Torquay/ Janjuc

TORQUAY/ JANJUC

Torquay;Jan Juc Structure Plan

Geelong Regional Commission

711 . Geelong Publoc Offoces 4099 Cnr Lottie Malop & Fenwock Streets Geelong Voctoroa 3220 452 P 0 Bo• 770 GEE:T Tel (052) 26 4852 (1980) 1 N~~~~~~~~!iilllilllililll~lil~lii~IRv M0043995

'.~ TORQUAY I JAN JUC STRUCTURE PLAN

This Structure Plan was adopted by the Geelong Regional Commission, th~ South Barwon City Council and the Barrabool Shire Council~ in September, 1980.

. . Amendments to the Plan were adopted by the Commission in October, 198l-, J

Prepared by GEELONG REGIONAL COMMISSION 1980 ISBN-0-7241-2203-6

~~£~~1~ - ~~:;~;;J:n Juc:tructure I GEE:T (1980J plan l_ - -~· -·-~ ---~---~- ..;. 1 -

FOREWORD The Geelong Regional Commission, as a statutory authority, has specific powers to ensure:

11 the participation of. the people of the Gee long Region in; planning the future development of the Region ...... and

11 the planning .and co-ordination, integration and management of and for - (i) development within the Geelong Region.; ( i i) the improvement and enhancement of the. Region and the protect ion of areas within the Region of natural beauty or of speci a 1 significance to the Region; and · (iii) the provision of services and faciliti·es .within the Region ... To fulfill these objectives, the Commission is preparing a series of long range graphical .structure Plans for the urban localities throughout the Region and is assisted in doing so by the. several municipalities, state government agencies and other interested groups. This Structure Plan is. therefore a statement of planning policy adopted by the. Geelong Regional Commission the City of South Barwon and the Barrabool Shi.re· Council, and accepted by the various other authorities concerned with urban development. As an instrument of government it discusses and illustrates the long-term developm·ent strategy for the Torquay area·. · The adopted Plan broadly indicates the pattern of residential development and related commercial and community facilities envisaged for the future. It also· indicates. the objectives to be achieved through the admi'nistratioh of the Geelong Regional Interim Development Order and thus serves as a guide for the consideration of zoning ·changes and approval of· development applications as the need arises. The Commission has prepared this· Plari with the assistance of the officers of

-~ the City of South Barwon and the Shire of Barrabool, and after consultation ·' with the staff of a humber 9f other government agencies. ·Their assistance is 1 gratefully acknowledged.

Ct; K. ATKINS w:tRMAN. v" - 2 -

CONTENTS

1.. INTRODUCTION 1.1 The Study Area 1.2 Purpose of the Structure Plan ,... 1.3 Existing Statutory Plann1ng Control

2.. ·REGIONAL CONTEXT

2.1 Regional· dbjecti~es 2.2 Population and Housing 2.3 Role of Torquay/Jan Juc 3. EXISTING DEVELOPMENT 3.1 Residential. Land 3.2 Rural Residential Development 3.3 Co11111erci al Facilities 3.4 Community Facilities 3.5 Recreation Facilities . 4. FUTURE GROWTH 4.1 . .. Urban Population and Dwellings 4.2 Rural Residential Growth 4.• 3 Recreation and Resort Functioris . 4.4 Commercial and Industrial Uses

5. CONSTRAINTS· AND OPPORTUNITIES.

~.1 Water Supply· 5.2 Sewerage · '5.3 Landscape Opportunities and Constrain~s 5.4 Growth Constraints

6. STRATEGY 6.1 Objectives · ~.2 Developabl~ Land 6.3 Land~cape Policy 6.4 · Residential Neighbourhoods 6.5 Commercial ·and Service Business Development 6.6 Resort Development 6.7 Roads · 6.8 Rural Residential Development 6.9 Strategy 6.10 Implementation - 3 -

1·~ INlRODUCTION 1.1 The Study Area 1.2 Purpose .of the Struct~re Plan 1.3 Existing Planning Control ·

~ I

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1. INTROOUCTION

Ll The Study Area

Torquay/Jan Juc is situated on the southern coast some 24 kilometres south of Geelong. The present population of the settlement is just over 3,000 people spread over an undulating coastal hinterland. The attraction of. the sea is significant in an area which boasts surf beaches. of international acclaim. Despite the 'pull' of natural recreation resources to a growing permanent population and thousands of visitors. during summer months, Torquay/Jan Juc has retained its small-scale lively character and is an attraction in itself.

