAPACITY Analysis of residential demand in Ararat Rural City Combining the analysis above, it is concluded that: RESIDENTIAL SUPPLY indicates: • The municipality as a whole has an existing supply The residential supply analysis for Ararat Rural City • Residential property prices in Ararat Rural City remain of residential land sufficient to cater for projected indicates: lower than the nearby regional centres of Stawell, demand for the next 20-25 years. • There is relatively low opportunity for minor infill for Horsham and Ballarat, but have grown by a similar • The majority of dwelling demand is expected to both the municipality (170 lots) and town of Ararat (79 rate over the past decade. In recent years (2010-2012) occur on Ararat. With the recent rezoning of land at lots); there has been very little growth in residential housing Green Hill Lake there is a sufficient supply of land to prices. • Infill lots include many larger lots which have accommodate even a high growth scenario. subdivision potential (100 lots larger than 1,200sqm); • Demand for rental properties has increased • The supply of rural residential land across the and significantly in recent years. municipality has capacity to accommodate 10-20 • Recent rezoning (Amendment C19) has created • Historical demand for dwellings varies from 21-30 lots years of growth. a large supply of new R1Z and LDRZ land for the per annum based on building approvals and census • In Ararat itself, the supply of rural residential land is municipality. data. Demand in recent years has been relatively low more constrained, with capacity to accommodate coinciding with a drop in residential property prices. only 7-15 years’ demand. • The R1Z accounted for 53% and the RLZ accounted for 23% of all dwelling approvals in the past five years.

• Demand projections, which take into account future population growth, range between 30 - 53 new dwellings per annum over the next 20 years. The majority of this growth is likely to occur in the Ararat Township.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 23 Issues and Opportunities ISSUES Environmental Constraints & Natural Hazards Shift in Housing Demand A number of issues and opportunities regarding residential There are a number of environmental constraints and Demographic shifts towards an ageing population, Low Demand supply and demand have been identified for the natural hazards, particularly significant bushfire risk, that smaller households, and increased single households municipality. Consultation with real estate agents and developers must be considered when planning for the future of will require a greater diversity in housing stock. Greater indicates that demand for residential land is currently Ararat and the municipalities small towns. demand for smaller one and two bedroom houses low. This is reflected in the relatively slow building is expected to accommodate the ‘downsizer’, ‘first permit activity for the first six months of 2013. Lack of OPPORTUNITIES homebuyer’ and ‘lone person household’ markets. population growth over the past decade has resulted in The current housing stock in Ararat Rural City is a low volume property market. Further, despite recent Growth Markets homogeneous with a limited supply of unit/apartment rezoning substantially increasing residential supply The ageing population across Victoria represents an dwellings and one and two bedroom houses. Greater levels, demand for housing remains low as does the opportunity to capture a greater proportion of the diversity in housing stock should be encouraged within consumption of available lots. retirement market. The Rural City of Ararat is well the Ararat Township, especially in close proximity to the Development Costs positioned to attract ‘tree-change’ retirees due to its town centre and services, particularly healthcare and proximity to the Grampians and Pyrenees regions and the retail. A common issue among builders and developers is quality of existing health infrastructure. the high cost of development relative to land values. This is perceived to occur for a number of reasons A large proportion of recent home buyers in the including a shortage of skilled tradesmen in Ararat Rural municipality have been first-home buyers. Relatively City increasing the costs of building and infrastructure, affordable housing available in Ararat Rural City is a particularly when developing unserviced lots. comparative advantage in attracting first home-buyers who may by priced out of the market in other locations.

Land Supply Composition Further, with the duplication of the Western Highway Analysis of residential land supply indicates that existing reducing travel times in the region, there are also new lot supply is robust; however the future supply is mainly in opportunities in attracting commuting residents to the broad hectare and major infill lots with a low number of municipality (e.g. people currently working/living in minor infill (170 lots in 2009). This means that future infill Ballarat). development is dependent on subdivision which may be currently constrained by high infrastructure costs and low Greenfield Opportunities land values. With the exception of vegetation and slope constraints to the west of the municipality, Ararat Rural City has relatively Sewer Upgrades few geographic constraints for growth. The Green Hill There is adequate sewer and water infrastructure capacity Lake rezoning and Evans Park subdivision presents an to service growth on existing R1Z land with the exception opportunity for new development and attraction of new of the recently rezoned Green Hill Lake precinct. residents. The challenge for the municipality, in particular However, as the cost of the extension of infrastructure the Ararat township itself, is to regulate urban growth in to new areas is expected to be fully funded by the conjunction with population growth to ensure the market beneficiaries, through a combination of up-front capital is not over-supplied, and to integrate new growth areas investment and ongoing fees, these costs are causing with the town in order to avoid the negative impacts of upward pressure on lot construction prices. This may act sprawl and population dispersion. as a constraint to delivery and availability of new lots to the market.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 24 DEVELOPMENT DIRECTIONS building. It is a large site, approximately 4.6ha in area. that the actual supply is at the upper end of this range. As concedes that this area is subject to significant such, there does not appear to be a critical under-supply ‘waterlogging’ and is currently unserviced. This may The site is strategically located close to the Ararat Hospital Urban Consolidation or immediate need to rezone further land at this stage. be considered a long-term option. which is expected to grow as a focal point for the town Urban consolidation in Ararat Rural City has been limited and a major local employer. It is adjacent to the new Rural residential land is a key demand sector given the • Land identified in the Ararat Residential Land Use in the past, most likely due to low land values and the medium density development on Basham Road. attractiveness of lower density, lifestyle properties and Strategy 2005 as ‘RLZ North’ which is located to the ready availability of Greenfield sites. However, future anecdotal evidence that this residential property type north of the township between the railway line and the The most significant constraints to the redevelopment demand for smaller housing types and recent rises in will continue to experience relatively strong demand in Western Highway. Although the strategy identifies this of the site are the cost of demolition of the building and unit prices may provide the catalyst to increase housing comparison with standard density residential lots. The area as the preferred location for rural living expansion, decontamination of the land. The site is also constrained provision within close proximity to the Ararat town Green Hill development includes a significant portion there may be significant bushfire constraints as the by an old cemetery which is located on the site. Any centre. Given the projected ageing of the population, of the R1Z land which is required to be developed western portion of the land identified (between future development may need to incorporate parkland or development of smaller one and two bedroom houses to a minimum subdivision area of 4,000sqm (under Lambert Street and Beveridge Street) falls within the similar. within close proximity to services should be encouraged. Development Plan Overlay, Schedule 2). Such a large Bushfire Management Overlay. subdivision lot pattern is likely to appeal to the same A key opportunity to deliver smaller housing types exists Conventional Residential Growth rural residential market as the rural living and low density through development of large vacant and under-utilised There is currently a sufficient supply of R1Z land and there residential zones at the periphery of the Ararat Township lots within the current urban centre. As of 2009, Spatial is no immediate requirement to rezone further land in the and could potentially absorb part of the rural residential Economics (2012) identified 170 vacant infill lots across short-term. However, long-term opportunities to expand demand. In addition, there is also opportunity for further the municipality, with 100 of these sized between the existing town may exist in a northerly direction, where subdivision of a number of large lots in the RLZ. This 1,200sqm and 10,000sqm. Spatial Economics points there are limited environmental constraints and ready further underlines the likelihood of supply being closer to out that most of these allotments have potential to yield access to the future bypass. 15 years than 7 years for rural residential lots. multiple lots post subdivision and consolidation should be encouraged especially in areas within close proximity to In the short-medium term, a focus should be maintained However, to avoid a circumstance of under-supply in the existing infrastructure. on: near future, and satisfy planning scheme requirements, expansion of rural living land should be considered. A Areas in close proximity to the hospital precinct • consolidating development within the existing urban site suitability analysis should be undertaken which may provide an appropriate location for further infill zones, accounts for environmental and bushfire constraints, and development. A recent medium density development on the efficient and sequenced delivery of infrastructure. the corner of Basham and Lowe Road indicates demand • optimising utilisation of existing infrastructure, and Possible areas for investigation are: for medium density housing in the area and provides an • negotiating ways to deliver key service infrastructure example of potential density and design opportunities. to Greenfield areas in a co-ordinated manner that • Land identified in the Central Highlands Region The 2005 Ararat Residential Land Use Strategy spreads infrastructure costs across future beneficiaries Infrastructure Study (2013) as east of Heath Street, recommended utilising the existing rear laneways to and reduces lot prices to buyers. north of the Western Highway and McLellan Street. access lots with subdivision potential. This may provide The area is currently unserviced but is adjacent to an effective method of increasing infill over the long- Rural Residential Lot Supply the recently rezoned Green Hill Estate. The ability to sequence development and infrastructure extensions term; however, current property prices may still be There is sufficient rural residential zoned land across the from the Green Hill Estate make it the preferred insufficient to support large-scale re-subdivision. municipality to accommodate demand for 18-20 years location for any expansion of the LDRZ. under the ‘business as usual’ scenario. Supply is much Former Prestige Factory more constrained in Ararat itself, which is estimated to • Land identified in the Ararat Residential Land Use The vacant former Prestige factory site is located adjacent have between 7-15 years supply based on the ‘Business Strategy 2005 as ‘RLZ South’, which is south of Ararat to the hospital within the MUZ and contains a disused as Usual’ and ‘Growth’ scenarios. It is considered likely Racecourse and west of Geelong Road. The Strategy

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 25 Implications for the Strategy

Key factors influencing the SGF Strategy include:

• Housing growth has averaged 21 dwellings per year over the decade to 2011. Two growth scenarios have been developed. One based on this historical rate of growth, the other on a higher rate stimulated by recent and proposed major investment.

• The housing market is dominated by separate houses. Greater diversity is likely to be required to accommodate expected growth in the population of older residents and smaller household sizes.

• Existing undeveloped residentially zoned land (including the recent Green Hill Lake rezoning) and infill opportunities will provide sufficient supply to accommodate 20-25 years growth across the municipality under both scenarios.

• Ararat has sufficient residentially zoned land to meet anticipated growth; however this will require infrastructure augmentation to facilitate development.

• Preferred locations for infill development should be identified to optimise access to retail, services and infrastructure.

• Mechanisms to assist in facilitating infrastructure augmentation may need to be explored to ensure that costs do not create a barrier to supply.

• There is sufficient rural residential land across the municipality to meet anticipated demand for the next 10-20 years based on the two scenarios. Supply is more constrained in Ararat, however is likely to be at the upper end of the estimates.

• Long term future options for further rural residential rezoning in proximity to Ararat should be identified.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 26 Chapter 4. Setting a Framework for Growth: Non-Residential Land Use

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 27 4.1 Introduction 4.2 Business Confidence Survey • Overheads and utility costs were reported as the biggest business constraint (24% of respondents), This section profiles retail, commercial (i.e. non-retail) The Ararat Rural City Business Confidence Survey, followed by competition pressures (16%), availability and industrial land use in Ararat Rural City and provides distributed in May and June 2013, sought to gain an of skilled workers (16%), the price of supplies (11%), an assessment of supply and demand. The main drivers insight and overview of current business conditions and declining demand (9%) and planning regulations (9%). of non-residential growth, future land requirements and confidence. Of the distributed surveys, 31 responses strategic directions for growth are also discussed. The were received from a range of retail, construction • The overall perception of the potential impact of the analysis presented in this section has been supplemented and health and service sector businesses across the Western Hwy duplication and proposed bypass is that by a targeted consultation program which included municipality. there may be some reduction in stopover visitation to workshops with the community, local businesses, retailers Ararat, but the impact is likely to be minimal. The majority of respondent businesses were located in and the property sector. • Respondents indicated that more food catering the Ararat Township, while a few businesses had multiple businesses were needed (e.g.. restaurants, cafés) in the locations in Ararat, Stawell and Horsham. municipality, particularly those with longer and more Full details regarding questions and responses can be regular opening times. found in Appendix B: Ararat SGF Property and Economic • Reduction of rates and other concessions, stronger Analysis Report. Council/Business engagement and emphasis on using A summary of key findings is as follows: and promoting local services, were identified as key areas that Council could assist in improving business • Respondent businesses had been operating for an conditions within the municipality. average of 18 years in Ararat Rural City. • The average employment per business was 4 full time staff, 3 part-time staff and 2 casual staff, with the majority indicating that employment would remain at the current level for the next 3 to 12 months. • An average of 59% of business income is generated from patronage from Ararat Township with around 12% from Stawell and surrounds and 10% from other regional Victorian localities (including Ballarat). • The majority of business respondents reported that they met their budget expectations/targets in the last 12 months (59%), however 28% of businesses reported they did not meet their targets. • The majority of businesses (52%) expect their business income to remain the same over the next 12 months. A high proportion of respondents expect their business income to increase over the next 12 months (45%). • Survey respondents generally reported local economic conditions to be in a stronger position when compared to state and national economic conditions.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 28 4.3 Retail Land Use VISITOR EXPENDITURE independent retailers, discount stores (i.e. Reject Shop, • Low Growth Scenario: demand for an additional Dimmeys) business services, and food and drink premises. 3,689sqm of retail floorspace by 2031. This section profiles retail land use in the municipality. Tourism and visitor expenditure can provide an important The main drivers of retail growth are discussed alongside market for local retailers in regional areas. Located The newly opened Aldi draws shoppers from a wide • Medium Growth Scenario: demand for an additional supply and demand assessment and implications for the strategically on the Grampians tourist route, visitor region (including Stawell) and the Ararat Township also 6,291sqm of retail floorspace by 2031. SGF Strategy. expenditure is expected to be higher in Ararat Rural City benefits from its location along the Grampians tourist • High Growth Scenario: demand for an additional than some other regional areas. route with many travellers stopping for supplies. 7,174sqm of retail floorspace. Further detail regarding the supply and demand assessment, including method and assumptions, The figure below shows the location of business RETAIL ANCHORS RETAIL SECTOR GAPS is provided in Appendix B: Ararat SGF Property and zoned land in the Ararat Township and highlights the Economic Analysis Report. The economic role of centres in regional areas is often commercial core. The retail supply analysis undertaken for this study highly dependent on the existence and success of the indicates that the retail environment in Ararat Rural City RETAIL DRIVERS major retail anchors. Not all regional centres have full-line Retail Floorspace and Vacancy is adequate in meeting the immediate needs of the local supermarkets or larger format retailers, such as discount population. The retail sectors of Food, Liquor, Groceries, The dynamics of the retail centres in regional Victorian To inform the study Urban Enterprise undertook a department stores and bulky goods retailers, meaning Food Catering, and Retail Services have relatively low settings can vary significantly from those of their floorspace audit of the Ararat Township. that those towns which do (such as Ararat) often serve a rates escape expenditure meaning that the majority of metropolitan counterparts. In many ways, regional towns wide catchment area. There is a total of 22,894sqm retail floorspace across 86 residents do not need to travel outside of the catchment are more dependent on the success of their retail sectors retailers in the township of Ararat. Food, Liquor, Groceries for these offerings. than metropolitan centres. This is particularly true for online retailing was the largest category with 8,710sqm, followed by convenience-based retail and smaller townships. The retail sectors which have the highest amount of Apparel, Homewares and Leisure with 6,291sqm. Consideration needs to be given to the competitive escape expenditure are Apparel, Homewares and Leisure CATCHMENT AREAS pressure faced by local businesses from online shopping. Data from Council’s rates database relating to vacancy and Bulky Goods. This is common for smaller regional Ararat Rural City Council’s Economic Development Unit is was analysed. There are 23 vacant lots in Ararat’s centres which do not have the concentration of retailers Regional Centres typically draw their trade from a broad currently offering training to local businesses in the region business zones with a total land area of 19,536sqm to allow for comparison shopping. Increased diversity of catchment area, including a variety of residential settings to assist businesses to grow and prosper, both online and (1.95ha). offer in the Apparel, Homewares and Leisure and Bulky such as large towns, smaller townships and rural areas. offline. Goods sectors is likely to reduce escape expenditure. RETAIL DEMAND ESCAPE EXPENDITURE RETAIL SUPPLY The municipality has a total annual retail spending Regional areas typically experience high levels of escape capacity of $131.8 million. Of this, it is estimated that 67% expenditure, particularly where the catchment areas are Retail Offer and Catchment ($87.9 million) is spent in the Ararat Township and 33% located in close proximity to major regional centres (such The major retailers in the Ararat municipality include three escapes to other retail locations such as Ballarat. as Ballarat Regional City) for education, employment, supermarkets: Woolworths, Aldi and IGA, several “big- recreation and entertainment. This is particularly evident Future retail floorspace requirements can be calculated box” retailers: including Target Country, a newly opened in the discretionary retail sectors of bulky goods, apparel, by combining population forecasts with future per capita Harvey Norman, and Mitre 10. homewares and leisure. spending capacity of the catchment. Demand is likely The turnover of the retail sector in Ararat Rural City to be influenced by population growth, increased retail Convenience-based retail, including supermarkets, retail is estimated at $106 million per annum and Ballarat spending per capita and increased retention of retail services (i.e. hairdressers) and food catering (i.e. cafés Regional City is seen as the major competitor for higher- spending. and take away food) generally exhibit comparable escape order retail shopping. expenditure levels to major regional and metropolitan Three demand scenarios have been prepared for low, centres. Opportunity to reduce escape expenditure in The majority of retail floorspace is located in the Ararat medium and high growth based on varying projections this sector is driven by providing a diversity and adequate Township where Barkly Street serves as the spine of for growth in retail spending per capita and future supply of local retail offer. the retail core. It is a linear strip made up of mostly retention rates.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 29 Ararat: Existing Retail/ Commercial Zones

LEGEND

Mixed Use Zone

E

N

A Commercial 1 Zone

L

Y

R Commercial 2 Zone

E

T ANN E YS M LANE E

C

NOT T T ROAD E W L A RE A

M T R

B S R

E A R Y T A DGE T D I S E T N T E EE ERI R R TR R V T S E S S O E E ET T L AV A B ER E L E GR D E B HAR R P T T M A S C

N E S E ET U RE T D T Q S A O AN R GR RO E

E TE G

R O T E

G E T E

E T R T E E E E E T E R S T RE R E T T T R S E S S L R S T T N L S E O C DE E T S D N U

N I B E A R R O C M P P N IN G V M T E E A R E E T D C S A

O U O R N L A Q R IL G H DIC S KINS ON R M OAD A H W G ES I N TE L R L N H I G E HI H S B GH T R E B WA E T RITTAN Y IA MIN Green Hill Lake E ROAD B A R K L Y S T R E E T

D

A

O R

N I K T G A ORRIN CATTLE Y Y A R

R A DO W BIE ROAD

0 1 2

Ararat Sustainable Growth Future Strategykilometres | FINAL REPORT: FEBRUARY 2014 30

D IC K IN S O N R O A D

W E S T E Ararat R N Racecourse Implications for the Strategy

Key factors influencing the SGF Strategy include:

• Regional Centres often draw their retail trade from a broad catchment area with success usually dependent on the existence and success of major retail anchors.

• The turnover of the retail sector in Ararat Rural City is estimated at $106 million per annum and Ballarat Regional City is seen as the major competitor for higher-order retail shopping.

• The majority of retail floorspace (approx 22,894sqm) is located in the Ararat Township. Major retailers include three supermarkets: Woolworths, Aldi and IGA, several “big-box” retailers: including Target Country, a newly opened Harvey Norman, and Mitre 10.

• An analysis of retail supply indicates that the retail environment in Ararat Rural City is adequate in meeting the immediate needs of the local population. Convenience-based retail has a relatively low rate of escape expenditure meaning that the majority of residents do not need to travel outside of the catchment for these offerings.

• The retail sectors which have the highest amount of escape expenditure are Apparel, Homewares and Leisure and Bulky Goods, however this is common for smaller regional centres.

• Tourism and visitor expenditure can provide an important market for local retailers in regional areas, particularly for Ararat which is located strategically on the Grampians tourist route.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 31 4.4 Commercial Land Use COMMERCIAL SUPPLY investigation of opportunities should be undertaken following completion of the prison redevelopment. Implications for the Strategy This section profiles commercial land use in the The majority of commercial activity in Ararat Rural City municipality. The main drivers of commercial land occurs in the Ararat town centre, within the B1Z. There The future NBN network is seen as means for regional Key factors influencing the SGF Strategy include: demand are identified using employment and building are approximately 27 commercial businesses and a total areas to attract a higher proportion of technology and • The majority of commercial activity in Ararat Rural City approvals data. of 4,983sqm of commercial floorspace. media businesses. This, along with improvements to the surrounding highway and rail infrastructure, can help occurs in the Ararat town centre. Further detail regarding the supply and demand COMMERCIAL BUILDING ACTIVITY position the municipality as a potential location for ‘tree- • Data shows that there has been a relatively low level of assessment, including method and assumptions, change’ professionals and small business. investment in commercial buildings in the past 5 years. is provided in Appendix B: Ararat SGF Property and Building permit data from the past 5 years (2008-2013) for the municipality has been analysed in order to identify Economic Analysis Report. • Demand for an additional 676sqm of commercial the historical trends for new commercial buildings and office space is expected by 2031. The majority investments. of floorspace demand will come from the ‘Public The data shows that there has been a relatively low level Administration and Safety’ sector (53%) via the prison of investment in commercial buildings in the past 5 years. redevelopment. Demand for office space is driven primarily by public • Commercial activity in Ararat is relatively low with administration with very little demand from professional minimal demand for professional services and services. commercial land uses. As a result, opportunities for growth are likely to come from technological and COMMERCIAL DEMAND infrastructure investments, or through identified major Future commercial floorspace demand was projected projects. using employment forecasts and industry benchmarks of land use consumption rates per employee by industry.