1.2 Purpose of the Structure Plan The Structure Plan for Torquay/Jan Juc is a policy statement for the long-term development of the area. The Structure Plan is a revision and refinement of interim policy proposals, adopted tn 1977 by the Geelong Regional Planning Authority (now the Geelong R~gional Commission), and, the more definit.ive Jan Juc Structure Plan which sett 1ed on the short and medi urn term needs of the south-western sector ·af the·· study are.a. ·

The Torquay/Jan Juc Structure Plan develops :· the pattern of future residential (including "ruraJ. residential"), resort and commercial development the location of major roads to serve future development

an overall open space system for the area.

,1.3 Existing Planning Control Statutory p 1 ann i ng contra 1 through zones and associ a ted Ordinance provisions for the study area, is provided .by the Geelong Regional Interim Development Order. The administration of the Order, particularly the issue of planning permits, is the responsibility of the Shire of Barrabool and the City of South Barwon. Changes to zones and other provisions of the Order are the responsibility of the Geelong Regional Commission •

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[ 2. REGIONAL CONTEXT · 2.1 Regional Objectives 2.Z Population and Housing. 2.3 Role of Torquay/Jan Juc

.•. - 6 -

2. REGIONAL CONTEXT 2.1 Regional .Objectives With a prosperous,· more mobile population, and as a result of an -.- increasing proportion of the Australian population being of retirement age, coast a 1 towns have experienced · increase-d growth. This is reflected in the more intensive use of town facilities by ho 1i day visitors as well as increasing permanent resident i a 1 populati·ons. However, these trends tend to counter the resort ch~racter of coastal towns and have highlighted the need · for constructive policies which preserve the attractions of the town, for both visitors and residents. · Preparation of the Commission•s- structure plans for coastal towns contributes to an overall regional strategy. . Each appraisal and preparation of a structure plan follows from the following regional objectives ensuring that the individual character and identity of the coastal towns will be retained;

achieving a compatible balance between the resort a~d dormitory functions of the towns; facilitating the economic provision of water, sewerage and other reticul~ted services and roads; · ensuring the economic and efficient provision of commercial and community services; protecting the coastal landscapes and foreshores in and beteween the coastal towns. 2.2 Population and Housing Recent Population Growth In the latest intercensal period of 1971-1976 the Geelong Region increased in population from 141~000 to 156,400, a growth of 11% over the five years. Much of this increase has been in the new commuter suburb areas of the Bellarine Peninsula and Lara. Torquay/Jan Juc had an absolute population increase of 677 persons or 35% over the five-year period. This is similar to Ocean Grove/Barwon Heads' increase of 34% over the same time. Torquay/Jan Juc is ·enjoying increasing popularity as an area for permanent residence. A .decreasing. proportion of unoccup;.ed · dwe 11 i ngs was evident in Torquay/Jah Juc between 1911 and 1976. (It has been assumed that unoccupied dwellings are usually holiday homes not .•. occupied on the evening of the particular Census count) .

I ~ - 7.. -'

UNOCCUPIED· DWELLINGS AS A PERCENTAGE OF TOTAL DWELLINGS

·~

;e 90 ~ ' !z 80 1&.1 a::0 1&.1a.. 70 -·· ANGLESEA

50 r:::~~---;;;;;;;;;t;00 ... TORQUAY I f- ••• · JAN JUC 0 ••••• 0 0 0 0 0 0 0 0 40 0 0 00 00 OCEAN GROVE/ BARWON HEADS

30r------~--~

20r------~~~

10 t------~-~

1971 1975 1976

Source Bureau of Statistics. Figure 1 Ocean Grove/Barwon Heads has a lower proportion of unoccupied dwellings than Torquay/Jan Juc, whilst Anglesea, which is the farthest distance from the Geelong Central "Business Distri·ct, has· a relatively high proportion. The proportion of unoccupied dwellings in Torquay/Jan Juc decreased by 6.8% between 1971 and 1976 compared with 5.5% for Ocean Grove/Barwon Heads. Anglesea showed virtually no change in the proportion over that period. The 1976 population pyramid for Torquay/Jan· Juc ·is indicative of the towns' attraction for young adults and as a retirement area. 22% of the locality's population was in the 15-24 .age gro~p compared with ~he Regional figure of _18% and between 1971 and 1976 the number of · elderly people (65 years· and over) increased by 45%. Whilst Ocean Grove/Barwon Heads had a similar increase in jts elderly population, the 15-24 year age group compri·sed only 15% of the tota.l populati-on in 1976. · .•. ------

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· 'AGE DISTRIBUTION 1976

MALES F~S. 70-. ,.._ 65-69 60-:-64 55-59 50-54 45-49 ·40-44 35-39 30-34 25-29 20-24 15- 19 10-14 5-9 0-4. 20% ·20%

Source A.B.S~ Figure·-2

2.3 Role of Torguay/Jan Juc Torquay/Jan Juc has a dual role · as a coastal dormitory suburb

as a popular beach resort. Significant tracts ·of land are available for residential expansion .and stron'g demands for permanent residential· accorrmodation are expected to conti~ue. With excellent coastal recreation facilities, short-term and ho 1 i day home accorrmodat ion demands wi 11 a 1so cont j riue, · in keeping with the town's resort role. The development' of· Torquay/Jan Juc should embrace· both these roles _and the development of either role at the expense of the other is to be avoided. The "suburbanisation" of Torquay,- for example, :_would result in .the physical attraction of the town being lost to holiday visitors. - 9 -

.re·

. . . 3. .EXISTING DEVELOPMENT 3.1 ·ies i dent i a1 ·Land .. 3.2 Rural Residential Development . 3.3 . . convnerdal Facilities 3~4 Community Faci llt ies · . ·. ,3~5 , Re.crea:ti on Activities - 10 -·

:.3, -- EXISTING DEVELOPMENT

· The _estab 1 i shed resi-dent i a1 area of Torquay is separated from Jan Juc by the Torquay .Golf· Links and Spring· Creek. Development at Torquay is generally contained within the undulating to flat_ strip between ·the· Torq.uay~Geel.ong Road and the she_ltered beaches to the east in the -·s-outh_ ·sarwon municipality.· The newer area of Jan Juc in the _Barrabool Shi.re, is. situated on rolling topography overlooking the ocean ~o the south of the Ocean Road. ·

The- development status and ~apacity Of· land within subdivided - residential areas and unsubdi vi ded (though committed) urban areas is - -as follows :· -

.. . . DEVELOPMENT STATUS AND CAPACITY OF RESIDENTIAL LAND - SEPTEMBER, 1979

Number Of· Vacant Committed Tota·l Dwellings Lots Urban Residential Capacity Capacity

South Barwon 1 '36'6 240 100 ha 2,306 Barrabool· 686 760 50 ha . 1,796.

TOTAL . 2,052 - 1,000 105 ha* 4,102 .Source Records of the Muncipalities of South Barwon ·and Barrabool * Allowing_30% for Public Open- Space and Roads. Figure 3 There is a capacity for some 4,100 dwellings, or double thepresent _number, within existi·ng committed urban areas. The· areas of Wombah Park_to the north of established Torquay, the undeveloped land within subd.ivided Jan Juc and the unsubdivided but committed areas generally .... 'to the west of Jan Juc, account for this capacity • ThellO hectare Wombah Park development is currently progranmed for a five _stage re 1ease _over -the hext 10 yea:rs. ·_ Only· a -few houses have been built .on the first ·stage subdivision~ No staging is proposed for the vacant -Jari Jlic ·urban areas and the Shire of Barrabool has- _indiCated that :subdivision -approval will be .given on the submi-ssion -of satisfactory- plans of subdivision. MAIN ROADS ---- DISTRI.aUTOR ROADS EXISTING URBAN AREAS

&--~N.i,S--~~-- I -rmmm COMMITIED .. URBAN AREAS I I . VZ/1 MAIN RURAL RESIDENTIAL SU801VI.St0Ns

. t~§-]' OPEN SPACE

SHOPPIN(; CENTRE •• 'PRI ..ARY SCHOOL EXISTING DEVELOPMENl ·-SCALE - I: 50,000

METRES 1000

.MAP· I.~ ·.1; - 12 -

3.2 Rural· Residential. Development

Wlthin the Torquay hinterland, encompassing an area extending from farmlet development north of Torquay to the western environs of Bellbrae and south to Pt. Addis, large-scale fragmentation of rural lands has occurred.· ·Small holdings in the area are generally within the 0.2 - 6.0 ha. range and are substantially developed. This is no doubt a reflection of the area's desirability for 11 rural residential .. activities, given its proximity ~to coast and recreation areas and its pleasant undulating landscape of open lands interdispersed with gullies and native timber. Major concentrations of small-acre development occur at Torquay Heights, north of Torquay, around Bellbrae, on the western edg.e of Jan Juc and east of the Great Ocean Road behind Bells Beach. A concentration of larger tree-covered 10-:20 ha. ·allotments is situated 4 km. west of Bellbrae. ·