Demand for an additional 676sqm of commercial office space is expected by 2031. The majority of floorspace demand will come from the ‘Public Administration and Safety’ sector (53%) via the prison redevelopment.

GROWTH OPPORTUNITIES Commercial activity in Ararat is relatively low with limited demand for professional services and commercial land uses. As a result, opportunities for growth are likely to come from technological and infrastructure investments, or through identified major projects.

Historically, economic growth in the municipality has been closely linked with periods of public investment. As Ararat Township is over a one hour drive from other major towns, there may be an opportunity to position itself as a regional centre suitable for government services. Future

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 32 4.5 Industrial Land Use INDUSTRIAL DRIVERS Macro-economic Trends INDUSTRY SPECIALISATION

This section profiles industrial land use in the municipality. Future demand for industrial land will be driven by a There have been a number of structural changes in In order to examine likely demand for industrial land, Key drivers of industrial land demand are reviewed number of factors. the heavy and light industrial sectors in the last two it is useful to understand the particular strengths and alongside supply and demand assessment to understand decades in Victoria. These changes include the focus specialisations of the municipality. Organic Growth on higher value products and specialisations, emphasis future land requirements for the municipality. ‘Shearing Services’ and ‘Sheep Farming’ are strong on co-location and clustering of industry, and changes Organic growth, driven by population increase, will agricultural industries employing a combined total of Further detail regarding the supply and demand to development patterns. An important trend has been increase the customer base for local services which 263 employees. ‘Beef Cattle Farming’ and ‘Other Grain assessment, including method and assumptions, the relocation of heavy industrial, low value added require industrial land (e.g. Automotive Repairs, Growing’ also have a strong presence in the municipality. is provided in Appendix B: Ararat SGF Property and manufacturing, and labour intensive processes away from Construction etc.), as well as the employment base for Economic Analysis Report. Australia. In respect to manufacturing, ‘Machinery and Equipment industrial businesses. Manufacturing’ is the dominant sub-industry which For the municipality to ensure it remains competitive with employs 318 employees. This is largely concentrated other regional industrial centres in attracting major users, Strategic Business Attraction in two main businesses (Gason and Ames). Although it is important that these macro-economic trends are ‘Food Product Manufacturing’ employs fewer workers The ability to attract large industrial businesses relates understood and addressed. to a municipality’s competitive advantages, such as by proportion than regional Victoria, it still has a large location, transport infrastructure (road and rail), and presence in Ararat Rural City employing 189 workers. industry strengths. The location of Ararat on the Western ‘Construction Services’ and ‘Land Development and Site Highway between Adelaide and Melbourne with good Preparation Services’ are the dominant construction road infrastructure and rail access, places the town sub industries in the municipality. The strength of ‘Non- in a relatively strong position to attract large industrial residential Building Construction’ is most likely associated businesses or freight transfer/storage opportunities. The with the prison redevelopment project. municipality provides important access to the Port of Portland, Port of Geelong and Port of Melbourne for agricultural produce as highlighted in the Draft Central Highlands RGP and recently released Victorian Freight and Logistics Plan .

However, the strong competing supply of industrial land in Ballarat, the low employment base, and fragmented nature of industrial land, presently reduces the attractiveness of Ararat for large new businesses. This is a key issue that must be addressed.

Public Investment

Public investments can act as a major driver for industrial activity. The proposed Western Highway duplication and Ararat Bypass will improve travelling times in the region (decreasing travelling time to Ballarat by 10-15 minutes) and consolidate the position of Ararat as a regional centre for business and trade.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 33 INDUSTRIAL SUPPLY TABLE 6: INDUSTRIAL LAND SUPPLY BY CLUSTER All industrial zoned land in the municipality is located Key findings are as follows: Zone Cluster Zone Zoned Consumed Number Size of within the Ararat Township. Two zones support the Area (ha) Land (ha) Land (ha) of Vacant Vacant Lots majority of industrial activity, the Industrial 1 Zone (IN1Z) • There is a total available supply of 67ha of industrial Lots (ha) and Industrial 3 Zone (IN3Z), with a small amount zoned land in Ararat. Of the 67ha available, 34ha of activity, mostly smaller agricultural services, also is on one site reserved for future alternative energy IN1Z 1 31.98 26.45 14.49 2 11.96 generation, leaving 33ha available for industrial occurring in the MUZ and B3Z. Lake Bolac also has a 2 6.12 6.1 5.6 2 0.5 small industrial estate (currently zoned TZ) located to the development in and around the township of Ararat. 3 21.48 10.8 3.48 19 7.32 North East of the town. Additional industrial activities, • Of the 33ha of vacant industrial land in the township 4 0.67 0.21 0.21 0 0 particularly those related to the agricultural sector, occur of Ararat, 32ha of vacant land is IN1Z and only 1.3ha of throughout the municipality’s rural areas. Recent changes vacant land is IN3Z. 5 16.4 13.22 8.72 1 4.5 to the Farming Zone (FZ) will broaden the range of land 6 3.73 2.9 2.9 0 0 uses that may be permitted in agricultural areas. • There are a total of 29 vacant industrial allotments. Of these, 21 allotments are less than 1ha in area and only 7 25.44 15.9 8.3 2 7.6 An analysis of industrial land supply levels in Ararat Rural 8 vacant allotments are over 1ha. City has been prepared using the Spatial Economics 8* 33.93 33.93 0 1 33.93 Industrial Land Review (undertaken in December 2012) • The largest industry sectors in Ararat by land Total 139.75 109.51 43.7 27 65.81 complemented by desktop analysis to provide an consumption are food products (one large abattoir), IN3Z 9 15.1 7.56 7.56 0 0 assessment of industrial land consumption by industry manufacturing, and construction. type. 10 1.32 1.32 1.32 0 0 11 4.1 3.1 1.77 2 1.33 The figure below shows the location of industrial land in the Ararat Township highlighting the fragmentation Total 20.52 11.98 10.65 2 1.33 of industrial land, with industrial clusters scattered Total 160.27 121.49 54.35 29 67.14 throughout the township. Each area of industrial zoned land is identified as a Cluster and summarised in Table Source: Urban Enterprise 2013 6. A full breakdown of the businesses in each Cluster * Note: Includes 34ha future alternative energy site and should not be considered as is provided in Appendix B: Ararat SGF Property and supply. Economic Analysis Report.

•

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 34 Ararat: Existing Industrial Zones

LEGEND

Industrial 1 Zone

E

N

A Industrial 3 Zone

L

Y

R

E

T ANN E YS M LANE E

C

WAY NOT IGH T T ROAD S H E EE N W L RE CLUSTER 1 A Y RE P A

M T R

B S R

E A R Y T A DGE T D I S E T N T E EE ERI R R TR R V T S E S S O E E ET T L AV A B E E L E GR D E B HAR R P

T M A S CLUSTER 2 C

N

E E ET U RE D T Q S A O AN GR RO

E G H R IG H STRE O ET CLUSTER 3 E B G ARKLY STREET

T CLUSTER 9 E E R T S T CLUSTER 4 N E C IN V CLUSTER 11 CLUSTER 10

D A O CLUSTER 6 R L IL CLUSTER 5 H DIC S KINS ON R M OAD A H CLUSTER 7 W G ES I N TE L R L N E HI B GH B WA RITTAN Y IA MIN E ROAD CLUSTER 8

D

A

O R

N I K T G A ORRIN CATTLE Y Y A R

R A DO W BIE ROAD

0 1 2

Ararat Sustainable Growth Future Strategykilometres | FINAL REPORT: FEBRUARY 2014 35 Building & Subdivision Approvals Future Land Requirements Caledonian Court Subdivision Industrial Precincts From 2006 to 2011 there was a total of 12 industrial The number of years supply is measured by dividing the Caledonian Court is a recent industrial subdivision Future consolidation of industrial land should seek to building approvals with a total value of $3.1 million area of available supply by the average annual rate of comprising 12 lots which are fully serviced with water, create industrial precincts with clearly defined roles, (average $522,000 per annum). Of these approvals, 7 industrial land demand. It is important to note that the power, sewage, and telecommunications. Although the for example light industrial or specialist precincts. The were for warehouse construction, and the remaining 5 for 34ha future Renewable Energy Park site (Cluster 8) has development has been on the market for over two years current fragmentation of industrial land in the municipality factory construction. There were no industrial approvals not been included in this analysis due it is designation as a most of the sites remain vacant. This demonstrates that prevents opportunities for efficiency gains through between 2009 and 2011. specialist use. demand for this type of land is low at current market agglomeration and economies of scale, as well as prices. knowledge sharing. From July 2006 to December 2012 there were a total The various assessments of industrial land demand of 17 industrial land subdivisions in the municipality of project a consumption rate of between 0.2 and 0.5ha Opportunities Ararat. The majority of subdivisions resulted in industrial per annum over the next 20 years. At the upper end, allotments of less than 0.5ha in area. the available land supply comfortably has the capacity to Future Unzoned Industrial Land accommodate this demand over the next 20 years. There were 4 industrial development sites sold between The current identified future industrial area in South 2007 and 2011 in Ararat. In 2010, the average price per ISSUES AND OPPORTUNITIES East Ararat provides a long term opportunity for future square metre for industrial land in the municipality was industrial land supply. The area provides a number of approximately $112. Issues advantages; being adjacent to existing industrial areas, requiring minimal expansion of water and sewerage Industrial Demand Vacant Lot Size and Configuration networks, and with access to the railway line. It provides Projections for future industrial land demand have been an opportunity to consolidate future industrial land to It is important in planning for future industrial growth to prepared for three scenarios: the south east of the town and address the issue of provide a variety of lot sizes to cater for different industrial fragmentation of industrial clusters. • Historical Growth Scenario: using the rate of industrial types. land consumption of the past 5 years, it is expected Although there are a number of larger industrially Proposed Bypass there would be enough demand for an additional zoned vacant sites in Ararat, some sites may be held The possible alignment of the Ararat Bypass (currently to 9.4ha of industrial land by 2031 (0.47ha per annum). for expansion of existing businesses, and others have the north of the town centre) may drive greater demand significant constraints (access and vegetation) and may • Organic Growth Scenario: projected organic growth for growth to the north of the town. Areas within close not be developable without significant investment. It is is relatively low due to Ararat’s low population growth, proximity to the future Bypass, which have access to important that there is a sufficient supply of large strategic ageing population and minimal growth in skilled the highway, will be an attractive location for industrial sites available to prospective large businesses which may worker numbers, resulting in demand for 3.7ha of activity. industrial land by 2031 (0.19ha per annum). seek locate in the town. In the event that the northern alignment of the Bypass The current supply of small lots (less than 1ha) is • High Growth Scenario: assumes that Ararat will attract is confirmed, a land suitability assessment should be considered adequate to meet the needs of current and a number of major industrial users over the next 20 undertaken to determine the appropriateness of the area future service industry businesses. years. This would generate an extra 100 industrial jobs for industrial development. on top of organic growth and increase demand for Fragmentation of Land It is important to note that the current industrial growth 5.9ha of industrial land by 2031 (0.30ha per annum). area in south-east Ararat should still be viewed as the Industrial land in Ararat is scattered in small clusters preferred location for future industrial supply. throughout the town. This fragmentation of industrial land has resulted in uncertainty over the role and function of each industrial precinct with none having a clear function within a clearly defined industrial land hierarchy.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 36 Implications for the Strategy

Key factors influencing the SGF Strategy include:

• All industrial zoned land in the municipality is located within the Ararat Township. Lake Bolac also has a small industrial estate (currently zoned TZ) located to the north-east of the town.

• The largest industry sectors in Ararat by land consumption are food products (one large abattoir), manufacturing, and construction.

• There is a total available supply of 67ha of industrial zoned land in Ararat. Of the 67ha available, 34ha is on one site reserved for future alternative energy generation, leaving 33ha available for industrial development in and around the township of Ararat.

• At present, industrial land is scattered in small clusters throughout the Ararat Township. This fragmentation has resulted in uncertainty over the role and function of each industrial precinct.

• An assessment of industrial land demand (based on historical, organic and high growth scenarios) suggests that available land supply comfortably has the capacity to accommodate this demand over the next 20 years.

• For Ararat, future demand for industrial land will be driven by a combination of factors including organic growth, strategic business attraction, public investment and macro-economic trends. Public investments in particular can act as a major driver for industrial activity, with the proposed Western Highway duplication and Ararat Bypass set to improve travelling times in the region.

• The current industrial growth area in south east Ararat is still considered the preferred location for future industrial supply in the municipality.

• Consideration must be given to ensuring the efficient movement of freight vehicles (i.e. how access is provided to the Western Highway and Mortlake-Ararat Road) and minimising the potential impact of freight movements on residential amenity.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 37 4.6 Tourism opportunities & strategies Accommodation Adventure Based Tourism

The following tourism opportunities have been developed Data from the National Visitors Survey indicates that over Leveraging from Ararat’s position relative to the Nature Based Tourism through a combination of previous recommendations, the ten year period from 2003 to 2012, a high proportion Grampians National Park, there is potential for the including those made by the Stawell – Ararat – Halls Gap Ararat’s proximity to the Grampians National Park has of domestic overnight visitors to the Ararat region were promotion of adventure based tourism that may appeal Triangle Rural Zone Review (2012), as well as data taken resulted in nature-based tourism growing considerably. staying at a friend’s or relatives property, followed by a to broad or specific activity based markets. Strategies from the National Visitors Survey and the International Tourism Victoria’s Regional Marketing and Development standard hotel or motor inn and camping/caravan parks. identified in previous studies include: Visitors Survey. This section outlines some broad Plan 2011-2012 for the Grampians recommends the A previous assessment of visitor accommodation in • Encourage the establishment of adventure tourism strategic directions and opportunities for tourism in the development of infrastructure such as walking and the Ararat and the Eastern Grampians indicates a gap operations within the Ararat Region, to complement municipality. bicycle trails to capitalise on the region’s natural assets. in relation to large accommodation establishments. the region’s product strength and improve tourist Grampians Tourism is currently undertaking a Destination Ararat is in a unique position to leverage nature based This accommodation type caters to the coach group, offering and yield. Management Plan and Product Gap Analysis process tourism from the Grampians National Park. Strategies conference, meetings and conventions and education • Investigate the development of an off-road bike track/ which will provide a more detailed analysis for tourism identified in previous studies include: group markets. Strategies identified in previous studies bicycle trail and associated supporting infrastructure opportunities in the region. include: • Promote nature based tourism in the Ararat Region, (e.g. water stations, shade, rubbish bins) linking the key including leveraging Ararat and other small towns as • Undertake a detailed accommodation gap analysis townships and attractions within the region. key locations for Grampians National Park tourism. (this can be undertaken in relation to previous strategies) to indicate gaps in accommodation types, • Undertake a product gap analysis, including locations and in relation to key tourism products/ accommodation, activities and amenities to identify experiences. areas in which investment is needed to enhance nature based tourism in the Ararat Region as well as • Encourage and support development which addresses identifying ancillary uses to compliment nature based the identified gaps in the accommodation offering in tourism. Ararat.

• Identify priority projects and marketing initiatives to Eateries support increased visitation and private investment. Eateries can enhance the visitor experience by providing Wineries a complimentary service to other tourism products and enhance the overall visitor experience and continued Ararat region is home to numerous wineries. There are viability of tourism product. The Business Confidence twenty-four wineries in the region, generally clustered Survey highlighted the need for Ararat in particular to around Ararat and Great Western. The majority of these enhance the type and location of eateries on offer. have cellar door operations. Strategies identified in Strategies identified in previous studies include: previous studies include: • Encourage and support the establishment of cafés • Undertake a wineries assessment and promote inter and/or restaurants within or adjacent to existing regional relationships to establish a regional marketing townships to support economic activity and access to strategy for the promotion of wine experiences and services in the settlements. product on offer. • Promote consistent opening hours for existing • Promote the establishment of a wineries touring route, businesses, especially during holiday periods and focusing on wineries with cellar door operations and promote the pursuance of quality service across the wine unique to the Ararat region. region to cater for visitors.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 38 Select TOWNSHIPS Tourism Offer The settlement is also uniquely located a similar distance Implications for the Strategy from both Ararat and Stawell, providing the possibility Key factors influencing the SGF Strategy include: Ararat to capture overnight visitors looking for more high end, retreat style accommodation. Ararat has a rich legacy of historic buildings that reflect • Ararat’s proximity to the Grampians National Park has its diverse cultural heritage. It is unique in that the Pomonal is located close to Lake Fyans, providing the resulted in nature-based tourism growing considerably. discovery of gold by Chinese miners in 1857 led to the opportunity to service visitors looking for water based The municipality is in a unique position to capitalise on establishment and growth of the township. The Gum activities, such as boating and fishing, as well as providing its surrounding natural assets. Sam Chinese Heritage Centre, designed in the traditional accommodation for this market. • The municipality has a rich legacy of historic buildings style of southern Chinese architecture, celebrates Ararat’s that reflect its diverse cultural heritage. Ararat is Chinese heritage. Other significant heritage attractions Moyston the only township in Australia to be founded by the include the Langi Morgala Museum, J-Ward Gaol, and art Moyston is also located near the foothills of the Chinese. deco architecture visible on the main shopping strip. Grampians, however less opportunity for tourism growth • There are numerous wineries in the Ararat region Ararat Township is positioned as a gateway to the exists. The more open and less vegetated setting of and wine tourism has been identified as a growing Grampians. The scenic route from Ararat through to the Moyston may be perceived to present a less appealing opportunity. Grampians can be promoted by using better signage and visitor and lifestyle location compared with Pomonal. increasing the visibility from the highway. • Previous assessment of visitor accommodation in the There may be some opportunity to provide region has identified a gap in accommodation options, The township would also benefit from longer stopovers accommodation that caters to the link between Ararat particularly in higher quality establishments and budget by visitors, enabling expenditure to be increased. This can and the Grampians. accommodation providers. be achieved by promoting and enhancing the heritage of the town including the building façades. Investment Lake Bolac • The townships of Ararat, Pomonal, Moyston and in cafés and restaurants can generate longer stopover Lake Bolac have been identified as key settlements to The township of Lake Bolac is advantageously located visitors, providing vistas to the town’s heritage elements. support tourism growth. near the edge of Lake Bolac itself at the intersection There is ample visitor accommodation in Ararat Township of the Glenelg and Pyrenees Highways. This promotes • The forthcoming Destination Management Plan and which experiences relatively low vacancy rates; however visitation during the summer months to undertake water Product Gap Analysis being undertaken by Grampians accommodation stock is largely 3 star motels with based activities and during March for the duck shooting Tourism will provide an opportunity to strategically little provision for other market segments, such as season. However, in times of drought Lake Bolac has address some of the tourism issues and gaps identified backpackers, professionals or high end visitors. suffered reduced visitation due to a lack of water. in the region. There are numerous wineries in the Ararat region. Winery The township also has a golf course, which is beneficial in tourism could be uplifted by promoting the wineries promoting activity based tourism. in the Ararat Township. This can be achieved through The annual Lake Bolac Eel Festival held in late March is a a marketing campaign, advertising in local cafés and community music and arts festival which was inspired by restaurants or by having a cellar door type operation in the fact that Lake Bolac was a traditional gathering place town for particular winery/wineries. for the indigenous population. The festival attracts over 1,000 people and is a significant event on the tourism Pomonal calendar for the region. Pomonal is strategically located at the foothills of the Grampians. It has some high end accommodation, including luxury retreat cottages and villas.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 39 4.7 Critical Considerations Infrastructure Further analysis of the impact of freight on municipal Water Treatment Plant (Potable) roads and the future impact of major road projects, such This section explores current capacity and future Discussions with GWM Water indicate that the Ararat An analysis of supply and demand drivers and as the Western Highway duplication and potential Ararat requirements of infrastructure and services. Information water treatment plant has sufficient capacity to opportunities, as well as future directions for the Bypass should be undertaken in the short to medium has been sourced from discussions with Council staff and accommodate anticipated growth. It is possible to expand municipality, cannot be completed without an term, including an analysis of the benefits that these key utility providers, and supplemented by findings from or upgrade the reticulated water distribution system to assessment of several critical factors which will major road projects will provide to the amenity, livability the Central Highlands Region Infrastructure Study (2013) meet the growth needs when and where required, except influence future growth. These critical considerations and attractiveness of these townships, through the prepared by Paroissien Grant and Associates Pty Ltd (PGA) for commercial or industrial developments involving include infrastructure (including current and expected reduction in heavy vehicle traffic. provision), environmental features or constraints, and the Consulting Engineers and Surveyors as input into the intensive water use. Some upgrading of distribution assessment of hazards and risk. Draft Central Highlands RGP. Active lifestyles should be promoted through continuous mains to increase size may be required depending on streetscape improvements and expansion of the demand. Access and Transport pedestrian and cycle path network. A new study titled Major development to the north and east of Ararat would ‘Ararat On The Move’ is being undertaken by Ararat Rural Transport in the municipality is heavily focused around require a servicing strategy to assess needs, staging and City Council in 2014 to identify further opportunities to the Western Highway and the rail corridor linking Ararat to impacts on the existing network. encourage walking, cycling and sustainable transport metropolitan Melbourne. Rail and road networks service behaviours. both freight and passenger requirements and are crucial Sewerage The Ararat Retail Strategy & Streetscape Report to the local economy. The Mortlake-Ararat Road also Consultation with GWM Water highlighted that the (2007), prepared by Village Well in 2007, highlights the plays an important role as a key north-south transport and sewerage system in Ararat has some capacity issues. importance of creating pedestrian friendly environments tourist route. Previous studies have revealed that some of the to support retail vibrancy and active lifestyles. Ararat is located on the nationally significant Principal sewer trunk mains require augmentation. The ageing Freight Network (both road and rail) which provides wastewater treatment plant will also need upgrades in the Water, energy and utilities important freight access to the Port of Portland, Port of near future. There are no major constraints in servicing Geelong and Port of Melbourne for agricultural produce infill or contiguous residential growth within the R1Z areas Water Supply and other products. As such, Ararat and other small towns except the Green Hill Lake development. The availability of water in Ararat is dependent on rainfall provide a vital role in supporting and servicing these Extension of reticulated sewerage infrastructure to service within the catchment. As such climate change is likely to important freight links. the Green Hill Lake development and any other future remain a key challenge for the municipality. During the Region-wide and inter-regional transport systems residential zones beyond the current R1Z may require recent drought period from 1997 to 2008, Stage 4 water and infrastructure are considered in the Draft Central new enabling infrastructure such as new pump stations restrictions were imposed on the entire service area of Highlands RGP and recently released Victorian Freight and rising mains, duplication of gravity mains or even a GWM Water until 2009. Another similar drought period and Logistics Plan which identifies Ararat as a key location new treatment plant. Indicative costs will depend on the could result in the reintroduction of water restrictions that on the National Land Transport Network. However, location and extent of service required, however this type affect outdoor and recreational use. local transport between townships and internal access of trunk or enabling infrastructure is costly and would opportunities must be addressed at a municipal level. Water security is an important issue for future economic require a substantial number of new lots constructed Urban design and place-based integration of transport growth. Supply restrictions and constraints can have a in order to spread the costs and support development with land use is the role of local government and a critical negative impact on business confidence, commercial viability. facilitator in supporting growth. Consideration must investment and population growth. The sustainable be given to ensuring the efficient movement of freight and safe use of recycled water should continue to Power vehicles and minimising the potential impact of freight be encouraged in line with the recommendations of The Central Highlands Region Infrastructure Study (2013) movements on residential amenity. Council’s Environmental Sustainability Strategy 2010- found that existing electricity infrastructure has sufficient 2020. capacity to accommodate demand generated by new