A total of 154 houses have been. built on the 309 existing small-acre blocks in the Torquay hinterland. Unsubdivided areas within existing Rural (Residential) zones (allocated for 1.5 - 2.0 ha. development) west of Jan Juc and east of. the Ocean Road can accommodate a further 70 blocks. The spread of small-acre allotments, whilst giving opportunity for wide choice, is not generally linked to the availability of service infrastructures or community facilities and few allotments have reticulated water. Generally, the more remote small-acre subdivisions have 1ow development rates, whilst subdi v.i sions within reasonable proximity of urban faci 1 it ies .such as the Torquay Heights Estate (to the north of urban Torquay) and subdiv:isions adjoining Jari Juc, have developed quite rapidly over the last_ decade.

3.3 Comrriercial Facilities The main shopping centre for the area is centred on the intersection of Gilbert and Pearl Streets in the established residential ·core of Torquay. There are 24 shops i.n this area highly biased tqward food lines. Car parking is mainly on-street with a sealed parkirig area for 62 cars to the west of the. centre: There is no major supermarket, variety store or discount store in the c·entre and thus weekly or fortnightly hous~hold needs are not fully catered for. A number of resort-related take-away food bars and restaurants are 1ocated · on Be 11 Street . and the Esp 1ana de t 1ose to the rna in beaches and caravan park. With an increasing permanent population a range of persdnal facilittes (banks; hairdressers, etc.), have also develdped in these areas. The developement· of these separate outlets may be · ·detrimental to the viability of the compaCt Gilbert Street Centre. * As at January, l979. - 13·~

Provision has beeri m~de . within the Jan Juc subdivision for a neighbourhood shopp.ing centre, but there' are currently only two milk bar/general stores and one restaurant. With population expansion in. this· area additional faci-lities will be required. Other retail and s.ervice developments are scattered along the Torquay/Geelong Road. . Several take-away food bars and surf:..boqrd -v manufacturing and sales outlets serve both the passing arid. neighbourhood trade.

3.4 Community Facilities There is ·currently one primary school located in the older residential area of Torquay. Provision has been made for an addition a1 schoo 1 in. Jan Ju·c and this sit~ · w.i 11 be deve:l oped .. whEm. population warrants. Approximately 200 children of post-primary school age in Torquay/Jan Juc travel to high and technical SGhools in Geelong. The provision· of. a secondary school would require double the present population of the town. There is a government funded community health centre in Torquay with one medical practioner, several· nurses, a physiotherapist· and a chiropodist in attendance, plus numerous visiting medical and para medical specialists. The centre serves a.wide rural area· as well as TorquaylJan Juc and during the holiday season is particularly taxed. The nearest public hos~ital is in Ge~long. Other established facilities 1n Torquay include an infant welfar.e centre, pre-school centre and elderly citizens club. Recreational facilities and a multi-purpose-building primarily for infants arid' pre-school children. are proposed for Jan Juc, on land adjacent to the proposed primary school site. · Provision of welfare_ and community faciHties is generally minimal as is to be expected with a small permanent population and the scattered nature of development presen~s access problems. A community bus does, however, operate within the residential area, providing service from homes to the senior citizens' and pre-school .centres and occasionally for shopping trips. · Jan .Juc is particularly disadvantaged at present, being a newer, developin~ area ~hich has traditionally beeri perceived as a low-cost holiday-home district. Unless- pre-planning occurs, Wombah Park residents will h~ve similarproblems, although thfs area is clos.er to central Torquay and established facilities. - 14 -

3.5 Recreation Act1vitiesi The beach and associat~d open space areas for~ the focus of recreational activity in the town.. It is a major attraction for visitors and an important feature of the 1 ivin.g 'environment for permanent residi!nts. Planning should therefore ensure that the capacity of the\ beach and enviro~s to support acti~e and passive recreation is maintained. Torquay/Jan Juc has the highest beach patronage in the Geelong Region during the summer period.

BEACH PATRONAGE FOR COASTAL TOWNS

INDENTED HEADS

PORT ARLINGTON

0 1000 2000 3000 4000 5000 NUMBER OF PERSONS Sources "Planning Workshop" Estimate "Park Howell" Estimate Figure 4

The area has excellent surf beaches and a safe "front" beach to the north of Point Danger and thus has .wide appeal to families with young children and those interested in surfing. Between Jan Juc and Bells Beach the surf is of international fame and the area will continue to attract the surfin·g fraternity. Bells Beach was host to the World Surfing Titles in 1973 and each Easter attracts up to 15,000 enthusiasts for the Bells Easter Open Surf Carnival. - 15 - The Torquay/Jan Juc area is popular for day trippers and large car parking areas have been provided close to beach foreshores. Temporary accommodation though, apart from holiday house rental, is lacking and the total of 1,260 camping/caravan sites is less than half that available at Barwon Heads/Ocean Grove. Hotel/motel and guesthouse accommodation amounts to less than 50 rooms. A number of recreation facilities cater for a diversity of sports and other pursuits predominately for the permanent population. These include football and cricket : the major sportsground, home of the 11 11 Torquay Football Club (the Tigers ) and the Cricket Club, is situated on Spring Creek just north of The Great Ocean Road. A smaller ground is situated on the foreshore reserve to the east. boating facilities : there is a launching ramp north of the main front beach. The Torquay Yacht Club also operates from this area. golf : The 18 hole Torquay golf course is a major recreation attraction. tennis : There are 8 all-weather courts in Torquay/Jan Juc - on Deep Creek (2), south of the Torquay primary school (4) and on the Jan Juc Creek {2). Provision for a further 8 courts is being made adjacent to the Torquay sportsground. bowling : the Torquay Bowling Club has extensive facilities west of Fishermans Pier. squash : 3 courts are available for hire

grass skiing : ~acilities for this new sport have been developed west of Duffields Road on the slopes of Spring Creek. I

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4. FUTURE GROWTH 4.1 Urban Population and Dwellings 4.2 Rural Residential Growth 4.3 Recreation and Resort Functions 4.4 Commercial and Industrial Uses - 17 -

4. FUTURE GROWTH

4.1 Urban Population and Dwellings The following table shows Torquay/Jan .Juc•s population growth over the last 25 or so years.

POPULATION AND DWELLINGS 1954 - 79 Population Dwellings

1954 1,117 1961 1,438 1966 1,477 1971 1,937 1337 1976 2,614* 1778 1979 3,150 2052 * Estimate as at September 1979 Source A.B.S. Figure 5

Growth rates over the last 25 years have been high and have averaged just over 4% compared to the Regional figure of 2.7% over this period. There was a noticeable drop in population growth between 1961 and 1966. It appears that during this period Torquay/Jan Juc• s role as a coastal resort usurped its role as a place of permanent residence. Thus, whilst permanent population growth rates declined, holdiay populations (and unoccupied dwelling rates) may well have remained buoyant. After 1966, the permanent popu 1at ion increased signficantly and since 1971 has been growing at a rate of about 6% per annum, and, added to the fact that occupied dwellings are increasing as a proportion of total dwellings, would indicate that Torquay/Jan Jucs role as a dormitory town is gaining ground over its holiday/recreation role.

Two methods have been used to estimate Torquay•s future population

the first involves relating Torquay's population trends to those of the Region and calculating the likely future population as a proportion of anticipated regional growth; and · the · "straight trend" projection, which involves extending Torquay•s past growth rate trend (line) to the desired future year. - 18 -

Torquay's projected populations for the year 2,000, using the two methods, and trends over the past 25 years are as follows :

METHOD I. Between 1954 and 1979 Torquay absorbed 2.42% of the Region's population growth. If Torquay continued to absorb the Region's growth at this rate its population by the year 2,000 would be 5,230.

METHOD II. Torquay' s average annua 1 growth rate between 1954-79 was 4.15%. If this trend continues to the year 2,000- then the population would be 7,130 .

• • • 1 • • ... :·-·· :· A population somewhere between these. estimates could be expected by the year 2,000. For the purpose of assessing land capacities and requirements at this stage a year 2,000 population of 6,200 would appear a reasonable figure to adopt. Recent building trends in Torquay/Jan Juc, however, indicate that growth is slowing after a boom period. The number of dwelling permits issued declined from 97 in 1976/77 to 52 in 1978/79. At the 1976 occupied/unoccupied dwelling ratio, existing subdivided and zoned urban lands would just accommodate the middle estimate of 6,200 people i.e. double the present population of the town. If the ratio increases as expected in coming years, fewer dwellings'would be required to house this population.

4.2 Rural Residential Growth · Whilst development rates. on the stock of small-acre allotments in the Torquay/Jan Juc hinterland have been consistent over the past decade (averaging 12 houses per annum) the demand 'for lots has dropped recently with declining economic activity in other sectors. The prices paid for blocks, typically in the $23 - $30,000 range for two and four hectare blocks in the study area, has not increased significantly over the last two or so years.