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 40 urban development in most of the region’s settlements. and liveability. Key assets include: Bushfire environments and agricultural systems, along with Larger settlements generally have greater network potential economic diversification opportunities. Risks The Central Highlands region is characterised by capacity due to the presence of a zone sub-stations and • Native grasslands include an increase in the frequency and severity of significant bushfire hazard areas that intersect with higher voltage feeder lines. natural events, such as bushfires, storms, flooding, and • Extensive water catchments settlements and areas that are experiencing rural drought. The increased risk of bushfire is especially residential and tourism expansion. The Grampians and Gas • National and state parks and state forests, including relevant to the Grampians region and is likely to have surrounding areas have been affected by two major the Grampians, Mount Buangor and Mount Cole implications for the tourism industry and cultural heritage The availability of reliable and cost effective energy is bushfires within the last decade. assets. critical for business, particularly for energy intensive types • Wetlands, rivers and lakes. Regional and localised planning consider bushfire hazard of industry. Economic development may be constrained Nevertheless, climate variation may create opportunities These assets shape the region’s biodiversity and natural in detail, with the assistance of planning tools, such as the by a lack of access to reticulated natural gas, as is the through the diversification of agricultural production and systems by providing important habitat for flora and Bushfire Management Overlay, Regional Bushfire Planning case in some pockets of industrial land within Ararat. the creation of new industries within the region. fauna and must be considered when assessing future Assessments and Bushfire Prone Areas, as well as input Network expansion should be considered in further detail development proposals, particularly in the rural areas. from key stakeholders such as the Country Fire Authority. More information is needed on the likely impacts of in the short to medium term climate change on specific industries across the region Some of the settlements identified for focused growth Natural and Human-Induced Hazards and the opportunities that may arise from these changes. Telecommunications occur in areas with bushfire hazard, for example This will assist with strategic land use planning, including There will be continued demand for urban and rural Pomonal, Moyston Buangor and Ararat. Localised The rollout of the National Broadband Network will consideration of any potential increase in natural hazards residential development in the region, especially in areas planning decisions must consider these hazards in more be important to enhance the connectivity of the to settlements and the future refinement of and planning of high amenity and natural value with good quality detail. region. Land use and infrastructure planning for the for economic development opportunities within the access to metropolitan Melbourne. Balancing these municipality should seek to take advantage of enhanced When addressing bushfire risk, community resilience to region. pressures along with the natural hazards associated with telecommunications. bushfire will be strengthened by: these areas, such as bushfires, flooding and drought, Some agencies, such as the Catchment Management is a key challenge for the municipality and must be Authorities (CMA), are developing climate change Social Infrastructure • Prioritising the protection of human life over other considered through detailed localised planning into the policy considerations when planning to create or adaptation plans and carbon action plans. Social infrastructure planning is important for building future. expand settlement at risk from bushfire strong and healthy communities. The liveability of Ararat Contaminated Land and its small towns is founded in its natural features, Flooding • Applying a precautionary approach to planning and history, streetscape, recreational facilities and health decision making when assessing the risk to life, Contaminated sites may pose immediate or longer-term Some of the townships in the Ararat municipality are services, and it is essential that these are strengthened property and community infrastructure from bushfire risks to human health and the environment, depending particularly susceptible to flood risk (e.g. Hopkins River, and developed to support and encourage growth. on the type and extent of the contamination and the Mt Cole Creek, Mt William Creek, Wimmera River). The • Taking advantage of existing settlement patterns where proposed future use. As the region grows, it will be necessary to make best risks presented to land use from flooding hazards must new development will not expose the community to Little is known about the extent of land contamination use of existing infrastructure capacity and ensure new be considered in strategic and statutory planning decision increased risk from bushfire. within the municipality, although some sites have been infrastructure and services are strategically planned and making. These decisions should be based on the best • Support growth where bushfire risk can be managed identified in the Ararat Township (e.g. the former Prestige developed in a timely manner. quality information on flooding hazards to minimise the and community infrastructure and resilience is Factory), Willaura and Lake Bolac. The potential for risk to life, property, infrastructure and environmental provided. contamination will need to be considered as sites are Environment & Heritage assets. In this regard, accurate flood mapping is critical. developed (either through urban expansion or infill), The municipality and surrounds features rich and diverse There is a need for flood investigation studies to be Climate change particularly for sensitive uses such as residential. environmental, landscape and heritage assets. As undertaken and implemented for key settlements. Climate change and short-term seasonal climate recognised by the Draft Central Highlands RGP, these variability will present risks to the municipality’s natural assets are critical to the region’s economy, attractiveness

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 41 Implications for the Strategy • The rollout of the National Broadband Network will be important to enhance the connectivity of the Key factors influencing the SGF Strategy include: region. Land use and infrastructure planning for the municipality should seek to take advantage of • Urban design and the integration of transport and land enhanced telecommunications. use planning are important roles of local government and are critical to supporting population growth and • Social infrastructure planning is important for building economic investment. strong and healthy communities. As the region grows, it will be necessary to make best use of existing • The creation of pedestrian friendly environments will infrastructure capacity and ensure new infrastructure support retail vibrancy and improve local transport and services are strategically planned and developed options to promote connectedness, accessibility and in a timely manner. support an ageing population. • There will be continued demand for urban and rural • Further analysis of the impact of freight on municipal residential development in the region, in areas of high roads and future impact of major road projects (e.g.. amenity and natural value with good quality access to Ararat Bypass, Western Highway duplication) should be metropolitan Melbourne. Balancing these pressures undertaken in the short to medium term. along with the natural hazards associated with these • Water security is an important issue for future areas, such as bushfires, flooding and drought, is a key economic growth. Water supply constraints can challenge for the municipality. have a negative impact on business confidence, • The potential for contamination will need to be commercial investment and population growth. considered as brownfield sites are developed (either • The Ararat Wastewater Treatment Plant has sufficient through urban expansion or infill), particularly for capacity to accommodate anticipated growth. It sensitive uses such as residential. is possible to expand or upgrade the reticulated water distribution system to meet the growth needs when and where required, except for commercial or industrial developments involving intensive water use.

• The capacity of the existing sewerage infrastructure is not a constraint to future residential growth within currently zoned R1Z areas, with the exception of the recently zoned Green Hill Lake development.

• Extension of sewerage beyond the existing developed area (e.g. to the Green Hill Lake Precinct) may require costly new infrastructure such as new pump stations and rising mains, duplication of gravity mains or even a new treatment plant.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 42 Chapter 5. Sustainable Growth Plan

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 43 5.1 Introduction 5.2 Draft Vision 5.3 Principles

This section outlines a Sustainable Growth Plan for GROWTH FRAMEWORK PRINCIPLES the municipality. It provides a vision and principles for Ararat Rural City will offer a high quality lifestyle growth, strategic directions and proposes a settlement and diverse economy that support long term • Reinforce the primary role of Ararat as the key business, service and hierarchy. sustainable population growth, economic lifestyle and tourism centre for the municipality and the western part prosperity and wellbeing. of the Central Highlands Region.

The outstanding natural, landscape and cultural • Support a cohesive relationship between Ararat and Stawell in the heritage assets on offer, combined with provision of services, housing and employment. excellent education, health and community • Support the sustainable growth and incremental change of small services, will attract specialist workers, retirees, towns and rural settlements. ‘tree changers’, and commuters. • Diversify the local economy, particularly through local industries and Its strategic location on national highway and business. rail freight networks, and gateway role for the Grampians tourism and wine region, will provide • Strengthen liveability and character. a foundation for growth in sectors as diverse as • Protect and enhance environmental and landscape values. agriculture, manufacturing, transport, renewable energy, tourism and accommodation. • Optimise access to existing infrastructure and services.

Ararat will continue to serve as a major regional • Direct settlement growth and development to locations of lower service hub and accommodate the majority of natural hazard risk (i.e. bushfire and flood) and carefully consider development in locations where there is a significant risk that cannot residential and business growth. Lake Bolac and be avoided. Willaura will continue to act as municipal service centres due their existing physical and social • Minimise risks to life, property and built assets. infrastructure, including reticulated sewerage.

Growth will also be encouraged in Moyston, Pomonal and Elmhurst reflecting their proximity to Ararat, natural assets and ability to offer a high quality rural residential lifestyle.

Other settlements in the network will experience organic growth consistent with their environmental capacity and ability to mitigate hazards, including bushfire.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 44 5.4 Directions & Policy Responses NON-RESIDENTIAL • Direct industrial development to areas that have good • Continue to pursue further renewable energy and access to arterial roads to support efficient movement related industry opportunities. and to minimise the potential impact of freight RESIDENTIAL RETAIL • Encourage the sustainable and safe use of recycled vehicles on residential amenity. water. • Support the development of diverse housing types • Reinforce the role of the Ararat Township as the • Discourage the encroachment of sensitive land uses (including 1-2 bedroom dwellings) in close proximity key retail centre of the Rural City and support • Direct residential and non-residential growth to in close proximity to industrial uses particularly where to retail, community infrastructure and public transport consolidation of the retail/commercial core. locations where appropriate transport infrastructure industrial noise, odour, lighting and truck movements nodes. • Encourage the provision of retail development in and services are available. may cause amenity concerns. accordance with adopted settlement Framework • Encourage infill development within township • Consider the transportation needs of an ageing Plans. boundaries identified in adopted Framework Plans. TOURISM population including recognition of the need for • Support residential development in areas serviced by innovative and cost-efficient responses where demand COMMERCIAL • Support the western townships as the gateway to the reticulated water and sewerage. is relatively low. Grampians National Park. • Encourage the establishment of new businesses in a • Encourage the incorporation of universal and • Continue to promote walkability and encourage manner that supports the settlement hierarchy. • Encourage and promote the development of the local environmental sustainable design principles into new tourism sector. active lifestyles through continuous streetscape residential development. • Ensure commercial land supply is sufficient to allow improvements and expansion of the pedestrian and for 15 years of organic growth at the historical growth • Support the development of tourism infrastructure • Continue to apply the Township Zone in smaller cycle path network. scenario as a minimum. and accommodation capable of attracting year round settlements where land use flexibility is desirable and visitation in appropriate locations. projected growth is limited. • Provide commercial land supply in areas surrounding the commercial core of existing town centres and • Strengthen tourism links with adjoining municipalities. RURAL-RESIDENTIAL transport nodes. • Promote the establishment of farmer’s markets and • Plan for rural residential and low density residential the purchasing of local food and other products. INDUSTRIAL development in an integrated manner through settlement planning that takes into account land • Provide industrial and employment opportunities to INFRASTRUCTURE capability, natural assets and hazards, locational support population growth and reduce reliance on • Direct residential and non-residential growth to suitability, existing and likely future land demand/ commuting. settlements serviced by reticulated water and supply and the efficient provision of services and • Reinforce the role of the Ararat Township as the major sewerage. infrastructure. industrial centre of the Rural City given the existing • Ensure that new development in settlements with • Ensure residential growth occurs in areas where it will land supply, proximity to population and commercial reticulated infrastructure constraints does not result not impact on agricultural viability of the land, and centres, and the presence of major industries and in the overburden existing services, or adverse supports the organic growth of Ararat. businesses. environmental impacts. • Encourage the use of land, particularly underutilised • Ensure sufficient industrial land is available for • Advocate for and facilitate the provision of or transitional land, for urban agriculture/ community expansion of agricultural support and value-add infrastructure required to support the development garden projects. industries. of business and industry, including water, telecommunications, energy and waste systems. • Limit the rezoning of additional land to Rural Living • Ensure industrial land supply is sufficient to allow for Zone in the short term, except for the purpose of 15 years of organic growth at the moderate growth • Require new rural residential and low density addressing zone anomalies or township interface scenario as a minimum. residential developments to connect to reticulated issues. sewerage systems.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 45 5.5 Settlement Hierarchy TOWNSHIP ROLE TYPICAL UTILITIES & SERVICES SETTLEMENT The following settlement hierarchy has been prepared to reflect the strategic growth priorities to be applied at a MUNICIPAL CENTRES Utilities: Ararat municipal level to the towns and settlements of the Rural Municipal Centres are the dominant residential, commercial and retail nodes Reticulated Water City of Ararat. within municipalities. They support large and diverse populations, housed in Sewerage a variety of dwelling types including specialist forms. They provide access to The hierarchy has been informed by the Draft Central Electricity Highlands Regional Growth Strategy, which designates all levels of education as well as a range of health, recreational and cultural Gas Ararat as a ‘Regional Centre’ and Willaura and Lake Bolac opportunities. Municipal Centres are connected to all essential utility services and are serviced by public transport, possessing strong relationships with surrounding as important ‘Small Towns’. These two small towns are Services: important from a regional perspective because of the settlements of all types. availability of reticulated sewerage. Post Office, Ambulance, Police Station, CFA, Medical facilities, Local government offices, Accommodation, Primary / secondary / tertiary education

SMALL TOWNS Utilities: Lake Bolac

Small Towns provide access to a limited range essential education and health Reticulated Water Willaura services for a rural hinterland and contain a small retail centre. They may be Sewerage connected to both reticulated water and sewer services and usually have strong Electricity relationships with larger settlements nearby. Services:

Post Office, General Store, CFA, Police Station, Primary School

RURAL VILLAGES Utilities: Buangor

Rural Villages support small populations and provide a focal point for the Electricity Elmhurst surrounding rural community. Access to services such as education and retail are Moyston Reticulated Water (in some cases) available and connections to reticulated water vary. Pomonal

Services:

General Store, CFA, Primary School, Accommodation

RURAL LOCALITY Utilities: Maroona

A Rural Locality comprises a cluster of housing located on smaller than average Electricity Mininera rural sized allotments within non-urban zones. Reticulated water and / or sewer Streatham are generally not available. Limited services are located within the settlement itself Services: Tatyoon ; these may be limited to a pub or small general store. General Store Westmere Wickliffe

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 46 Chapter 6. Ararat in Future

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 47 Ararat

6.1 Introduction 6.2 Existing Infrastructure 6.3 Settlement Role

Ararat is the largest settlement in the Rural City of Ararat, Ararat has been identified as a Municipal Centre. UTILITIES with a population of approximately 7,500. It is located Municipal Centres are the dominant residential, 205km north-west of Melbourne and approximately • Water commercial and retail nodes within municipalities. They 100km from Ballarat. The majority of the municipality’s support large and diverse populations, housed in a variety • Sewerage population resides within Ararat, which acts as the main of dwelling types including specialist forms. They provide residential, service and business centre in the municipality. • Natural Gas access to all levels of education as well as a range of health, recreational and cultural opportunities. Municipal Ararat is located between the Grampians Ranges and the COMMUNITY INFRASTRUCTURE & facilities Centres are connected to all essential utility services Pyrenees Ranges, in close proximity to the Ararat Hills and are serviced by public transport, possessing strong Regional Park, Mt Langi Ghiran and Mt Cole. Ararat provides a full range of regional shopping, health, relationships with surrounding settlements of all types. community, education and recreation facilities. Ararat is well serviced by intercity transport, including train connections to Ballarat, Adelaide and Melbourne and 6.4 Current Strategic Direction coach services to regional towns (Ouyen, Warracknabeal, The Ararat Municipal Strategic Statement (MSS) seeks Stawell, Halls Gap, Horsham, Dimboola, Nhill, Dunkeld to encourage Ararat to develop as the major residential, and Warrnambool). Within Ararat itself, a network of service and business centre in the municipality. three local buses (Ararat West, Ararat South and Ararat North) provides good coverage and regular services Specific strategies include: from Monday through to Saturday. All V/Line and local • Direct new development to growth areas to the north- bus services converge at Ararat Railway Station. This is west and north of the town. an important attribute of Ararat’s role in the settlement hierarchy as a regional/municipal centre. • Provide opportunities for rural living to the east and north of the town. • Provide for a range of residential, commercial, industrial and other land uses that complement the former Aradale site. • Ensure that development around Green Hill Lake is sympathetic to the natural environment.

Furthermore, the MSS seeks to promote and enhance Ararat as a key location for additional manufacturing and industrial establishments.

The existing Ararat Framework Plans (Outer City, and Inner City) are shown on the following pages.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 48 Ararat: Existing Framework Plan (Outer City)

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 49 Ararat: Existing Framework Plan (Inner City)

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 50 Ararat

6.5 Issues, Opportunities & Constraints and rising mains, duplication of gravity mains or even • The future NBN network, along with improvements of land to the north-east (around Flint Hill Reserve) a new treatment plant. Indicative costs will depend on to the surrounding highway and rail infrastructure, is also affected by the draft Bushfire Management The following issues, opportunities and constraints have the location and extent of service required. position Ararat as a potential location for ‘tree-change’ Overlay (BMO). These are areas that have the highest been identified through consultation with the community professionals and small business. bushfire risk and are likely to be particularly exposed • Industrial land is scattered throughout small clusters and key stakeholders, and supplemented by additional to the impact of bushfire. The suitability of new around the town. This fragmentation drives • Opportunity to leverage off existing services and social research. Existing constraints, in particular overlay development in these areas must be fully considered uncertainty over the role and function of each infrastructure (e.g. health, education, recreation) to controls, are illustrated in the existing constraints map that before it proceeds, and appropriate bushfire protection particular industrial area and results in an absence of a attract future growth and employment. follows. measures will be required. clearly defined industrial land hierarchy. • The aspiration for a future bypass of Ararat may drive • Several lots within the township are covered by a ISSUES • Heavy vehicle traffic within Ararat can have a negative greater demand for industrial growth, particularly to Heritage Overlay (HO). The purpose of the HO is to effect the amenity fo the township. the north of the township. • Ararat has difficulty attracting new businesses, conserve and enhance heritage places of natural or particularly larger operations, due to competition from • The existing railway level crossing is located on the • In planning for the highest growth scenario, there are cultural significance. nearby regional centres (i.e. Ballarat, Horsham). major highway, contributing to delays and heavy traffic sufficient conventionalesidential r lots to support in • The Vegetation Protection Overlay (Schedule 1) covers within the township. excess of 25 years of demand, and sufficient supply of • An ageing population and limited migration to the significant areas fo land to the north-west of the rural residential lots to support 17 years of demand. region are driving a shortage of skilled workers. OPPORTUNITIES township, as well as a small portion of land to the east. • The former Prestige Factory, behind the hospital The purpose of VPO1 is to protect areas of significant • It is common for young people to leave Ararat to • The proximity and interdependent relationship provides a possible strategic development site. remnant vegetation. attend university in Ballarat or Melbourne and not between Stawell and Ararat mean that they can However, there may be asbestos decontamination return due to a lack of opportunities for qualified • The Vegetation Protection Overlay (Schedule 2) provide a wide range of services, jobs and housing for issues associated with the site. professionals. applies to some main roads leading into Ararat. The each other. Planning should consider these centres • The former Aradale site provides a significant strategic purpose of VPO2 is to protect areas of significant • Commercial activity in Ararat is relatively low with collectively as a significant focus for population, development opportunity. remnant vegetation located along roadsides. minimal demand for professional services and employment and investment in this sub-region1. commercial land uses. • Opportunity to continue to utilise waste water as a • The Green Hill Lake is covered by an Environmental • It is envisaged that the majority of residential growth resource. Significance Overlay (Schedule 2). The purpose fo • Extensive areas of Ararat (particularly to the south across the municipality will be located in the township ESO2 is to protect watercourses, water-bodies and and west of the town) are bushfire prone and subject of Ararat. There is an abundance of available lots in the • Expansion of freight including a possible new freight wetlands from inappropriate development and to to the Bushfire Management Overlay (BMO). Fire township with the recent rezoning (Amendment C19) centre in close proximity the future Ararat Bypass. ensure that that they are retained as a natural asset. authorities have assessed Ararat as having an ‘extreme’ and infill opportunities. • Opportunity exists to explore the potential for more fire risk. • Some lots within the township (such as the former residential/commercial development around the • The moderate level of growth expected in Ararat prestige factory site) are covered by an Environmental • Climate change remains a key challenge for the railway station. is not likely to have a significant impact on existing Audit Overlay (EAO). The purpose of the EAO is to municipality. The availability of water in Ararat is transport infrastructure and services. It is considered ensure that potentially contaminated land is suitable dependent on rainfall in the catchment. Water security VALUES & CONSTRAINTS that future residential development within Ararat, for a use which could be significantly adversely is an important issue for future economic growth. as well as the smaller towns, will help to optimise There are a number of environmental and heritage affected by any contamination. • The sewerage system in Ararat has some capacity utilisation of existing transport services, providing values and constraints that need to be considered when • A number of areas on the outskirts of the township issues. Previous studies have revealed that some of the opportunities to improve the frequency of services and planning for the future of Ararat. These are illustrated on of Ararat have been identified as ‘Areas of Cultural sewer trunk mains require augmentation. The ageing expansion of routes over time as patronage increases the map on the following page and include: Heritage Sensitivity’. These areas include landforms wastewater treatment plant will also need upgrades and new residential areas are established. Council and waterways/ waterbodies that are regarded as in the near future. These are not major constraints in is to undertake a review of its ‘Disability Access and • Extensive areas to the north-west of Ararat are subject likely to contain sites of Aboriginal cultural heritage enabling infill or contiguous residential growth within Inclusion Plan’ in 2014. to the Wildfire Management Overlay (WMO) and significance. the R1Z areas except the Green Hill Lake development. draft Bushfire Management Overlay (BMO). A portion Extension of sewerage outside this area may require costly new infrastructure such as new pump stations 1 Draft Central Highlands Regional Growth Plan, 2013

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 51 Ararat: Values & Constraints Map

LEGEND

Watercourses

E

N

A

L Waterbodies

Y

R

E Contours T ANN E YS M LANE E C Planning Scheme Overlays

Draft Bushfire Management Overlay Heritage Overlay Abattoir WAY Vegetation Protection Overlay NOT IGH T T ROAD S H E EE N W L RE Wildfire Management Overlay A Y RE P A

M T R

B S R

E Environmental Significance OverlayA R Y T A DGE T D Environmental Audit Overlay I S E T N T E EE ERI R R TR R V T S E S S O E E ET T L AV A B E E L E GR Other Values/ Constraints D E B HAR R P

T M A S C Prison Areas of Cultural Heritage Sensitivity Hospital N Aradale/ Aradale Golf E

E Course ET U RE D Alexandra T Q S A O Gardens Park AN GR RO

E G Town H R IG Hall H STRE O ET

E Green Hill Lake B G ARKLY STREET M

T A

T T R E E E E G E A T R RE R R E T T T E S E S S T R S T S N S E T O DE R T C D E N U N I E E A R R T O C M Reservoir P IN G V

D A O R L IL H DIC S KINS ON R M OAD A H W G ES N T I Ararat ER L N L Racecourse E BR HI B ITTAN G IA MIN H E ROA WA D Y

Water Treatment Plant Renewable Energy Park

D

A

O R

N I K T G A ORRIN CATTLE Y Aerodrome Y A R

R A DO W BIE ROAD

N 0 1 2

Ararat Sustainable Growth Future Strategykilometres | FINAL REPORT: FEBRUARY 2014 52 Ararat

6.6 Future Growth Recommendations Township Residential Hill Road) from Farming Zone to Rural Living Zone (or • Encourage the relocation and consolidation of existing to Residential 1 Zone if sewerage is available). industrial uses within Ararat to the area identified for This section provides recommendations for how to • Encourage residential consolidation within and in future Industrial 1 rezoning to the south-east. manage, support and encourage sustainable growth in close proximity to the retail/commercial core (as • Rezone the portion of land between Aradale Golf the Ararat Township. Some of these recommendations identified on the Framework Plan), hospital and anchor Course and Green Hill Lake (between Warrak Road • Ensure suitable buffers are provided around the are strategic, for example the need for future retailers. and McLellan Street) to Rural Living Zone in the short abattoir and other industrial land uses to protect their investigations or other advocacy work, and others to medium term. ongoing operations, and manage potential land use • Seek to diversify the range of housing choices are more applied, for example recommending the conflict. available in Ararat through the provision of medium • Ensure that residential development around Green Hill rezoning of a particular area of land. Where possible, density and affordable housing opportunities. Lake is sympathetic to the natural environment. • Investigate industrial growth to the north (in close recommendations are illustrated spatially on the • Investigate the application of the Neighbourhood proximity to the Western Highway Ararat Bypass and Proposed Framework Plans on pages 55 & 56. bulky goods Residential Zone to areas with strong neighbourhood Pyrenees Highway) in the longer term, following take-up of existing industrial land in Ararat. The exact character values that are not within the Heritage • Locate large format retailing to the east of the Township Boundary location of future industrial land will be subject to the Overlay. township, outside of the retail/commercial core. • Define a township boundary for Ararat that reflects the final alignment of the Western Highway Ararat Bypass • Investigate the application of the Neighbourhood • Rezone the existing Commercial 1 Zone (Business 2 current extent of the township and allows for future and a land suitability assessment. Residential Zone to areas with environmental Zone) situated along the Western Highway and Barkly growth as identified by the Ararat Sustainable Growth • Continue to pursue further renewable energy and significance, particularly to the west of Ararat. Street (to the east of Princes Street) to Commercial Future Strategy (2013). related industry opportunities. 2 Zone; taking into account considerations such as Rural Residential adjoining sensitive land uses and heritage buildings. RETAIL/COMMERCIAL CORE tourism • Focus small scale retail/commercial activity to the • Provide further rural residential opportunities to the • Rezone the small triangle of Residential 1 zoned land • Encourage and promote the development of the local west of the township along Barkly Street (between north and north-west of the township in the long bounded by Baird and Wilson Street to Commercial tourism sector, supporting Ararat’s position as a key Vincent Street and View Point Road), to strengthen term, subject to the final alignment of the Western 2 Zone, to provide further opportunity for large location on the route to the Grampians National Park the retail/commercial core and support future growth Highway Ararat Bypass. Residential development format retailing on the periphery of the town centre; and the Pyrenees Ranges. opportunities. should only proceed once the route of the bypass taking into account considerations such as adjoining has been determined, and suitable suitable buffers sensitive land uses and heritage buildings. • Promote the establishment of farmer’s markets and • Encourage redevelopment and occupancy of should be provided to minimise the impact of the purchasing of local food and other products. shop-front and shop-top uses within the existing the bypass on residents. The suitability of new Industrial Commercial 1 Zone (Business 1 Zone), particularly residential development in these areas must be fully • Allow for accommodation businesses to be between Vincent Street and View Point Road. considered before any rezoning proceeds, including • Ensure that a sufficient supply of large industrial developed within, or close to, the retail/commercial development sites remains available in order to core. Existing buildings such as the former Nectar • Encourage future small scale retail/commercial activity an assessment of environmental assets and hazards; attract prospective large businesses to the area in the Ambrosio restaurant (157 Barkly Street) and the B1Z to locate within the retail/commercial core focus area, mainly native vegetation, cultural heritage, topography, medium to long term. along the Western Highway east of the town centre in close proximity to anchor retailers. flood, and bushfire risk. Future development should could provide appropriate locations for a budget be directed outside the Bushfire Management Overlay • Concentrate industrial growth to the south-east of the • Investigate the potential opportunity to provide more accommodation provider. (BMO) area in the first instance. town centre, between the railway line and Jacksons residential/commercial development around the Creek Road/ Gordon Street. Consider rezoning railway station. • Ensure rural residential growth occurs in areas • Seek to strengthen tourism links with adjoining where it will not impact on the viability of productive existing Farming Zoned land to Industrial 1 Zone in the municipalities. short to medium term. Ensure appropriate access is agricultural land, and minimises potential land use • Continue to undertake measures to actively promote provided to the arterial road network prior to rezoning, conflict. tourism in Ararat following construction of the including undertaking a review of the capacity of Western Highway Bypass. • Rezone parcels of land located to the south-west of Gordon Street. the township (along Vincent Street and Bellinghams

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 53 Ararat

COMMUNITY Infrastructure & FACILITIES Streetscape & environment

• Ensure the future growth of Ararat makes best use of • Recognise and promote the significance of the Ararat existing infrastructure assets, services and facilities. Hills, as identified in theSouth West Victoria Landscape Assessment Study (2013). • Continue to support and enhance existing community facilities and community groups, clubs and • Continue to enhance and soften the visual appearance associations as key assets of Ararat. of the township through streetscape greening initiatives, particularly within the retail/commercial • Improve commuter facilities at the railway station core. (e.g. long-term secure car parking, bicycle parking, refreshment and retail opportunities). • Ensure all streetscape works take into consideration the safety and efficiency of roads and intersections, • Advocate for improved coverage and frequency of including maintenance of sight lines. accessible intercity transport services to Ballarat and Melbourne as patronage increases over time. • Continue to promote and preserve key environmental assets within and surrounding the township including • Advocate for improved frequency of local bus services the Ararat Hills, Green Hill Lake, Flint Hill Reserve and and the expansion of routes (particularly to the east) as Cemetery Creek. new residential areas are established. • Enhance entrances into Ararat and improve wayfinding • Support the development of facilities and services that within the township. allow for ageing in place. • Create a vibrant, interesting and safe street • Identify appropriate locations for the establishment environment that encourages people to visit the of ‘community hubs’ within Ararat to encourage the township and stay for longer. co-location and consolidation of existing stand alone community services and facilities. • Encourage the use of land, particularly underutilised or transitional land, for urban agriculture/ community Recreation & LEISURE garden projects.

• Continue to recognise Alexandra Gardens Park and • Rezone the small triangle portion of land adjoining the Alexandra Oval as a key recreational asset for the railway line (currently used as a roundabout) to Road township. Zone - Category 1 to better reflect the use and intent of the land. • Create a high quality, connected, accessible shared path network to attract people of all ages to walk and HERITAGE cycle as a healthier alternative to car travel. • Continue to support and protect sites of Aboriginal, • Improve bicycle infrastructure and amenities including Chinese and European cultural heritage significance. the provision of on-road bicycle lanes, bicycle racks, storage lockers and change/shower facilities at key locations such as the railway station.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 54 LEGEND

Township Boundary (Outer) Railway Potential Western Highway Ararat Ararat: Proposed Framework Plan (Outer City) Bypass (indicative alignment only) Watercourses LEGEND Waterbodies Township Boundary (Outer) Public Open Space/ Recreation Railway Conservation Areas Potential Western Highway Ararat W

A R BypassCommunity (indicative Uses alignment only) R A Y A Watercourses D Special Uses I N

R O Waterbodies A Retail/ Commercial Core D PublicBulky Open Goods Space/ Recreation Conservation Areas

E Mixed Use

N W

A A

L R Community Uses R Y PYRENEES HIGHWAY A Township Residential R A Y NN E YS LA A N T E D Special Uses E I N M Rural Residential (1ha min lot size) R E O

C A Retail/ Commercial Core D Rural Residential (2ha min lot size) Bulky Goods NOTT ROAD Industrial E Mixed Use

N

L A L Abattoir A M Y PYRENEES HIGHWAY TownshipFarming Residential B A R N E E NYS LA R NE T

E T T M RuralArea Residential to be rezoned (1ha min to lotCommercial size) 2 E T S E EE E C T R TR R T S S Zone in the short term E S E T AV ET L E Rural Residential (2ha min lot size) E L GR E E R B HA NO R TT RO P Area to be rezoned to Road Zone - T AD M S A Industrial C Prison Hospital N Category 1 in the short term L E A Aradale/ Aradale Golf Abattoir E T M E Farming U E D Course AlexandraB TR E Q S A O Area to be rezoned to Rural Living in GardensR Park N Ararat RA T G RO Station T Area to be rezoned to Commercial 2 S E ET the short/ medium term E E E T R R R ST G T S Zone in the short term E Town S E T V R H A ET IG L E Hall H ST E L R O RE G ET E E AR Area to be be considered for rezoning E B H Green Hill Lake R P G Area to be rezoned to Road Zone - T M S A C Prison to Industrial in the short/ medium term Hospital N Category 1 in the short term E Aradale/ Aradale Golf E ET U E D Alexandra TR Course Residential investigation area (long Q S TA Area to be rezoned to Rural Living in E Gardens Park NO Ararat RA E G R RO Station term) T the short/ medium term

E S T G Town R HI N Hall GH ST O R E EET AreaRural to be Living be considered investigation for rezoning area (long C E Green Hill Lake Reservoir GORDON STREET IN G V to Industrialterm) in the short/ medium term

D A O Residential investigation area (long R T Industrial investigation area (long L E E IL R term) H T term) S S M T A N H E Rural Living investigation area (long C Reservoir GORDON STREET G N N I I V term) L L D W E A Ararat E N B S O T 0 1 2 R Racecourse ER JACKSONS CREEK RD Industrial investigation area (long L N L H I IG H H term) S WA M Y A kms H Water G I N Treatment Plant L L W E Ararat E N B ST Renewable Racecourse ER 0 1 2 JACKSONS CREEK RD Energy Park N HI GH WA Y kms Water Treatment Plant

Renewable Aerodrome Energy Park

Aerodrome

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 55 E S ST D N O N

K E S L S T E E A N T D G U S T E S T E D S S O N T D S O M LEGEND N T U N K S N S W E K R EG P S T L S H A E A N NT S Railway T E D G LE S T U Y Ararat:R Proposed FrameworkUE M C N PlanA N ST (Inner City)T D G U E I L T O S A L S S T Y T Public Open Space/ Recreation T N A T E M LEGEND H T UM Community Uses S E S T LEGEND U W A S R U W G PR V M G HP F AY S T A Q N H RailwaySpecial Use A A U N Y Railway R M C T U B Y R NM T H ECI LN O A S A LE SI L S O S A TL S S Y T S I Retail/ Commercial Core T T Public Open Space/ Recreation T PYRENEESY R HIGHWAY Public Open Space/ Recreation T N A D A N A T E H B T E S H Hospital CommunityRetail/ Commercial Uses Core Focus Area S E T Community Uses S W E I LS

A A O N U S U T V M V M F AYF AY S T S T Bulky Goods Q Special Use Q Special Use A A B B H H G I RD A A L E S T Mixed Use S I S TO N PYRENEESPYRENEESR HIGHWAYI R HIGHWAY Retail/Retail/ Commercial Commercial Core Core E S T S A A D D L Aradale/ B Kokoda Alexandra GardensB HospitalHospital L S S Retail/Retail/Township Commercial Commercial Residential Core Core Focus Focus Area Area W I LSW I LSE Park T T Aradale Golf Park O BN OSNT S T P Course BulkyRural Goods Residential (1ha min lot size) M S T Bulky Goods A O G G I R C N I RD L D L E T A Mixed Use E S TOS TO N T G R MixedIndustrial Use N E E S T S S S T K OL Aradale/ L L FO E D KokodaKokoda Aradale/ Township Residential AlexandraAlexandra Gardens Gardens L E S T Aradale Golf TownshipFarming Residential E B ParkPark Aradale Golf Park B P Course Park P Course Rural Residential (1ha min lot size) M Ararat Station TS T RuralArea Residential to be rezoned (1ha to min Commercial lot size) 2 M A OS A C AON Zone in the short term C ARN Industrial G RG Industrial K K O FO Area to be rezoned to Road Zone - V O F E D Farming Town O E D S T Farming I W E S T E R N H S I GT H W AY Category 1 in the short term E Hall W Ararat Station Area to be rezoned to Commercial 2 Ararat Station AreaArea to tobe be rezoned be considered to Commercial for rezoning 2 P Zone in the short term Zone in the short term M C L O B T to Industrial in the short/ medium term A R K L T Y S I S Area to be rezoned to Road Zone - V T S

N Area to be rezoned to Road Zone - V Town I W E S T E R N H I G H W AY G Category 1 in the short term T E Town S I W E S T E R N H I G H W AY S Hall W Category 1 in the short term E N E Hall I W C Area to be be considered for rezoning T P K Marian M C N Area to be be considered for rezoningL P O E B T I to Industrial in the short/ medium term LA N A R K L College T M C L Y S T T R O I S T S to Industrial in the short/ medium term B E T N K A R R K L A Y S P I S M M S T G T O

N O S RE S T S T N T E T T G I S S S S S C T E N K I AraratMarian T N N E T C I E I T A N R U K S

B L N MarianCollege D D PS R T E L N R K E E L S I O N T N R A E U MA L MCollegeO P T E T O R R K E B A O R S T T T T A P M M O L D G S O M S R E R S E C E N S A T H T T T R I Ararat T L L D N E T R SA I S M S R S U O

B N D T R R D M E AraratPS T A N E C L E L S T G G I O I T N M B E U E R U B O S R PYRENEES HIGHWAY N B T P N Y D T D E S PS R T B A O G Y L T L L S O E T N S E L U U D G T S M A R E E S C N T B A A O H S R R I D L L D T L R A M D G O M E R E O E E C N T A R A T H T M R IL E N C L D M G I G R R A B E B M PYRENEESS HIGHWAY O N R S P O T Y F T FL A S T G R Y L S T T E R M C TE A T L L E Y S G I S T G M T U B E S E B O R A S PYRENEES HIGHWAY N P Y T A T S S T R Y L T D G T E S U O E S LM E A S T T T A S N R DR T S P S O F F E L E S A T R TE Quality T T L Y S L T N T T S E R Park A S

FL A F S TTE T R L L LM Y S T E T A A P LM Quality A Park P Quality Park

E L IZ A B E T H S T

E L IZ A B E T N H S T 0 250 500 U N E L IZ N A B E T A H S T M E N metres D 0 250 500 U N N A M E N metres D Ararat Sustainable0 Growth Future Strategy250 | FINAL REPORT: FEBRUARY500 2014 U N 56 N A M E metres D Chapter 7. Small Towns Strategy

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 57 Small Towns Strategy

Introduction The issues, opportunities and constraints described for each of the six key towns have been identified through Smaller townships and localities play an important role in consultation with the community and key stakeholders, supporting housing, local employment, service provision and supplemented by additional research. and education. This section outlines strategic directions for six small towns, based on capturing the different The purpose of the future growth strategy for each geographical locations and functions of the municipality. township is to provide direction and recommendations These are as follows: for Council’s Municipal Strategic Statement (MSS). As discussed earlier, some of these recommendations are • Lake Bolac; strategic and others are more applied. Where possible, • Willaura; recommendations are illustrated spatially on the township Framework Plans. • Pomonal; • Moyston; • Elmhurst; and • Buangor.