;.. On 1970-79 development rates, there is substantial capacity (about 20 years s~pply) for development - given the potential stock of allotments under current zonings. The .areas of high demand however, i.e. adjoining Jan Juc and at Torquay Heights, have only a few years supply remaining. On past development rates a release of 60 blocks every five years would be adequate to satisfy rural residential demands in the study area. - 19 -

4.3 Recreation and Resort Functions It is expected that increasing recreational demands will be made on the coastal areas of the Geelong Region related to -. increased leisure time improved road linkages to the Region from major population areas, in particular via the Westgate Bridge continued popu 1at ion growth in both the Gee 1ong Region and the Melbourne Western Region (Keilor, Sunshine). The extent to which these demands will affect Torquay/Jan Juc is difficult to predict especially when •outside' influences such as rising fuel costs are considered. A study is presently being undertaken to model recreation needs in relation to future patterns of urban development and assess 11 11 costs • The study will recommend management plans to cater for expected patterns of recreational demand. As previously described, Torquay/ Jan Juc is the most popular beach resort in tbe Region. In particular, the international standard of· surf at Jan Juc and Bells·Beach gives the area a unique attribute. A major threat to its continued popularity is the possible degradation of the features that attract visitors to the area. A positive foreshore management program must be developed, which caters for demand resulting from both the increasing attraction of Torquay as a permanent residential area and as a beach resort. 4.4 Commercial and Industrial Uses Additional shopping facilities to the order of 5,000 sq.m. are estimated to be required by the year 2000 to serve anticipated p~p.ulation growth in Torquay/Jan Juc. Facilities should include a major supermarket and/or discount store but not a department store. Additional neighbourhood facilities will also be required at Jan Juc. There is no current demand for large-scale indu.strial developments in any of the coastal towns in the Gee long Region. There is· a need, however, to provide suitable sites for trade and service uses which serve local needs - electrical contractors, plumbers, boat and caravan sales and services etc. The surfboard and wet-suit industry and associated retail sales is highly developed, with Torquay/Jan Juc being very much the centre of surfing activity in Victoria. Market indications appear good for the industry at present and one local manufacturer has an expanding export market for surfing and related products. New and expanding service industrial uses are not likely to requirf:' more than four hectares of land over the next 15 - 20 years. I'

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5. CONSTRAINTS AND OPPORTUNITIES 5.1 ·Water Supply 5.2 Sewerage 5.3 Landscape Opportunities and Constraints 5 •. 4 Growth Constraints w------

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5. CONSTRAINTS AND OPPORTUNITIES

5.1 Water Supply Some 2,000 connections are provided by two main water supply systems ~. - the Torquay low level system and the Jan Juc high level system. The Torquay Basins in Grossmans Road serve about 1,500 houses in Torquay and 200 househplds at Jan Juc. The State Rivers and Water Supply Commission has recently completed mains augmentation works which will ~lleviate low pre~sure problems experiericed in the vicinity of Darien Road, and provide gravity supply to an estimated 2,700 services below the gravity supply limit of 30m: A pump station on land adjacent to the Ocean Road supplies approximately 300 services in the higher areas of Jan Juc. The system is fully committed and the storage tank is drawn to low levels during peak summer usuage. State Rivers has indicated that the future provision of 5,350 services, based on present development commitments with some overlap, will be provided by the following augmentation works At Jan Juc the highest elevation that can be satisfactorily supplied by the existing pump station and tank is approximately R.L. 50 m. It is proposed to enlarge the capacity of the existing pump station to provide for a peak demand of approximately 1,400 services in the near future. The Torquay High Level System will comprise a pump station and stand pipe in Grossmans Road. This system has been designed to provide an estimated 1,250 services to the higher area of Torquay Township, to existing rural services in the vicinity of Torquay Basins, to parts of the proposed Wombah Park Estate, and to the Torquay Heights Estate (which cannot be economically serviced at the present time). This would economically supply areas to approximately R.L. 55m. Subject to the availability of funds, development of this system should coincide with the subdivisional development of the Wombah Park Estate.

5.2 Sewerage Current proposals for the Torquay Sewerage Scheme have been designed to provide for a total of 5,500 res1dential allotments in Torquay/Jan Juc. This includes provision for expansion of Jan Juc in accordance with adopted Outline Development Plans, the development of 1,100 allotments within the Wombah Park Estate, and the service of an additional 1,200 allotments west of the Torquay/Geelong Road. I.

SERVICE BASINS

ELEVATIONS SERVED BY 1011111111* TORQUAY SC.HEME ELEVATIONS SERVED BY ··~~ JAN JUC SCHE~ .

('>"~ DRAINAGE (SEWERAGE) CATCHMENTS

UTILITIES SCALE - I : 50,000

METRES 1000

MAP 2 - 23 -

5.3 Land~cape Opportunities and Constraints The coastal/rolling hinterland landscape of Torquay/Jan Juc is extremely attractive when combined with stands of native vegetation • . Whilst the messmate/stringybark woodland characteristic of generally dry coastal hinterlands along the southern coast has largely been cleared for grazing purposes, significant native stands exist along watercourses or comprise isolated shelter clumps and windbreaks on r1 dges. C1 oser to the coast native and introduced vegetation is affected by on-shore salt-laden winds. Parts of the undeveloped foreshore support the sensitive ••ground hugging" tea-tree and grasses which are essential to the stabilisation of the dunal/sea interface. Particular bpportunities and c~~straints within the landscape c6ntext are to be seen in the following areas The gullies of Deep Creek, Spring Creek and Jan Juc Creek. With associated vegetation these gullies are important elements of the landscape and can be utilised as linear open space systems .. North and Northeast of Deep Creek. The land north of Deep Creek is exposed and devoid of vegetation. To the northeast the sensitive dune system ·is subject to erosion pressures due to generally unrestricted access to the coast. The foreshore between Spring Creek and Deep Creek has been substantially altered to provide car parks, access and landscaped lawns. This part of the coastline is used intensively for recreation purposes and summer holiday crowds pack the front beach and main surf beach to the north and south of Pt. Danger. The Torquay Golf Course between Torquay and Jan Juc. The golf course breaks up the spread of urban development, is visually appealing and provides a source of recreation for a large number of permanent residents and holiday makers. There· is some concern however, that the course 1imi ts pub 1i c access to the beach and foreshore reserve (a single track provides access from Jan Juc to the Jan Juc Surf Life Saving Club and car park), and, that the area could be more widely utilised for recreation by the general public. South of the Jan Juc Creek and including the Bells Beach area, 30 to 40 m. cliffs dominate the coastline. Illegal access and uncontrolled trampling is damaging the stablising natural vegetation and causing dunal and clifftop erosion. Native vegetation stands on both sides of Bells Road west of Jan Juc. This area is the only significant remnant of native vegetation in the study area. The ridges of Jan Juc and to the west and north of Torquay. The ridges are the dominant landscape element in the study area and are clearly seen from hinterland and foreshore areas. ..:_:a..-_ . -=-:;-a. -.~,---::::-:.. ~ '"" ~"· ·..: =-~-~J- _.:..;i;""--=_ -

ROADS

EXISTING URBAN AREAS

EXTENSIVE TREE COVER

FLAT, POORLY DRAINED LAND

fYn sTEEP LAND <<< RIDGES LANDSCAPE ELEMENTS SCALE - I : 50,000

METRES 1000

MAP 3 - 25 -

5.4 Growth Constraints In the long-term, Torquay/Jan Juc has urban growth constraints in all directions -: Northeast The poorly drained swale behind coastal dunes is inappropriate for developmental use. Sewerage costs are prohibitive and development would have an adverse effect on the dunal foreshore and wetlands of the Bream Creek system. North Rising elevations over-reach gravity water supply limits and the gentle escarpment rising to the north of Torquay separates the urban area from the rural lands between Torquay and Mt. Duneed. Northwest : Existing small-acre subdivision above gravity water supply limits to some extent inhibits further urban growth in this sector. West Substantia 1 urban growth can be accommodated in the sector to the west of the Torquay/Geelong Road. Forseeable development would generally conform to current water supply limits and avoid the steeper land in the upper reaches of Spring Creek to the west of Duffields Road and beyond. South The coastal ridge extending south from Jan Juc is visually dominant when viewed from tourist roads and the Jan Juc area. The ridge is wind and salt exposed and its development is to be avoided. Southwest : Small-acre subdivision and water supply limits constrain development to the west of Jan Juc. Provision for small-acre subdivision will allow for the gradual merging of residential densities whilst encouraging the retention of native vegetation. The ridge adjoining the Great Ocean Road forms the boundary of the Jan Juc "bowl". · Future growth projections indicate that for the next 20 to 30 years and beyond there is ample land available for urban development within the constraints outlined above. More immediate development needs (say, ove.r the next 10 years) will continue to take up the existing stock of zoned and committed lands at Jan Juc and "Wombah Park". The forgoing analysis of growth constraints also points the way for the accommodation of rural residential uses. Water supply and other basic services are a requirement for all_ rural residential subdivisions and the previous analysis of small-acre development in the study area indicated that this type of subdivision should complement, rather than be distinct frqm, urban development. WATIR 8UPPLY /S£WERAGE. · LIMITS ' (CURRENTLY.,.------ENVISAGED ) ._