Council and State Government currently support these townships through the provision of infrastructure and community facilities. This is essential to the liveability and attractiveness of the municipality and to support agriculture, tourism and population growth which are important economic drivers. The strategy seeks to provide, support and strengthen these township based on their capacity and role.

Due to their geographical similarities the townships have been paired for the purpose of this strategy. Willaura and Lake Bolac represent the ‘Southern Agricultural Towns’, Pomonal and Moyston the ‘Grampians Settlements’, and Elmhurst and Buangor the ‘Eastern Ridges’. All of these towns have primary schools and social infrastructure to support a range of activities (e.g.. sporting clubs, community groups, health services).

The study area also encompasses the smaller rural settlements of Wickliffe, Streatham, Mininera, Westmere, Tatyoon, Moroona, Middle Creek, Warrak and Mount Cole; however detailed analysis of these rural settlements has not been a task of the SGF Strategy. These smaller rural settlements are supported by Council through community action planning.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 58 Lake Bolac

Introduction Existing Infrastructure Health

Lake Bolac is located approximately 50km south of UTILITIES • Bush Nursing Centre Ararat, at the intersection of the Glenelg Highway and • Visiting doctors and specialist health services available the Mortlake-Ararat Road. The township has a strong • Water and Sewerage geographic prominence within the region, situated Transport between the key regional centre of Ballarat (100kms) and COMMUNITY INFRASTRUCTURE & facilities the regional towns of Ararat (50kms), Hamilton (80kms) • Coach service from Lake Bolac to Ararat and Warrnambool (100kms). Open Space & Recreation 4 times per week • Twice daily coach service from Mount Gambier to The township is surrounded by highly productive versatile • Sporting Complex including a football oval, clubhouse, Ballarat/ Melbourne (via Lake Bolac) 13 times per week cropping and grazing land. Agriculture (particularly broad tennis/netball and squash courts, cricket nets acre cropping and grazing) forms the basis of the local • Lions Park & Picnic Shelter • Community owned 24 seat bus economy and is the traditional occupation of settlers • Golf Course • RV Friendly facilities to the area. Lake Bolac has been identified as growing • Outdoor Swimming Pool agricultural services hub and plays an important service Emergency Services role to surrounding smaller townships and agricultural • Bowling Club • CFA areas. Other key industries include education, health, and • BBQ facilities at the Lake tourism services. • Anglers Jetty • Police Station

The Mortlake-Ararat Road runs north-south through the • Children’s Playground township, providing a vital freight transport corridor. This • Numerous sporting clubs and associations including Settlement Role route provides a major transport corridor for all hay, golf, bowls, squash, swimming, football, netball, Lake Bolac has been identified as a Small Town. Small fodder and feed grains from the Wimmera to the dairy cricket and tennis Towns provide access to a limited range essential farmers in the south, and to the southern ports. It also Community education and health services for a rural hinterland and provides an important tourist route. Maintenance of this contain a small retail centre. They may be connected road corridor is critical to regional linkages and economic • Memorial Hall to both reticulated water and sewer services and usually development. Given the significance of this route, the • Information & Business Centre have strong relationships with larger settlements nearby. crossroads intersection provides a major economic driver • Community Bank of commercial businesses in the township. Current Strategic Direction • Post Office Lake Bolac has recently been connected to the sewerage • Library At present, the Ararat Municipal Strategic Statement (MSS) network; one of two small towns in the municipality to • Music & Drama Society seeks to encourage Lake Bolac to develop as a service establish a sewerage connection. centre, a lake-side settlement and focus for recreation • Scout Hall The township is advantageously located near the edge opportunities. • Uniting Church & Hall, Catholic Church, Anglican of Lake Bolac itself. This promotes visitation during the Church Specific strategies include: summer months for camping and water based activities • General Store & Service Station such as swimming, fishing and boating, and during March • Encourage additional rural residential development for the duck shooting season. In times of drought Lake • Lake Bolac Hotel along the Lake, unless reticulated sewer is provided Bolac has suffered reduced visitation due to a lack of • Numerous other businesses and development should then mainly comprise urban water in the lake. However, strong rainfall in the past 12 infill. Education months has filled the lake and provided an economic and • Enhance the visual appearance of the Lake Bolac tourism boost to the town. The lake contains a viable eel • Lake Bolac College (P-12) township, particularly along the Mortlake-Ararat Road fishery which has been run successfully for many years. • Lake Bolac & District Kindergarten and the Glenelg Highway. A Caravan Park is located close to the Lake and other • Childcare • Encourage the development of a management plan accommodation options (e.g. motel, B&Bs) are provided for Lake Bolac and the foreshore. in and around the town. The existing Framework Plan for Lake Bolac is shown on the following page.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 59 Lake Bolac: Existing Framework Plan

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 60 Lake Bolac

Issues, Opportunities & Constraints ISSUES OPPORTUNITIES VALUES & CONSTRAINTS

The following issues, opportunities and constraints have • A history of drought has affected water levels in the • Lake Bolac will continue to provide an important There are a number of environmental and heritage been identified through consultation with the community lake, most notably in 1842 and 2009-11. The town is service centre for surrounding smaller townships and values and constraints that need to be considered when and key stakeholders, and supplemented by additional heavily impacted when the lake is at very low water agricultural areas. planning for the future of Lake Bolac. These are illustrated research, analysis and site visits. levels, and while the impact is generally only short on the map on the following page and include: • Located approximately 50km south of Ararat on term, it can be severe. the Glenelg Highway, halfway between Ballarat and • The Environmental Significance Overlay (Schedule • Poor visual and physical connections between the Hamilton, the town receives high levels of through 2) and the Vegetation Protection Overlay (Schedule town and the lake, particularly from the Glenelg traffic. 1) apply to areas to the north-west of the township Highway. • The lake serves as an important resource for the covering the nearby salt lakes and surrounds. The • Farming population is decreasing due to the expansion town and popular location for camping, fishing and purpose of ESO2 is to protect watercourses, water- of agricultural technology and consolidation of farms, boating. Furthermore, it is a key recreational asset for bodies and wetlands from inappropriate development with many people relocating to larger centres such as the region and a focus for community events such as and to ensure that that they are retained as a natural Hamilton and Ballarat. the annual eel festival in April and the Easter Yachting asset. The VPO1 seeks to protect areas of significant Regatta. remnant vegetation. • It is common young people to leave Lake Bolac to attend university in Ballarat or Melbourne and not • Tourism opportunities associated with Lake Bolac’s • Some lots to the north of the township are covered by return due to a lack of opportunities for employment. prominence on the key tourist route. an Environmental Audit Overlay (EAO). The purpose of the EAO is to ensure that potentially contaminated • The growth of Lake Bolac has been hindered in the • Due to the ageing population of the region there is land is suitable for a use which could be significantly past by the absence of reticulated sewerage. a significant demand for aged care facilities. Lake adversely affected by any contamination. Bolac’s good infrastructure and scenic location next • Community perception that the extent of sewerage to the lake may provide an opportunity to expand the • A number of areas within and surrounding the infrastructure provision in Lake Bolac is limited. existing aged care facility (Bush Nursing Centre) in the township of Lake Bolac have been identified as ‘Areas • There is currently no aged care accommodation town. of Cultural Heritage Sensitivity’. These areas include provided in Lake Bolac due to a lack of population at landforms and waterways/ waterbodies that are • Opportunity to improve pedestrian and cycling present to support accommodation. The Lake Bolac regarded as likely to contain sites of Aboriginal cultural connections within the township particularly to key Development Association is currently investigating a heritage significance. points of interest. feasibility study. • Opportunity exists to support the further growth and • The presence of blue-green algae is already an issue development of industry to the north of the township. for the lake and may be exacerbated by human • New sewerage mains have the capacity to support activity. Future residential development will need to infill development within the township. With the observe the highest environmental standards. sewerage technology used in Lake Bolac, extensions to the network are easier and cheaper for developers to construct.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 61 Lake Bolac: Values & Constraints Map

LEGEND

Waterbodies

Contours

D Planning Scheme Overlays

R

S

R

E Environmental Signifiance Overlay

T

S

A

M Vegetation Protection Overlay

C M Environmental Audit Overlay

G RAHA M RD Other Values/ Constraints Areas of Cultural Heritage Sensitivity

GLENELG HWY

WY GLENELG H

LEA CH RD D

R

Y

A

R

R

U

M

Oval

MORTLAKE-ARARAT ROAD

Lake Bolac

N 0 0.5 1

Ararat Sustainable Growth Future Strategykms | FINAL REPORT: FEBRUARY 2014 62 Lake Bolac

Future Growth Recommendations Township growth RURAL Industrial • Rezone the existing lots located between Mortlake- Ararat Road and Lake Bolac College from Township This section provides recommendations for how to • Define a township boundary for Lake Bolac that • Support the ongoing growth and development of rural Zone to Public Use Zone (Education) to better reflect manage, support and encourage sustainable growth reflects the current extent of the township, and allows industry to the north of the township. the existing use and intent of the land. in Lake Bolac. Some of these recommendations are for sustainable growth as identified by the Ararat • Rezone the existing Township Zone and Farming strategic, for example the need for future investigations Sustainable Growth Future Strategy (2013). Zone to the north-east of the township to Industrial Recreation & Leisure or other advocacy work, and others are more applied, for 3 Zone to better reflect its existing industrial use and example recommending the rezoning of a particular area TOWN CENTRE CORE • Continue to recognise and promote Lake Bolac as subdivision pattern. The purpose of the Industrial 3 of land. Where possible, recommendations are illustrated a key recreational asset of the township and wider • Concentrate future retail/commercial activity within Zone is to provide for industries and associated uses spatially on the Proposed Framework Plan on page 65. region. the Town Centre Core, in close proximity to existing that uses do not affect the safety and amenity of retail/commercial activity. adjacent, more sensitive land uses. • Develop a Management Plan for Lake Bolac and the foreshore. • Encourage a wider range of businesses, services and • Ensure a suitable buffer distance is provided between activities to locate within the township of Lake Bolac. industrial and residential land uses, and utilise • Improve pedestrian and cycling connections within landscaping to screen industrial uses. the township, particularly linking to key points of Township Residential interest such as the school, lake and sporting complex. COMMUNITY Infrastructure & FACILITIES • Support residential uses in close proximity to the town • Support the development of a pedestrian/cycle trail centre and existing community infrastructure and • Ensure the future growth of Lake Bolac makes best encompassing the perimeter of the Lake. services. use of existing infrastructure assets, services and • Rezone the parcel of land containing the tennis courts facilities. from Township Zone to Public Park & Recreation Zone Rural Residential • Continue to support and enhance existing community to better reflect the existing use and intent of the land. • Investigate potential to provide rural residential facilities and various community groups, clubs and opportunities around the Lake (to the east and south associations as a key asset of the township. Streetscape & Environment of the township boundary), with a minimum lot • Enhance and soften the visual appearance of the size of 1 hectare. The suitability of new residential • Advocate for improved frequency of accessible Lake Bolac township through streetscape greening development in these areas must be fully considered transport services to Ararat, Ballarat and Melbourne, initiatives, particularly along the Mortlake-Ararat Road before any rezoning proceeds, including connection particularly for the elderly and youth of the and the Glenelg Highway. to reticulated sewerage and assessment of community. environmental assets and hazards; mainly native • Support the development of facilities and services that • Ensure all streetscape works take into consideration vegetation, cultural heritage, topography, flood, and allow for ageing in place. the safety and efficiency of roads and intersections, bushfire risk. including maintenance of sight lines. • Work closely with Government and other service • Ensure rural residential growth occurs in areas providers (e.g. Bush Nursing Centres) to promote and • Advocate to VicRoads to review and upgrade the where it will not impact on the viability of productive develop opportunities for improvement e.g. provision crossroad intersection design and improve the agricultural land, minimises potential land use conflict, of a community bus service, shared partnership associated footpath network. and does not compromise the water quality of Lake development around home and community care • Rezone the existing Public Park & Recreation zoned Bolac. (HACC) services, and nursing infrastructure. land located to the north of the township to Public • Support the expansion of the sewerage network to Conservation & Resource Zone to protect and service the industrial estate and existing dwellings preserve the natural environment and restrict any around the foreshore of the lake. commercial development in the area.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 63 • Encourage the use of land, particularly underutilised or transitional land, for urban agriculture/ community garden projects.

• Investigate the feasibility of undergrounding powerlines to improve the appearance of the streetscape.

• Ensure signage and advertising does not dominate the streetscape environment.

Tourism

• Encourage and promote the development of the local tourism sector. • Investigate opportunities for further visitor focused development (accommodation and retail) based on the attractive setting of Lake Bolac and recent rise in visitation numbers to the area. • Promote the establishment of farmer’s markets and the purchasing of local food and other products. heritage

• Continue to protect sites of Aboriginal cultural heritage significance such as the Lake Bolac stone arrangement. • Continue to recognise and protect sites of local heritage significance. • Undertake a heritage study to highlight local heritage assets in Lake Bolac.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 64 Lake Bolac: Proposed Framework Plan LEGEND LEGEND LEGEND Township Boundary Township Boundary Waterbodies Township Boundary Waterbodies Township Entry Point TownshipWaterbodies Entry Point D Aboriginal Cultural Heritage Site

R Township Entry Point D S Aboriginal Cultural Heritage Site

R R Public Open Space/ Recreation E S

T D R Aboriginal Cultural Heritage Site S Public Open Space/ Recreation E R A Community Uses T

S M S R A C CommunityPublic Open Uses Space/ Recreation E M M Township Residential T C

S M Township Residential A Community Uses Town Centre Core M C Town Centre Core M G RAHA Township Residential M RD Farming G RAHA Salt Lakes M RD Farming Salt Lakes Town Centre Core Area to be rezoned to Industrial 3 Zone in the short term G Area to be rezoned to Industrial 3 RAHA M RD ZoneFarming in the short term Industrial Salt Lakes Industrial Estate Area to be rezoned to Public Park & Estate AreaArea to beto rezonedbe rezoned to Public to Industrial Park & 3 Recreation in the short term RecreationZone in thein the short short term term Industrial Area to be rezoned to Public Use Estate AreaArea to beto rezonedbe rezoned to Public to Public Use Park & Zone (Education) in the short term Zone (Education) in the short term Recreation in the short term Rural Living investigation area (long RuralArea Living to be investigation rezoned to area Public (long Use term) term)Zone (Education) in the short term GLENELG HWY GLENELG HWY Rural Living investigation area (long WY term) GLENELG H WY GLENELG H GLENELG HWY Lake Bolac MORTLAKE-ARARAT ROAD Lake Bolac LEA Golf Course MORTLAKE-ARARAT ROAD CH RD LE Golf Course D WY AC R GLENELG H H RD D Y

R A

R Y

R A

U R

Lake Bolac M R MORTLAKE-ARARAT ROAD U L Golf Course Waste M EAC Kindergarten H RD water site Tennis Oval Waste D Kindergarten Courts R water site Tennis Oval Y Courts Lake A R Bolac R Lake College U Bolac M College Caravan Waste Kindergarten water site Tennis CaravanOval Park Courts Park Lake Bolac College

Caravan Park Lake Bolac Lake Bolac

Lake Bolac

N 0 0.5 1 N 0 0.5 1 kms Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 65 kms

N 0 0.5 1

kms Willaura

Introduction Existing Infrastructure Health Willaura is located approximately 35km south-west of UTILITIES • Parkland House Retirement Hostel Ararat, on the south-eastern edge of the Grampians • Nursing Home Ranges. Willaura plays an important service role to the • Willaura has a reticulated sewerage system, and surrounding smaller townships and agricultural areas. The its water supply is piped from the Grampians and • Maternal and Child Health Centre township is particularly celebrated for its heritage values. managed by Grampians Wimmera Mallee Water. • Medical Clinic Willaura is a key service centre for the local community Transport and surrounding rural hinterland. As such, a range of COMMUNITY INFRASTRUCTURE & facilities services are centred in the town including shops and local • Coach service from Ararat to Lake Bola (via Willaura) businesses, rural, building and farming supplies, a grain Open Space & Recreation 4 times per week storage facility and a community bank. • Recreation Reserve • Community Bus Willaura has good access to community facilities and • Tennis Courts Emergency Services services such as community halls, health care, child care • Bowls Club and family services, aged care facilities and churches. • CFA • Heated Outdoor Swimming Pool • Police Station The township has various sporting and recreational • Children’s Playground facilities including the recreation reserve, tennis courts, • Walking track around the Hospital and Vicarage bowls club, heated outdoor swimming pool and Swamp Settlement Role playgrounds. • Numerous sporting clubs and associations including Willaura has been identified as a Small Town. Small Towns The town is supported by the local farming industry, football, netball, bowls, golf, tennis and cricket provide access to a limited range essential education and which is mainly involved in wool and cropping. Community health services for a rural hinterland and contain a small retail centre. They may be connected to both reticulated • Memorial Hall water and sewer services and usually have strong • Scout Hall relationships with larger settlements nearby. • Library Service • Churches Current Strategic Direction • Community Bank (joint with Lake Bolac) At present, the Ararat Municipal Strategic Statement (MSS) • Neighbourhood House seeks to encourage Willaura to develop as a key service • Bakery centre for the local community and surrounding rural hinterland. • Hardware Store Specific strategies include: Education

• Primary School • Encourage a more diverse range of housing choices including low residential development in close • Kindergarten proximity to the services in the town. • Child Care and Family Services • Encourage new settlement in Willaura to maximise the use of existing infrastructure.

The existing Framework Plan for Willaura is shown on the following page.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 66 Willaura: Existing Framework Plan

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 67 Willaura

Issues, Opportunities & Constraints ISSUES OPPORTUNITIES VALUES & CONSTRAINTS

The following issues, opportunities and constraints have • Small, decreasing population evidenced by number of • Existing infrastructure and services are capable of There are a number of environmental and heritage been identified through consultation with the community vacant houses/ lots throughout the township. sustaining an increase in population. values and constraints that need to be considered when and key stakeholders, and supplemented by additional planning for the future of Willaura. These are illustrated on • Farming population is decreasing due to consolidation • Improved frequency of public transport linkages to research, analysis and site visits. the map on the following page and include: of farms, with many people relocating to larger Ararat, Ballarat and Melbourne. centres such as Hamilton and Ballarat. • Existing heritage buildings are well cared for and • The Environmental Significance Overlay (Schedule • Low opportunity for employment, especially for provide an important sense of identity and potential 3) and the Vegetation Protection Overlay (Schedule younger residents. tourism opportunity. 2) apply to areas of land to the north-west of the township. ESO3 seeks to protect areas of high habitat • Petrol station has recently closed. • Of the smaller towns, Willaura has the highest lot value and VPO2 protects areas of significant remnant capacity with a total of 112 vacant lots. Low property • Isolated settlement off major traffic routes and vegetation located along roadsides. prices present an opportunity for the future take-up of significant distance from Ararat, Grampians or existing vacant lots. • Some lots within the township are covered by an Hamilton. Environmental Audit Overlay (EAO). The purpose of the EAO is to ensure that potentially contaminated land is suitable for a use which could be significantly adversely affected by any contamination. • The Heritage Overlay applies to two sites within Willaura, including the Willaura Railway Station and the Former Colonial Bank located at 42 Main Street. • A number of areas within and surrounding Willaura have been identified as ‘Areas of Cultural Heritage Sensitivity’. These areas include landforms and waterways/ waterbodies that are regarded as likely to contain sites of Aboriginal cultural heritage significance.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 68 Willaura: Values & Constraints Map

LEGEND

RD ON Waterbodies MPS THO LEN - G NA Railway line ROO MA Contours

COMMERICAL STREET Planning Scheme Overlays

Environmental Signifiance Overlay

T S LE Vegetation Protection Overlay IL V R E LK A Environmental Audit Overlay W W A R R Heritage Overlay A N O O K E

S T Other Values/ Constraints T S

N Recreation I A Reserve M Areas of Cultural Heritage Sensitivity

D ELAC OMBE WAY

S TA Wilaura Station TI ON ST

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Ararat Sustainable Growth Future Strategymetres | FINAL REPORT: FEBRUARY 2014 69 Willaura

Future Growth Recommendations Township boundary Rural Industry • Ensure all streetscape works take into consideration the safety and efficiency of roads and intersections, This section provides recommendations for how to • Define a township boundary for Willaura that reflects • Encourage rural industry to the south of the township, including maintenance of sight lines. manage, support and encourage sustainable growth in the current extent of the township, and allows for ensuring a suitable buffer distance is maintained to Willaura. Some of these recommendations are strategic, future growth as identified by the Ararat Sustainable town. • Encourage the use of land, particularly underutilised for example the need for future investigations or other Growth Future Strategy (2013). or transitional land, for urban agriculture/ community advocacy work, and others are more applied, for example community Infrastructure & facilities garden projects. • Investigate application of a Restructure Overlay to recommending the rezoning of a particular area of land. the south of the township on lots adjoining Willaura- • Ensure the future growth of Willaura makes best use of Where possible, recommendations are illustrated spatially heritage Wickliffe Road. existing infrastructure assets, services and facilities. on the Proposed Framework Plan on the following page. • Encourage the ongoing protection, promotion and • Continue to support and enhance existing community town centre core refurbishment of heritage buildings as a key asset of facilities and various community groups, clubs and Willaura. • Concentrate future retail/commercial activity within associations as a key asset of the township. the Town Centre Core, in close proximity to existing • Continue to protect sites of Aboriginal cultural heritage retail activity. • Advocate for improved frequency of accessible significance. transport services to Ararat, Ballarat and Melbourne, • Encourage a wider range of businesses, services and particularly for the elderly and youth of the • Continue to recognise and protect sites of local activities to locate within the township of Willaura. community. heritage significance. Township Residential • Support the development of facilities and services that allow for ageing in place. • Encourage the take up of existing vacant lots in Willaura to maximise the use of existing infrastructure • Work closely with Government and other service and facilities. providers (e.g. Bush Nursing Centres) to promote and develop opportunities for improvement e.g. provision • Support residential uses in close proximity to the town of a community bus service, shared partnership centre and existing community infrastructure and development around home and community care services. (HACC) services, and nursing infrastructure. • Ensure residential growth occurs in areas where it will not impact on the viability of productive agricultural Recreation & Leisure land, and minimises potential land use conflict. • Improve pedestrian and cycling connections within • Encourage a more diverse range of housing choices the township, particularly linking to key points of including low residential development in close interest such as the Recreation Reserve, Primary proximity to the services in the town. School, and Hospital and Vicarage Swamp wetland area. Farming Streetscape & Environment • Rezone the Township Zone to the west of the township to Farming Zone to better reflect the areas • Continue to promote and improve the Hospital and existing farming use, subdivision pattern, and allotment Vicarage Swamp wetland area as a key environmental size. asset for the township and wider region. • Enhance and soften the visual appearance of Willaura through streetscape greening initiatives, particularly along Main Street and Delacombe Way.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 70 LEGEND

Willaura: Proposed Framework Plan Township Boundary LEGEND RD ON MPS THO LEN Waterbodies - G D Township Boundary NA N R LEGEND ROO PSO MA OM Railway Line NTH GLE Waterbodies A - ON Township Boundary RO RD Township Entry Point MA ON Railway Line MPS THO COMMERICAL STREET LEN Waterbodies Public Open Space/ Recreation - G NA Township Entry Point ROO MA COMMERICAL STREET Railway Line Community Uses Public Open Space/ Recreation T S Township Entry Point LE Township Residential IL Community Uses V R COMMERICAL STREET E T LK Town Centre Core S Public Open Space/ RecreationA LE Township Residential W IL W V R A E Community Uses R Rural Industry LK Town Centre Core R A A T W N S W O E O Farming L A TownshipRural Residential Industry K IL R E V R Primary Hall & R A S E N School T Kindergarten Area to be rezoned to Farming Zone LK O Town Centre Core A O Farming K Recreation in the short term W E Hospital W Primary S Hall & T Reserve A T S R School Kindergarten Rural IndustryArea to be rezoned to Farming Zone N R I Investigate application of a A N Recreation Hospital in the short term A O M T Reserve Farming Restructure Overlay in the short term O S K E N Primary Hall & I Investigate application of a S A DE T Kindergarten LACO School M Area to be rezoned to Farming Zone MBE Restructure Overlay in the short term WAY Recreation Hospital in the short term T DE S Reserve LAC S OM T BE W AT Wilaura Station N AY IO I Investigate application of a N A ST M Restructure Overlay in the short term S T TA Wilaura Station S TIO N Y ST DELA E Swamp COM R BE W Y T AY A S

Y E Swamp S R TA WilauraY Station TI A ON ST

T S

Y E R Swamp Y A

D

R

E Grain F F D I R storage L K

C E facility I

F Grain W F I -

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storage A K

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B N ALD H 0 300 600 metres ILL RD Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 71 metres

B N ALD H 0 300 600 ILL RD metres Pomonal

Introduction Existing Infrastructure Settlement Role

Pomonal is a small township located in the north-west Pomonal has been identified as a Rural Village. Rural UTILITIES edge of Ararat Rural City Council, approximately 20 Villages support small populations and provide a focal kilometres from Halls Gap and 35 kilometres from Ararat. • Reticulated water is available to most of the town. point for the surrounding rural community. Access to services such as education and retail are available and Nestled at to the foothills of the Grampians National Park, Pomonal is not serviced by reticulated sewerage. connections to reticulated water vary. residents of Pomonal enjoy spectacular panoramic views to the Grampians Ranges and a relaxed rural residential COMMUNITY INFRASTRUCTURE & facilities lifestyle. The township has become a popular location Current Strategic Direction for ‘tree-changers’, and has experienced consistent Open Space & Recreation At present, the Ararat Municipal Strategic Statement (MSS) population growth over the last 10 years. • Recreation Reserve seeks to encourage Pomonal to develop as having a Pomonal has a range of existing facilities, consisting of a • Children’s Playground semi-rural character which is based on its low density general store, tavern, community hall, recreation reserve, residential development and location on the eastern children’s playground, primary school and CFA. Some • Numerous sporting clubs and associations including slopes of the Grampians. antique and craft businesses and tourist accommodation cricket and tennis Specific strategies include: are also located in Pomonal. Locals and visitors to the • Close proximity to Grampians National Park, Mount area travel to nearby larger towns for their shopping and Cassel and Lake Fyans • Discourage further rural living development to the service needs. west of the town towards the Grampians National Community The local community value the scenic rural residential Park. • Memorial Hall lifestyle that Pomonal provides, and are known to have an • Encourage residential development to the south of the active interest in environmental sustainability and creative • Pomonal Community Church town centre. arts. • General Store/ Post Office The existing Framework Plan for Pomonal is shown on the following page. • Tavern

Education

• Primary School

• Playgroup

Health

• N/A

Transport

• Coach service from Stawell to Halls Gap (via Pomonal) once a week

• Coach service from Warrnambool to Melbourne (via Ararat, Moyston and Pomonal) 4 times per week

Emergency Services

• CFA

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 72 Pomonal: Existing Framework Plan

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 73 Pomonal

Issues, Opportunities & Constraints ISSUES OPPORTUNITIES VALUES & CONSTRAINTS

The following issues, opportunities and constraints have • Extensive areas of Pomonal, particularly to the west • Attractive rural lifestyle opportunities (to the north-east There are a number of environmental and heritage been identified through consultation with the community of the town are bushfire prone. Fire authorities have of the town centre). values and constraints that need to be considered when and key stakeholders, and supplemented by additional assessed Pomonal as having an ‘extreme’ fire risk. planning for the future of Pomonal. These are illustrated • Opportunities for visitor focused development research, analysis and site visits. on the map on the following page and include: • Some areas of the township are constrained by soil (accommodation and retail) based on the attractive water-logging conditions and steep slopes. natural/rural setting, visitation trends and close • Extensive areas of Pomonal are subject to the Wildfire proximity to Lake Fyans (e.g. boating and fishing) and • The township is has been identified by the Draft Mt Management Overlay (WMO) and draft Bushfire the Grampians National Park (located on the ‘scenic William Flood Study as being flood prone. Management Overlay (BMO). These are areas that route to the Grampians’). have the highest bushfire risk and are likely to be • Pomonal is not serviced by reticulated sewerage. • Opportunity exists to encourage and consolidate particularly exposed to the impact of bushfire. The • No strongly defined centre of town. commercial development in Pomonal through suitability of new development in these areas must be designating an area within the town centre as fully considered before it proceeds, and appropriate Township Zone. bushfire protection measures will be required. • The Significant Landscape Overlay (Schedule 1) applies to the entire township of Pomonal. The purpose of SLO1 is to recognise the significance of the environmental and landscape values of the Grampians National Park and the Black Range in the local context and as a major natural feature tourist attraction. • The Vegetation Protection Overlay (Schedule 1) covers a significant portion of the township to the north and west. The purpose of VPO1 is to protect areas of significant remnant vegetation. • Some areas surrounding Pomonal have been identified as ‘Areas of Cultural Heritage Sensitivity’. These areas include landforms and waterways/ waterbodies that are regarded as likely to contain sites of Aboriginal cultural heritage significance. • Extensive areas of Pomonal are subject to flooding and have been identified in the Draft Mt William Creek Catchment Study as having a 1% Annual Exceedance Probability (AEP). Refer to the map on the following page for details.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 74 LEGEND

LEGEND Township Boundary Pomonal: Values & Constraints Map Watercourses Watercourse Contours Public Open Space/ Recreation LEGEND Conservation areas Planning Scheme Overlays Community Uses Watercourses Draft Bushfire Management Overlay Township Residential Contours Vegetation Protection Overlay Town Centre Core

Planning Scheme Overlays Wildfire Management Overlay Rural Residential (1ha min lot size) Significant Landscape Overlay Rural Residential (2ha min lot size) D Draft Bushfire Management Overlay R HALLS GAP-ARARAT ROAD L A N O Rural Residential (8ha min lot size) D M R O D L P R E Vegetation Protection Overlay HALLS GAP-ARARAT ROAD N L N Other Values/ Constraints A U N T O Farming D M R O L P E Wildfire Management Overlay N N U Areas of Cultural Heritage Sensitivity T Area to be rezoned to Township Zone Significant Landscape Overlay Land Subject to Flooding (1% AEP flood) in the short term Area to be rezoned to Rural D (as identified in the Draft Mt William Flood Study R HALLS GAP-ARARAT ROAD L Other Values/ Constraints Conservation Zone in the short term A N Modeling, 2013) O D M R O L P E N Rural Living investigation area (long N U Areas of Cultural Heritage Sensitivity T RO BIN term) S RD Land Subject to Flooding (1% AEP flood) RO Rural Activity Zone investigation area BIN S RD (as identified in the Draft Mt William Flood Study (short term) Modeling, 2013)

CHURCH ROAD Primary School POMONAL EAST ROAD

Recreation CHURCH ROAD Reserve RO POMONAL EAST ROAD BIN S RD

CHURCH ROAD POMONAL EAST ROAD

HALLS GAP-ARARAT ROAD

HALLS GAP-ARARAT ROAD

SPRINGWOOD HILL ROAD

SPRINGWOOD HILL ROAD

HALLS GAP-ARARAT ROAD

SPRINGWOOD HILL ROAD

N 0 1 2 N 0 1 2 kms

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 75 kms

N 0 1 2 kms Pomonal

Future Growth Recommendations Township boundary • Encourage subdivision of vacant and undeveloped • Rezone existing Farming and Rural Living zoned parcels zoned Rural Living Zone to their minimum lot land located to the west of the township to Rural This section provides recommendations for how to • Define a township boundary for Pomonal that reflects size to optimise the supply of rural residential land. Conservation Zone, in line with the recommendations manage, support and encourage sustainable growth in the current extent of the township, and allows for of the Stawell – Ararat – Halls Gap Triangle Rural Zone • Discourage further rural living development to the Pomonal. Some of these recommendations are strategic, future growth as identified by the Ararat Sustainable Review (2012). for example the need for future investigations or other Growth Future Strategy (2013). west of the town towards the Grampians National advocacy work, and others are more applied, for example Park. • Encourage the use of land, particularly underutilised recommending the rezoning of a particular area of land. Town Centre core or transitional land, for urban agriculture/ community community Infrastructure & facilities Where possible, recommendations are illustrated spatially garden projects. • Rezone land surrounding the major intersection of on the Proposed Framework Plan on the following page. Pomonal from Rural Living to Township Zone to • Ensure the future growth of Pomonal makes best use Built Form create a defined centre for the town and a focus of existing infrastructure assets, services and facilities. for future retail/commercial activity, in line with the • Continue to support and enhance existing community • Develop a simple suite of design guidelines to recommendations of the Stawell – Ararat – Halls Gap facilities and various community groups, clubs and guide appropriate design outcomes and ensure Triangle Rural Zone Review (2012). associations as a key asset of the township. environmentally sustainable site responsive design. • Concentrate future retail/commercial activity within • Advocate for improved frequency of accessible the Town Centre Core, in close proximity to existing tourism transport services to Ararat, Ballarat and Melbourne, retail activity and other key destinations such as the particularly for the elderly and youth of the • Encourage the development of the local tourism Primary School and Recreation Reserve. community. sector, promoting Pomonal’s position as an important • Encourage a wider range of businesses, services and gateway to the Grampians National Park. • Support the development of facilities and services that activities to locate within the township of Pomonal. allow for ageing in place. • Support horticulture, farmers markets, production and sale of local food and other products through the Township Residential • Work closely with Government and other service application of the Township Zone and Rural Activity providers (e.g. Bush Nursing Centres) to promote and • Support residential uses in close proximity to the town Zone. develop opportunities for improvement e.g. provision centre and existing community infrastructure and of a community bus service, shared partnership • Support limited tourism and accommodation uses that services. development around home and community care provide a complementary yet alternative experience to Rural Residential (HACC) services, and nursing infrastructure. Halls Gap. • Investigate opportunities for visitor focused • Encourage residential development that supports the Recreation & Leisure development (accommodation and retail) based on existing semi-rural character of the township. • Continue to recognise and promote the proximity the attractive natural/rural setting and visitation trends. • Investigate further rural residential opportunities to the of Lake Fyans and the Grampians National Park to • Explore the potential to rezone land in and around north-east of the township in the longer term to better Pomonal as a key recreational and environmental Pomonal to Rural Activity Zone to encourage tourism reflect the extent of existing property boundaries. asset of the township. development that takes advantage of Pomonal’s The suitability of new residential development in this attractive natural/rural setting and proximity to the area must be fully considered before any rezoning • Improve pedestrian and cycling connections within Grampians National Park and Lake Fyans. proceeds, including an assessment of environmental the township, particularly linking to key destinations assets and hazards; mainly native vegetation, cultural such as the general store, primary school and HERITAGE heritage, topography, flood, and bushfire risk. Future recreation reserve. development should be directed outside the Bushfire Streetscape & Environment • Continue to protect areas of Aboriginal cultural Management Overlay (BMO) area in the first instance. heritage significance including landforms and • Ensure rural residential growth occurs in areas • Continue to enhance the natural bushland setting of waterways/ waterbodies that are regarded as likely where it will not impact on the viability of productive Pomonal through streetscape greening initiatives. to contain sites of Aboriginal cultural heritage significance. agricultural land, and minimises potential land use • Ensure all streetscape works take into consideration conflict. the safety and efficiency of roads and intersections, • Continue to recognise and protect sites of local including maintenance of sight lines. heritage significance.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 76 LEGEND

Township Boundary Watercourse Public Open Space/ Recreation Conservation areas

LEGEND Community Uses Township Boundary Township Residential Pomonal: Proposed Framework Plan Watercourse Public Open Space/ Recreation LEGENDLEGEND Conservation areas Town Centre Core Township Boundary Community Uses Township Boundary Watercourse Township Residential Rural Residential (1ha min lot size) Watercourse Public Open Space/ Recreation Town Centre Core Public Open Space/ Recreation Conservation areas Rural Residential (1ha min lot size) Conservation areas Rural Residential (2ha min lot size) Community Uses D Rural Residential (2ha min lot size) D R R HALLS GAP-ARARAT ROAD Community Uses HALLS GAP-ARARAT ROAD L A Township Residential L N O A Rural Residential (8ha min lot size) D M R O N L P E N Town Centre TownshipCore ResidentialO Rural Residential (8ha min lot size) N U D T M Farming R O L Rural ResidentialTown (1ha CentreP min lot Core size) E N Area to be rezoned to Township Zone N U Rural ResidentialRural (2ha Residential min lot size) (1ha min lot size) D T in the short term R Farming HALLS GAP-ARARAT ROAD L A N O Rural Residential (8ha min lot size) D M R O Rural Residential (2ha min lot size) Area to be rezoned to Rural L P E N D N U R T HALLS GAP-ARARAT ROAD L Farming Conservation Zone in the short term A N O Rural Residential (8ha min lot size) D M R O L P Area to be rezoned to Township Zone E Area to be rezoned to Township Zone N Rural Living investigation area (long N U T Farming RO in the short term BIN term) S RD in the short term Area to be rezonedArea to to beRural rezoned to Township Zone Rural Activity Zone investigation area Conservationin Zone the inshort the shortterm term (short term) Rural Living investigationArea to be rezonedarea (long to Rural R OB term) Area to be rezoned to Rural INS R Conservation Zone in the short term D SEE INSET CHURCH ROAD Primary School POMONAL EAST ROAD Rural Activity Zone investigation area Recreation Rural Living investigation area (long Conservation Zone in the short term INSET Reserve (short term) RO BIN term) S RD

CHURCH ROAD Primary Rural Activity Zone investigation area School POMONAL EAST ROAD (short term) Rural Living investigation area (long Recreation Reserve RO BI term) CHURCH ROAD Primary NS School POMONAL EAST ROAD RD Recreation Reserve Rural Activity Zone investigation area

HALLS GAP-ARARAT ROAD (short term)

HALLS GAP-ARARAT ROAD

SPRINGWOOD HILL ROAD CHURCH ROAD Primary School POMONAL EAST ROAD

SPRINGWOOD HILL ROAD HALLS GAP-ARARAT ROAD Recreation Reserve

SPRINGWOOD HILL ROAD

N N 0 1 2 0 1 2 kms

Ararat Sustainable Growth Future Strategykms | FINAL REPORT: FEBRUARY 2014 77

N 0 1 2

kms

HALLS GAP-ARARAT ROAD

SPRINGWOOD HILL ROAD

N 0 1 2

kms Moyston

Introduction Existing Infrastructure Settlement Role

Moyston is located approximately 15km west of Ararat, Moyston has been identified as a Rural Village. Rural UTILITIES at the foothills of the Grampians Ranges. The township Villages support small populations and provide a focal functions as an important rural residential ‘commuter’ • Reticulated water is available to most of the town. point for the surrounding rural community. Access to community with easy access to employment, shopping, Moyston is not serviced by reticulated sewerage. services such as education and retail are available and health services and education in Ararat (15 mins) and connections to reticulated water vary. Stawell (25 mins). The natural bush setting of the town COMMUNITY INFRASTRUCTURE & facilities make it an attractive destination for ‘tree-changers’. Current Strategic Direction Community infrastructure and facilities include the Open Space & Recreation At present, the Ararat Municipal Strategic Statement recreation reserve and pavilion, rotunda, primary school, • Recreation Reserve & Pavilion (MSS) seeks to encourage Moyston to attract people who community hall, community centre, and numerous enjoy a rural living experience with convenient access to sporting clubs and associations including football, netball • Rotunda employment, shopping, schooling and health services in and cricket. • Children’s Playground Ararat. Moyston is a strongly independent community with a • Numerous sporting clubs and associations including Specific strategies include: well-earned reputation for “getting things done” via a solid football, netball and cricket core of committed individuals 1. Community • Provide further opportunities for a range of low density The local community values the rural residential lifestyle residential and rural living residential developments • Community Hall that Moyston provides, and are known to have an active within convenient access to the core community interest in environmental sustainability and creative arts. • Community Centre facilities.

Education The existing Framework Plan for Moyston is shown on the following page. • Primary School

Health

• N/A

Transport

• Coach service from Warrnambool to Melbourne (via Ararat and Moyston) 3 times per week

Emergency Services

• CFA

1 Moyston Community Action Plan, 2006

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 78 Moyston: Existing Framework Plan

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 79 Moyston

Issues, Opportunities & Constraints ISSUES OPPORTUNITIES VALUES & CONSTRAINTS

The following issues, opportunities and constraints have • A lack of reticulated sewerage is a major constraint to • Attractive to rural lifestyle / ‘tree change’ population There are a number of environmental and heritage been identified through consultation with the community future residential growth in Moyston. The Ararat Rural growth. values and constraints that need to be considered when and key stakeholders, and supplemented by additional Zone Review (2007) recommends a minimum lot size planning for the future of Moyston. These are illustrated • Tourism opportunities associated with the townships research, analysis and site visits. of at least 1 hectare through the township to allow for on the map on the following page and include: attractive bush setting, proximity to the Grampians on-site treatment. National Park (e.g. potential eastern gateway), and • Areas to the south-west of Moyston are subject to • Parts of the township are bushfire prone and fire birthplace of Australian Rules football. the draft Bushfire Management Overlay (BMO). These authorities have assessed Moyston as having a ‘very • Opportunity exists to encourage and consolidate are areas that have the highest bushfire risk and are high’ fire risk. future retail/commercial development to create a true likely to be particularly exposed to the impact of • A significant portion of the township has been town centre for Moyston. bushfire. The suitability of new development in these identified by the Mt William Flood Study as being flood areas must be fully considered before it proceeds, • Moyston has a large amount of vacant and prone. and appropriate bushfire protection measures will be underutilised Rural Living zoned land. Opportunity required. • No strongly defined centre of town. exists to reduce the minimum lot size requirement for Rural Living zoned properties to encourage further • The Significant Landscape Overlay (Schedule 1) applies subdivision and make better use of available space. to land to the west of the township boundary. The purpose of SLO1 is to recognise the significance • Opportunity to amend zone anomalies throughout of the environmental and landscape values of the Moyston. Grampians National Park and the Black Range in the local context and as a major natural feature tourist attraction. This SLO is set to reduce in size following the recommendations of the South West Victoria Landscape Assessment Study (2013). • Some areas surrounding Moyston have been identified as ‘Areas of Cultural Heritage Sensitivity’. These areas include landforms and waterways/ waterbodies that are regarded as likely to contain sites of Aboriginal cultural heritage significance. • A large portion of Moyston is subject to flooding and have been identified in the Draft Mt William Creek Catchment Study as having a 1% Annual Exceedance Probability (AEP). Refer to the map on the following page for details.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 80 LEGEND

Watercourses

Contours

Salt Creek

MO Planning Scheme Overlays YS TON WE ST R D LEGEND Draft Bushfire Management Overlay Vegetation Protection Overlay Watercourses MORO CCO H Moyston: Values & Constraints Map ILL RD Contours Wildfire Management Overlay

LEGEND D R Significant Landscape Overlay Salt Creek

S

L

M L (area to be reduced as recommended by the O Planning Scheme Overlays I YS TO H N W Watercourses E E South West Victoria Landscape Assessment ST R D D I

Draft Bushfire ManagementRecreation OverlayA Study, 2013) Contours L Reserve E

D Vegetation Protection Overlay A MORO Salt Creek CCO H ILL RD Cemetery Other Values/ Constraints M OY Planning Scheme Overlays STO Wildfire Management Overlay N W EST RD Areas of Cultural Heritage Sensitivity

D G Draft Bushfire Management Overlay Primary R RE Significant Landscape Overlay EN ACRES S RD School L Hall Land Subject to Flooding (1% AEP flood) L (area to be reduced as recommended by the MOR I Vegetation Protection Overlay OC H CO HILL RD E South West Victoria Landscape Assessment

D I (as identified in the Draft Mt William Flood Study Recreation A Wildfire Management Overlay Study, 2013) L

Reserve E Modeling, 2013)

D

D A

R Significant Landscape Overlay D S R L Cemetery LD Other Values/ Constraints L (area to be reduced as recommended by the I KE H N DU E - South West Victoria Landscape Assessment D N I TO Areas of Cultural Heritage Sensitivity Recreation A S Study, 2013) L OY G Reserve E Primary REENA M C D RES R School D A Hall Land Subject to Flooding (1% AEP flood) Cemetery Other Values/ Constraints (as identified in the Draft Mt William Flood Study Areas of Cultural Heritage SensitivityModeling, 2013) GRE Primary ENACR ES RD D School R Hall Land Subject to Flooding (1% AEP flood) LD KE UN - D (as identified in the Draft Mt William Flood Study N BO TO WEN M YS Modeling, 2013) INE RD MO D R D L D KE N R M U D O - K Y ON C T S S O Y T O L M O B BAR N E HILL RD -

W

I L L A BO U WE R N MIN E RD A

BO R LTO D N RD

D

R M

O B K OW Y E C N MIN E RD S O T L O B BAR N E HILL RD -

D W W R M I I LD L S O LAN K L E Y C A S U O T L R O B B A N ARE HILL RD R - BO D W LTO N RD I L L A U George Creek R A

BO R LTO D N RD

W ILDS LANE

W ILDS LANE

George Creek

George Creek

N 0 0.75 1

kms Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 81

N 0 0.75 1 N 0 0.75 kms1 kms Moyston

Future Growth Recommendations Township boundary assets and hazards; mainly native vegetation, cultural • Ensure all streetscape works take into consideration heritage, topography, flood, and bushfire risk. Future the safety and efficiency of roads and intersections, This section provides recommendations for how to • Define a township boundary for Moyston that reflects development should be directed outside the Bushfire including maintenance of sight lines. manage, support and encourage sustainable growth in the current extent of the township, and allows for Management Overlay (BMO) area in the first instance. Moyston. Some of these recommendations are strategic, future growth as identified by the Ararat Sustainable • Continue to protect the existing Avenue of Honour for example the need for future investigations or other Growth Future Strategy (2013). community Infrastructure & facilities tree planting. advocacy work, and others are more applied, for example • Investigate applying a Restructure Overlay over the • Support succession planting where existing Avenue of recommending the rezoning of a particular area of land. • Ensure the future growth of Moyston makes best use Township Zone. Honour trees are reaching the end of their life cycle. Where possible, recommendations are illustrated spatially of existing infrastructure assets, services and facilities. on the Proposed Framework Plan on the following page. Town Centre core • Continue to support and enhance existing community • Rezone heavily vegetated land throughout Pomonal facilities and various community groups, clubs and (as identified on the Proposed Moyston rameworkF • Concentrate any future retail/commercial activity associations as a key asset of the township. Plan) to Public Conservation & Resource Zone to within the Town Centre Core, in close proximity to the better reflect the use and intent of the land. intersection of Ararat-Halls Gap Road and Moyston- • Advocate for improved frequency of accessible Dunkeld Road, and other key destinations such as the transport services to Ararat, Ballarat and Melbourne, • Encourage the use of land, particularly underutilised primary school and recreation reserve. particularly for the elderly and youth of the or transitional land, for urban agriculture/ community community. garden projects. • Encourage a wider range of businesses, services and activities to locate within the township of Moyston. • Support the development of facilities and services that Built Form allow for ageing in place. Township Residential • Develop a simple suite of design guidelines to • Work closely with Government and other service guide appropriate design outcomes and ensure • Support residential uses in close proximity to the town providers (e.g. Bush Nursing Centres) to promote and environmentally sustainable site responsive design. centre and existing community infrastructure and develop opportunities for improvement e.g. provision services. of a community bus service, shared partnership development around home and community care TOURISM Rural Residential (HACC) services, and nursing infrastructure. • Encourage the development of the local tourism sector, promoting Moyston’s position as an important • Provide further opportunities for a range of low density • Rezone Moyston Cemetery to Public Use Zone gateway to the Grampians National Park. residential and rural living residential developments (Schedule 5) to better reflect the use and intent fo the within convenient access to the core community land. • Promote the establishment of farmer’s markets and facilities. the purchasing of local food and other products. Recreation & Leisure • Ensure rural residential growth occurs in areas • Support the establishment of limited tourism and where it will not impact on the viability of productive • Continue to recognise and promote the proximity accommodation uses that provide a complementary agricultural land, and minimises potential land use of the Grampians National Park to Moyston as a key yet alternative experience to Halls Gap. conflict. environmental and recreational asset of the township. HERITAGE • Reduce the Rural Living Zone minimum lot size to 2 • Improve pedestrian and cycling paths within the hectares within the township boundary. township, particularly linking to key destinations such • Continue to protect areas of Aboriginal cultural as the primary school and recreation reserve. • Maintain the Rural Living Zone 8 hectare minimum lot heritage significance including landforms and size outside of the township boundary. • Rezone Township zoned properties alongside the waterways/ waterbodies that are regarded as likely Recreation Reserve to Public Park & Recreation to to contain sites of Aboriginal cultural heritage • Investigate opportunity to rezone the area of land to better reflect the use and intent of the land. significance. the north-west of the township from Farming Zone to • Continue to recognise and protect sites of local Rural Living Zone, applying an 8 hectare minimum lot Streetscape & Environment size. The suitability of new residential development in heritage significance. this area must be fully considered before any rezoning • Continue to enhance the natural bushland setting of proceeds, including an assessment of environmental Moyston through streetscape greening initiatives.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 82 LEGEND

Township Boundary Watercourses

Salt Creek Township Entry Point M OY STO Public Open Space/ Recreation N W EST RD LEGEND Conservation areas

MORO Community Uses Township Boundary CCO H Moyston: Proposed Framework Plan ILL RD Watercourses Township Residential

LEGEND D Town Centre Core Township Entry Point R Salt Creek

S

L

M L O I YS TO Township Boundary Public Open Space/ Recreation H Rural Residential (1ha min lot size) N W E E ST R D D I

Recreation A Watercourses Conservation areas L Rural Residential (2ha min lot size)

Reserve E

D

A Salt Creek MO Township Entry Point Community Uses Rural Residential (8ha min lot size) ROCC O HILL Cemetery M RD OY STO Public Open Space/ Recreation N W Township Residential EST Farming RD Conservation areas D G Town Centre Core R RE Primary EN Area to be rezoned to Public ACRES S RD School L Hall M L Community Uses OR I Conservation & Resource Zone in the OCCO HIL H Rural Residential (1ha min lot size) L RD E short term D I Township Residential Recreation A L Rural Residential (2ha min lot size)

Reserve E

D D Area to be rezoned to Public Park &

A Town Centre Core R

S D Rural Residential (8ha min lot size) L R Recreation Zone in the short term L Cemetery D I EL H K Rural Residential (1ha min lot size) N

E U - D Farming D I N Area to be rezoned to Public Use Recreation A TO L YS Rural Residential (2ha min lot size) G Reserve E O Zone 5 in the short term R D EENAC Primary M Area to be rezoned to Public R A ES RD School Hall Rural Residential (8ha min lot size)Conservation & Resource Zone in the Cemetery Rural Living investigation area (long Farming short term term)

GRE Primary Area to be rezoned to Public Park & ENACR Area to be rezoned to Public ES RD D Hall School R Conservation & Resource Zone Recreationin the Zone in the short term LD KE UN short term - D N BO Area to be rezoned to Public Use TO WEN M YS INE RD MO Area to be rezoned to Public ParkZone & 5 in the short term D R Recreation Zone in the short term D EL D Rural Living investigation area (long NK U R M D - O N Area to be rezonedK to Public Useterm) O Y ST C Y S O O Zone 5 in the short term T L M O B BAR N E HILL RD -

Rural Living investigation area (long W I L term) L A BO U WE R N MIN E RD A

BO R LTO D N RD

D

R M

B O OWEN K MI Y NE RD C S O T L O B BAR N E HILL RD D -

W R M W O I ILD K L S LA Y L NE C S A O T U L O R B B N ARE HILL A R D - R

W BO LTO D I N R L D L A U R George Creek A

BO R LTO D N RD

W ILDS LANE

W ILDS LANE

George Creek

George Creek

N 0 0.75 1

kms Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 83

N 0 0.75 1

N 0 0.75 1 kms

kms Elmhurst

Introduction Existing Infrastructure Settlement Role

Elmhurst is located approximately 35km north-east of Elmhurst has been identified as a Rural Village. Rural UTILITIES Ararat on the Pyrenees Highway. Villages support small populations and provide a focal point for the surrounding rural community. Access to The township has an scenic landscape setting with the • Reticulated water is available to most of the town. services such as education and retail are available and Mount Cole and Mount Buangor State Forest providing Elmhurst is not serviced by reticulated sewerage. connections to reticulated water vary. a backdrop to the south, the Pyrenees Ranges and Wimmera River to the north. Elmhurst attracts people COMMUNITY INFRASTRUCTURE & facilities seeking a rural residential lifestyle given its affordable Current Strategic Direction housing prices, scenic location and short commuting Open Space & Recreation At present, the Ararat Municipal Strategic Statement (MSS) distance from Ararat. • Recreation Reserve including sports oval, pavilion, does not provide specific strategic direction for Elmhurst. Farms along the Wimmera River commonly combine BBQ facilities and tennis courts cropping and livestock, producing wool, prime lambs, • Children’s Playground beef, grains, legumes and wine grapes.1 • Golf Course • Numerous sporting clubs and associations including tennis, golf and angling

Community

• Community Hall • Uniting Church and Anglican Church • Mobile Library Service • Hotel/Pub • Post Office and General Store (recently closed)

Education

• Primary School • Playgroup

Health

• Bush Nursing Centre • Infant Welfare

Transport

• Coach service from Ararat to Maryborough (via Elmhurst and Avoca) 4 times per week

Emergency Services

• CFA

• Police Station 1 Elmhurst Community Action Plan 2006-2009

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 84 Elmhurst

Issues, Opportunities & Constraints ISSUES OPPORTUNITIES VALUES & CONSTRAINTS

The following issues, opportunities and constraints have • Limited population growth. • Attractive to rural lifestyle / ‘tree change’ population There are a number of environmental and heritage been identified through consultation with the community growth. values and constraints that need to be considered when • Ageing population. and key stakeholders, and supplemented by additional planning for the future of Elmhurst. These are illustrated • Potential to better utilise connections to the Wimmera research, analysis and site visits. • Recent closure of petrol station, post office and on the map on the following page and include: River. general store. • Redevelopment opportunity for the former post office • The Vegetation Protection Overlay (Schedule 1) covers • No reticulated sewerage facilities. and hotel/ pub. an area of land located to the west of the township. • Limited public transport services to Ararat (2 per week). The purpose of the VPO1 is to protect areas of • Opportunity to further recognise and promote the significant remnant vegetation. • Large area designated as Township Zone, which in townships rich heritage values. some cases, may not be the most suitable zone for its • The Vegetation Protection Overlay (Schedule 2) • Opportunity exists to amend zone anomalies current/future use. applies to a portion of the Pyrenees Highway located throughout Elmhurst. to the west of the township. The purpose of VPO2 • Limited connections with the River. is to protect areas of significant remnant vegetation located along roadsides throughout the municipality. • The Environmental Significance Overlay (Schedule 2) applies to the Wimmera River and its adjoining floodplains. The purpose fo ESO2 is to protect watercourses, water-bodies and wetlands from inappropriate development and to ensure that that they are retained as a natural asset. • A number of areas within and surrounding Elmhurst have been identified as ‘Areas of Cultural Heritage Sensitivity’. These areas include landforms and waterways/ waterbodies that are regarded as likely to contain sites of Aboriginal cultural heritage significance. • Some areas of Elmhurst are subject to flooding and have been identified by the Wimmera Catchment Management Authority as having a 1% Annual Exceedance Probability (AEP). Refer to the map on the following page for details.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 85 Elmhurst: Values & Constraints Map

LEGEND

Wimmera River

Glenpatrick Creek Railway line Contours

Planning Scheme Overlays

Vegetation Protection Overlay ELMHURST - GLENPATRICK RD PYRE Environmental Significance Overlay NEES HWY Elmhurst Station Restructure Overlay

Other Values/ Constraints

T Areas of Cultural Heritage Sensitivity S N E E R Wimmera River Land Subject to Flooding (1% AEP flood) G B Y E R (as identified by the Wimmera Catchment H L IG Y T H S S Management Authority) T S S E T V A R G E D E L M H U R S T S P O R T B G S L O I L G N F R D MCKAY STREET C O C O U R U N E R D E S K E R R D D R Recreation D Reserve

D R S Y R A L IL H

C O C K IN G S R D M C K A Y S T D R D Y A R R A D B N Y U S O H

B I R

E S

R

D

N 0 300 600

Ararat Sustainable Growth Futuremetres Strategy | FINAL REPORT: FEBRUARY 2014 86 Elmhurst

Future Growth Recommendations Township boundary • Advocate for the provision of accessible transport • Ensure all streetscape works take into consideration services to Ararat, Ballarat and Melbourne, particularly the safety and efficiency of roads and intersections, This section provides recommendations for how to • Define a township boundary for Elmhurst that reflects for the elderly and youth of the community. including maintenance of sight lines. manage, support and encourage sustainable growth in the current extent of the township, and allows for Elmhurst. Some of these recommendations are strategic, future growth as identified by the Ararat Sustainable • Support the development of facilities and services that • Rezone the tree/creek corridor running from Green for example the need for future investigations or other Growth Future Strategy (2013). allow for ageing in place. Street to the Golf Course from Township Zone to advocacy work, and others are more applied, for example • Work closely with Government and other service Public Conservation & Resource Zone to better reflect recommending the rezoning of a particular area of land. Town Centre core providers (e.g. Bush Nursing Centres) to promote and the use and intent of the land. Where possible, recommendations are illustrated spatially • Concentrate future retail/commercial activity within develop opportunities for improvement e.g. provision on the Proposed Framework Plan on the following page. HERITAGE the Town Centre Core. of a community bus service, shared partnership development around home and community care • Continue to protect areas of Aboriginal cultural • Encourage new businesses, services and activities to (HACC) services, and nursing infrastructure. heritage significance including landforms and locate within the township of Elmhurst. waterways/ waterbodies that are regarded as likely Recreation & Leisure Township Residential to contain sites of Aboriginal cultural heritage significance. • Continue to recognise and promote the proximity of • Support residential uses in close proximity to the town the Pyrenees Ranges, Mount Cole State Forest and • Continue to protect, promote and recognise sites of centre and existing community infrastructure and Mount Buangor State Forest to Elmhurst as a key local heritage significance. services. environmental and recreational asset of the township. Rural Residential • Improve pedestrian and cycling connections within the township, particularly linking to key points of • Investigate rural residential opportunities to the west interest such as the Primary School and Recreation of the township boundary in the longer tern. The Reserve. suitability of new residential development in this area must be fully considered before any rezoning • Rezone the Recreation Reserve and adjoining Golf proceeds, including an assessment of environmental Course land from Township Zone to Public Park & assets and hazards; mainly native vegetation, cultural Recreation Zone to better reflect the areas existing use heritage, topography, flood, and bushfire risk. and intent. • Ensure rural residential growth occurs in areas Streetscape & Environment where it will not impact on the viability of productive agricultural land, and minimises potential land use • Strengthen connections to the Wimmera River and conflict. continue to promote and preserve the river as a key environmental and recreational asset of Elmhurst. community Infrastructure & facilities • Continue to protect and strengthen the existing • Ensure the future growth of Elmhurst makes best use boulevard tree planting along High Street. of existing infrastructure assets, services and facilities. • Continue to enhance and soften the visual appearance of the township through streetscape greening • Continue to support and enhance existing community initiatives, particularly within the retail/commercial facilities and various community groups, clubs and core. associations as a key asset of the township.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 87 LEGEND

Township Boundary LEGEND Glenpatrick Creek Watercourse

Township Boundary Railway Line Community Uses Glenpatrick Creek Watercourse Elmhurst: Proposed Framework Plan Railway Line Township Residential

Community Uses ELMHURST - GLENPATRICK RD Town Centre Core PYRE LEGEND NEES Farming HWY Township Residential Elmhurst Township Boundary Station Area to be rezoned to Public Park - L NPATRICK RD Town Centre Core ELMHURST G E and Recreation Zone in the short P Glenpatrick CreekYRE Watercourse NEES Farming HWY term Elmhurst Railway Line Station Bush NurisngArea to be rezoned to Public Park Area to be rezoned to Public Community Uses Centre andT Recreation Zone in the short S Conservation & Resource Zone in the N termE Elmhurst Primary E Wimmera River short term Township Residential R School G B Y Bush Nurisng Area to beE rezoned to Public Rural Living investigation area (long Town Centre Core R T ELMHURST - GLENPATRICK RD H L Centre S ConservationIG Y & Resource ZoneT in the H S S term) P N T S YREN E Elmhurst Primary S E EES E Wimmera River Farming shortT term V HWY R School A Elmhurst G R B G Y E Station E Area to be rezoned to Public Park R Rural Living investigationD area (long H L E IG Y T and RecreationL Zone in the short H S S M term) T S H S E U T V term R A S Police R T G S E P Bush Nurisng D Area to be rezonedO to Public R E T T Centre LS ConservationG & ResourceS Zone in theB M O L N H L G IN E U Elmhurst Primary F R MCKAY STREET E R Wimmera River short C term O D R S School Police O U C G T U N R SB R D E PY S E OE Rural LivingE investigation areaR (long K R D R H R L D G IG T Y T Recreation R O H S S SB term) D T S L L S G E IN Reserve F T R V MCKAY STREET C O D O A C U R R U N G E R D E E S D D E R K E D R R L Recreation R D S M D Y H R U Reserve A R L S Police L T I S H P O R D T R Elmhurst Golf G S B O L S L G I Y Course F R N MCKAY STREET R C O D A O U C L U N R IL R D E H S E E R K D R Recreation R D D Elmhurst Golf Reserve Course C O C K D I R N S G Y S R R A D L IL M H C C O K C A K Y Elmhurst Golf IN S G T Course S D R D D R Y A R R M A C D B K Y A N Y U S S O H B I T R D E C R D O S Y A C K R R R I A N B D G D S N Y R U S D O H B I M R C E K S A

Y R S T D D R D Y A R R A D B N Y U S O H

B I R

E S

R

D

N 0 300 600

metres N 0 Ararat Sustainable300 Growth Future Strategy600 | FINAL REPORT: FEBRUARY 2014 88

metres

N 0 300 600

metres Buangor

Introduction Existing Infrastructure Emergency Services Buangor is located approximately 24km east of Ararat, UTILITIES • CFA and 75km west of Ballarat. The township is centred around the intersection of the Western Highway and • Reticulated water is available to most of the town. Challicum Road, and serves as an important gateway to Buangor is not serviced by reticulated sewerage. Settlement Role Mount Cole State Forest, Mount Buangor State Park and Buangor has been identified as a Rural Village. Rural Langi Ghiran State Park. Buangor is the closest town in COMMUNITY INFRASTRUCTURE & facilities Villages support small populations and provide a focal the municipality to Ballarat (50 mins). point for the surrounding rural community. Access to The townships Cobb & Co Changing Station, now used Open Space & Recreation services such as education and retail are available and for community functions and gatherings, provides a key • Recreation Reserve including sports oval, pavilion and connections to reticulated water vary. point of interest for those travelling along the highway. tennis courts Behind this sits the sports oval and pavilion, tennis courts, Current Strategic Direction and primary school. • Numerous sporting clubs and associations including cricket, tennis, basketball and soccer At present, the Ararat Municipal Strategic Statement (MSS) The recent establishment of a wine and art gallery known • Billy Billy Creek picnic area does not provide specific strategic direction for Buangor. as ‘Off the Beaten Track’ has encouraged passers-by to stop off within Buangor. A number of vineyards and cellar • Toronto Park door sales are also located within the wider area. • Close proximity to Mount Cole State Forest, Mount Buangor is supported by predominantly farming Buangor State Park, Langi Ghiran State Park and the industries, including wool, cattle, cropping, hay and Challicum Hills Wind Farm vineyards. In more recent years the timber industry has Community established plantations in the area.1 • Cobb & Co Changing Station (now used for The Melbourne-Ararat railway line runs east-west through community functions and gatherings) the township, to the south of the Western Highway. Education

• Primary School

Health

• N/A

Transport \ • Coach service from Melbourne to Ararat (via Buangor) 6 times per week

• Coach service from Melbourne to Oyen (via Buangor) 5 times per week

• Coach service from Ballarat to Stawell (via Buangor) 2 times per week

• Coach service from Melbourne to Nhill (via Buangor) 4 times per week 1 Buangor & District Community Action Plan 2006-2009

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 89 Buangor

Issues, Opportunities & Constraints ISSUES OPPORTUNITIES VALUES & CONSTRAINTS

The following issues, opportunities and constraints have • Limited commercial activity as evidenced by the • Buangor is the closest town in the municipality to There are a number of environmental and heritage been identified through consultation with the community recent closure of the hotel/pub. Ballarat (50 mins). values and constraints that need to be considered when and key stakeholders, and supplemented by additional planning for the future of Buangor. These are illustrated • Fragmented community. • Close proximity to Mount Cole State Forest, Mount research, analysis and site visits. on the map on the following page and include: Buangor State Park and Langi Ghiran State Park. • Uncertainty around the impact of the Buangor bypass, that is to be constructed as part of the Western • Historic values, namely the Cobb & Co Changing • Extensive areas to the north of Buangor are subject Highway Project. Station and nearby homesteads. to the Wildfire Management Overlay (WMO) and draft Bushfire Management Overlay (BMO). These are areas • Construction of the bypass offers the potential for that have the highest bushfire risk and are likely to be significant benefits to the amenity, livability and particularly exposed to the impact of bushfire. The attractiveness of Buangor. For example, a reduction suitability of new development in these areas must be in truck movements throughout the township will fully considered before it proceeds, and appropriate result in a safer pedestrian environment with improved bushfire protection measures will be required. access between the north and south of the township. However, it should be noted that the proposed BMO • Lifestyle development opportunities. is based on existing tree plantations that currently have an uncertain future as a result of the proposed bypass. It is considered that bushfire constraints to the north are likely to reduce once the bypass has been constructed, effectively providing a barrier to any fire front from the north. • The Vegetation Protection Overlay (Schedule 1) applies to large areas of land throughout Buangor. The purpose of VPO1 is to protect areas of significant remnant vegetation. • Some areas within Buangor have been identified as ‘Areas of Cultural Heritage Sensitivity’. These areas include landforms and waterways/ waterbodies that are regarded as likely to contain sites of Aboriginal cultural heritage significance.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 90 Buangor: Values & Constraints Map

LEGEND

D Billy Billy Creek R

S I V E Railway line N

N E B Contours -

R O G N A Planning Scheme Overlays U B Draft Bushfire Management Overlay

Vegetation Protection Overlay

W ES Heritage Overlay TE RN H WY Wildfire Management Overlay

Other Values/ Constraints

Buangor Areas of Cultural Heritage Sensitivity Primary School

Oval D

R

M

U

C

I Hall

L

L (Cobb & Co)

A

H

C B UA NG OR PEACOCKS ROAD RD Buangor Station

Billy Billy Creek CHALLICUM ROAD Buangor Cemetery

N 0 250 500

Ararat Sustainable Growth Futuremetres Strategy | FINAL REPORT: FEBRUARY 2014 91 Buangor

Future Growth Recommendations Township boundary • Ensure rural residential growth occurs in areas Streetscape & Environment where it will not impact on the viability of productive This section provides recommendations for how to • Define a township boundary for Buangor that reflects agricultural land, and minimises potential land use • Continue to protect existing Avenue of Honour tree manage, support and encourage sustainable growth in the current extent of the township, and allows for conflict. planting along the Western Highway. Buangor. Some of these recommendations are strategic, future growth as identified by the Ararat Sustainable • Support succession planting where existing Avenue of for example the need for future investigations or other Growth Future Strategy (2013). community Infrastructure & facilities Honour trees are reaching the end of their life cycle. advocacy work, and others are more applied, for example recommending the rezoning of a particular area of land. Town Centre core • Ensure the future growth of Buangor makes best use • Ensure all streetscape works take into consideration Where possible, recommendations are illustrated spatially of existing infrastructure assets, services and facilities. the safety and efficiency of roads and intersections, • Concentrate future retail/commercial activity within on the Proposed Framework Plan on the following page. including maintenance of sight lines. the Town Centre Core, in close proximity to existing • Continue to support and enhance existing community retail activity. facilities and various community groups, clubs and • Prepare an Urban Design Framework for Buangor to associations as a key asset of the township. • Encourage a wider range of businesses, services and provide direction on potential improvements to the activities that take advantage of Buangor’s heritage • Advocate for improved frequency of accessible design of the streetscape following construction of assets, nearby wineries and proximity to Mount transport services to Ararat, Ballarat and Melbourne, the bypass, including strengthening visual and physical Buangor and Mt Langi Ghiran. particularly for the elderly and youth of the connections between the north and south sides of the community. highway. Township Residential • Support the development of facilities and services that • Develop a Community Action Plan and Urban Design • Support residential uses in close proximity to the town allow for ageing in place. Plan in response to changes associated with the centre and existing community infrastructure and bypass. • Work closely with Government and other service services. providers (e.g. Bush Nursing Centres) to promote and HERITAGE • Rezone lots fronting Challicum Road (south of the develop opportunities for improvement e.g. provision railway line) from Farming Zone to Township Zone to of a community bus service, shared partnership • Continue to protect areas of Aboriginal cultural better reflect their existing use and subdivision size. development around home and community care heritage significance including landforms and (HACC) services, and nursing infrastructure. waterways/ waterbodies that are regarded as likely Rural Residential to contain sites of Aboriginal cultural heritage significance. • Rezone lots to the west of the township (between the Recreation & Leisure railway line and the Western Highway) from Township • Continue to recognise and promote the proximity • Continue to protect and promote sites of local Zone to Rural Living Zone and investigate application of Mount Cole State Forest, Mount Buangor State heritage significance such as the Cobb & Co Changing of a Restructure Overlay. Forest and Langi Ghiran State Park to Buangor as a key Station. • Investigate potential for rural living opportunities to recreational asset of the township. the north and north-east of the township boundary • Improve pedestrian and cycling connections within in the longer term, once the bypass is in operation. the township, particularly linking to key points of The suitability of new residential development in these interest such as the Primary School and Recreation areas must be fully considered before any rezoning Reserve. proceeds, including an assessment of environmental assets and hazards; mainly native vegetation, cultural • Continue to promote and preserve Billy Billy creek as a heritage, topography, flood, and bushfire risk. Future key environmental and recreational asset of Buangor. development should be directed outside the Bushfire Management Overlay (BMO) area in the first instance.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 92 LEGEND

D R Township Boundary

S I V E Billy Billy Creek N

N E B Railway Line -

R O G Proposed Buangor Bypass N A (indicative alignment only) U B Main Access Road (following construction of the Bypass) Buangor: Proposed Framework Plan Township Entry Point W ES TE RN Avenue of Honour tree planting H LEGEND LEGEND WY Public Open Space/ Recreation D Township Boundary D R R Township Boundary S Community Uses S I I V V E Billy Billy Creek E Billy Billy Creek N N Township Residential N N E E Buangor B B Railway Line Railway Line - - Primary School Town Centre Core R R O O G Proposed Buangor Bypass G Proposed Buangor Bypass N A N (indicative alignment only) Oval Farming U A D (indicative alignment only)

B U R B

M Main Access Road Area to be rezoned to Township Zone

U Main Access Road

C (following construction of the Bypass) I Hall in the short term

L (following construction of the Bypass) L (Cobb & Co) A Township Entry Point H Area to be rezoned to Rural Living WE C Township Entry PointBU ST AN ER Avenue of Honour tree planting G Zone in the short term WEN O PEACOCKS ROAD S H R TWEY RD RN Avenue of Honour tree planting H Public Open Space/ Recreation Rural Living investigation area (long WY Public Open Space/ RecreationBuangor term) Community Uses Station Township Residential Community Uses Buangor Primary School Town Centre Core Township Residential Buangor Oval Primary School Farming D Town Centre Core

R

M Area to be rezoned to Township Zone

U Oval Farming D

C

I Hall in the short term

R

L

L (Cobb & Co)

A M Area to be rezoned to Township Zone H Area to be rezoned to Rural Living

U C BU C A I NG Hall Zone in the short term in the short term Billy Billy Creek

L O PEACOCKS ROAD CHALLICUM ROAD L R R (Cobb & Co)

A D

H Buangor Rural Living investigation areaArea (long to be rezoned to Rural Living

C B BuangorUA Cemetery NG term) Zone in the short term Station OR PEACOCKS ROAD RD Rural Living investigation area (long Buangor term) Station

Billy Billy Creek CHALLICUM ROAD Buangor Cemetery

Billy Billy Creek CHALLICUM ROAD Buangor Cemetery

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metres

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 93

N 0 250 500

metres

N 0 250 500

metres Chapter 8. Implementation

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 94 Implementation

8.1 Planning Scheme Implementation Recommendations 8.2 Timeline for Implementation

The Ararat Planning Scheme provides the primary tool to implement the recommendations of the SGF Strategy. It is an The timeline for implementation of the Strategy is classified as follows: important implementation mechanism as it requires Council, the Victorian Civil and Administrative Tribunal (VCAT) and applicants to consider the key objectives and directions outlined in a Strategy such as this. • Short: 6 months to 2 years

Recommendations for implementation of the Strategy through the Ararat Planning Scheme are listed below. • Medium: 2 years to 5 years • Long: 5 years to 10 years updates to the municipal strategic statement (clause 21) • On-going: throughout the life of the Strategy The Municipal Strategic Statement (MSS) establishes the strategic framework for the municipality and provides the broad local policy basis for making decisions under a planning scheme. Acting as a planning authority or responsible authority, Short, medium and long terms actions are listed on the following page. Following implementation of the Strategy Council must aim to achieve the objectives and follow the strategies set out in the MSS. As Council develops and revises through the Ararat planning scheme, all directions of the Strategy will be ongoing throughout the life of the Strategy (25 its strategic direction, the MSS needs to be refined. years), and reviewed every 4 years through subsequent MSS reviews . Suggested updates to the Ararat Planning Scheme MSS are included as Appendix C to this report.

Zone changes/ corrections Standard zones for Statewide application are included in the Victorian Planning Provisions. These zones are used in all planning schemes as required. An important feature of the zones is that they are used to implement the State and Local Planning Policy Frameworks, including the Municipal Strategic Statement.

The SGF Strategy recommends a number of zone changes/ corrections, as identified in the table on the following page. recommended overlays The SGF Strategy recommends application of a Restructure Overlay in parts of Willaura and Buangor. The purpose of a Restructure Overlay is to identify old and inappropriate subdivisions which are to be restructured to create larger lots that better reflect the strategic directions for the locality than the existing subdivision pattern. referencing the sustainable growth future strategy The Planning and Environment Act 1987 allows certain documents to be incorporated in a planning scheme by reference, rather than by including the entire document in the scheme itself. Reference documents provide background information to assist in understanding the context within which a particular policy or provision has been framed.

It is recommended that the Sustainable Growth Future Strategy is included as a reference document within Clause 21.06.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 95

ACTION / ACTION IMPLEMENTATION TIMELINE FOR RESPONSIBILITY IMPLEMENTATION

MUNICIPAL STRATEGIC STATEMENT

A1 • Prepare a planning scheme amendment to incorporate the key strategic directions and future growth recommendations Council Short (including all Proposed Framework Plans) of the SGF Strategy into the Municipal Strategic Statement, as detailed in Appendix C.

A2 • Prepare a planning scheme amendment to implement the zone changes/ corrections as listed below. Council Short

ZONES & OVERLAYS

ARARAT A3 • Rezone parcels of land located to the south-west of the township (along Vincent Street and Bellinghams Hill Road) from Farming Council Short - Medium Zone to Rural Living Zone (or to Residential 1 Zone if sewerage is available).

A4 • Rezone the portion of land between Aradale Golf Course and Green Hill Lake (between Warrak Road and McLellan Street) to Rural Council Short - Medium Living Zone.

A5 • Rezone the existing Commercial 1 Zone (Business 2 Zone) situated along the Western Highway and Barkly Street (to the east Council Short of Princes Street) to Commercial 2 Zone; taking into account considerations such as adjoining sensitive land uses and heritage buildings.

A6 • Rezone the small triangle of Residential 1 zoned land bounded by Baird and Wilson Street to Commercial 2 Zone, to provide Council Short further opportunity for large format retailing on the periphery of the town centre; taking into account considerations such as adjoining sensitive land uses and heritage buildings.

A7 • Rezone the small triangle portion of land adjoining the railway line (currently used as a roundabout) to Road Zone - Category 1 to Council Short better reflect the use and intent fo the land.

A8 • Investigate industrial growth to the north (in close proximity to the Western Highway Ararat Bypass and Pyrenees Highway), Council Long following take-up of existing industrial land in Ararat. The exact location of future industrial land will be subject to the final alignment of the Western Highway Ararat Bypass and a land suitability assessment.

LAKE BOLAC A9 • Rezone the existing Township Zone and Farming Zone to the north-east of the township to Industrial 3 Zone to better reflect its Council Short existing industrial use and subdivision pattern.

A10 • Rezone the existing Public Park & Recreation zoned land located to the north of the township to Public Conservation & Resource Council Short Zone to protect and preserve the natural environment and restrict any commercial development in the area.

A11 • Rezone the existing lots located between Mortlake-Ararat Road and Lake Bolac College from Township Zone to Public Use Zone Council Short (Education) to better reflect the existing use and intent of the land.

A12 • Rezone the parcel of land containing the tennis courts from Township Zone to Public Park & Recreation Zone to better reflect the Council Short existing use and intent of the land.

WILLAURA A13 • Rezone the Township Zone to the west of the township to Farming Zone to better reflect the areas existing farming use, Council Short subdivision pattern, and allotment size.

A14 • Investigate application of a Restructure Overlay to the south of the township on lots adjoining Willaura-Wickliffe Road. Council Short - Medium

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 96 POMONAL A15 • Rezone land surrounding the major intersection of Pomonal from Rural Living to Township Zone to create a defined centre for the Council Short town and a focus for future retail/commercial activity, in line with the recommendations of the Stawell – Ararat – Halls Gap Triangle Rural Zone Review (2012).

A16 • Rezone existing Farming and Rural Living zoned land located to the west of the township to Rural Conservation Zone, in line with Council Short the recommendations of the Stawell – Ararat – Halls Gap Triangle Rural Zone Review (2012).

A17 • Explore the potential to rezone some parcels of land in Pomonal to Rural Activity Zone to encourage tourism development that Council Short takes advantage of Pomonal’s attractive natural/rural setting and proximity to the Grampians National Park and Lake Fyans.

A18 • Investigate further rural residential opportunities to the north-east of the township in the longer term to better reflect the extent Council Long of existing property boundaries. The suitability of new residential development in this area must be fully considered before any rezoning proceeds, including an assessment of environmental assets and hazards; mainly native vegetation, cultural heritage, topography, flood, and bushfire risk. Future development should be directed outside the Bushfire Management Overlay (BMO) area in the first instance.

MOYSTON A19 • Investigate opportunity to rezone the area of land to the north-west of the township from Farming Zone to Rural Living Zone, Council Medium applying an 8 hectare minimum lot size. The suitability of new residential development in this area must be fully considered before any rezoning proceeds, including an assessment of environmental assets and hazards; mainly native vegetation, cultural heritage, topography, flood, and bushfire risk. Future development should be directed outside the Bushfire Management Overlay (BMO) area in the first instance.

A20 • Rezone Moyston Cemetery to Public Use Zone (Schedule 5) to better reflect the use and intent of the land. Council Short

A21 • Rezone Township zoned properties alongside the Recreation Reserve to Public Park & Recreation to better reflect the use and Council Short intent of the land.

A22 • Rezone heavily vegetated land throughout Pomonal (as identified on the Proposed Moyston Framework Plan) to Public Council Short Conservation & Resource Zone to better reflect the use and intent of the land.

ELMHURST A23 • Rezone the Recreation Reserve and adjoining Golf Course land from Township Zone to Public Park & Recreation Zone to better Council Short reflect the areas existing use and intent.

A24 • Rezone the tree/creek corridor running from Green Street to the Golf Course from Township Zone to Public Conservation & Council Short Resource Zone to better reflect the use and intent of the land.

A25 • Investigate rural residential opportunities to the west of the township boundary in the longer tern. The suitability of new residential Council Long development in this area must be fully considered before any rezoning proceeds, including an assessment of environmental assets and hazards; mainly native vegetation, cultural heritage, topography, flood, and bushfire risk.

BUANGOR A26 • Rezone lots fronting Challicum Road (south of the railway line) from Farming Zone to Township Zone to better reflect their existing Council Short use and subdivision size.

A27 • Rezone lots to the west of the township (between the railway line and the Western Highway) from Township Zone to Rural Living Council Short Zone, and investigate application of a Restructure Overlay.

A28 • Investigate potential for rural living opportunities to the north and north-east of the township boundary once the bypass is in Council Long operation. The suitability of new residential development in these areas must be fully considered before any rezoning proceeds, including an assessment of environmental assets and hazards; mainly native vegetation, cultural heritage, topography, flood, and bushfire risk. Development in the first instance should be directed outside the Bushfire Management Overlay (BMO) area.

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 97 Appendices

Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 98