T EXPOSED

--- URBAN GROWTH LIMITS

EXISTING URBAN AREAS

GROWTH

CONSTRAINTS. . SCALE - I: 50,000

METRES 1000

MAP 4 - 27 -

6. STRATEGY 6.1 Objectives 6.2 Developable Land 6.3 Landscape Policy 6.4 Residential Neighbourhoods 6.5 Commercial and Service Business Development 6.6 Resort Development 6.7 Roads 6.8 Rural Residential Development 6.9 Strategy 6.10 Implementation ' - 28 :-

,6. STRATEGY

6~1 Objectives

The main objectives of the Torquay/Jan Juc development strategy are summarised as follows

to accommodate demands for permanent and holiday accommodation; to upgrade commercial and social ·fa~ilities in keeping with the needs of an increasing permanent and holiday population;

to protect the attractiveness of the coastal landscape and foreshore;

to encourage major resort development in suitable locati·crns;

to prevent the unnecessary spread of development so as to ensure the economic and efficient provision of public utilities;

to arrange for the upgrading and expansion of the existing commercial centre to make it not only a viable community centre but also, during the tourist season, a vital, exciting resort environment;

to ensure that resident i a 1 g·rowth conforms to a pattern of integrated but individually identifiable communities each with its own recreation, shopping and school facilities.

6.2 Developable Land

Growth constraints define a potential development area of some 800 ha. This area; even at high growth rates, is adequate for the next 20 to 30 years. Should the eventual development of Torquay/Jan Juc warrant, further expansion can be accommodated in the western sector, complementing the future development of the area immediately west of the Torquay Road. Such expansion wi 11 require major investment in utility services and should not b·e contemplated until the designated area is developed (in .effect a tripling of the existing number of dwellings in Torquay/Jan Juc). To preserve this long-term option, further small-acre subdivision to the west should not occur.

6.3 Landscape Policy

Future development at Torquay/Jan Juc should blend with the natural form of topography and significant native vegetation should be protected. - 29 -

The utilisation of the Deep Creek, Spring Creek and Jan Juc Creek gu 11 i es for a 1i near open space system will connect the deve 1oped hinterland areas with foreshore reserves. The development of pedestrian walkways and perhaps bikeways, wo.uld provide a recreation resource and, as well as facilitating access to the coast would provide an alternative means of access to central facilities - schools, shops and community facilities. Natural vegetation along the creeks should therefore be preserved and creeks should be protected from weed infestation and pollution. An important landscape principle in coastal areas is the protection of the dominant ridgelines from urban development thus maintaining viewscapes to and from for~shore areas. The Jan Juc Structure Plan, for example, facilitates the development of the Jan Juc valley creating a 11 bowl 11 of development focussing on an open-space spine along the valley floor. Ridges and vegetation stands form the urban boundaries. The maintainance of dominant ridgelines in Jan Juc and to the west and north of Torquay is reinforced by utility service constraints. Foreshore reserves and adjacent areas, as the focus of recreational and developmental demands, are a central component of landscape design policy. Access to sensitive areas must be limited and the preparation of detailed landscape and management plans for foreshore areas, with particular emphasis on points of access and car parking, is recommended. Particular policies are recommended in the following areas of concern: Access should be limited to the dunal system northeast of Deep Creek. The closure of the coastal track and the provision of an inland alignment west of the dunes with spur roads to strategic locations on the coast, would help stabilise the area. The encouragement of major treeplanting in conjunction with the development of the Wombah Park Estate would greatly enhance this visually exposed area.

The significant st~nds of remnant vegetation about Bells Road to the west of Jan Juc should be precluded from urban uses. The steep dunal/clifftop coast between Jan Juc and Bells Beach requires specific attention to prevent illegal access, trampling and consequent degradation.

6.4 Residential Neighbourhoods Four fairly distinct residential neighbourhoods are emerging in Torquay/Jan Juc. These comprise •old• Torquay, Jan Juc, and the little developed areas of Wombah Park and to the west of the Torquay Road. These neighbourhoods are separated by natural features and major roads. 111111111111111111 NEIGHBOURHOODS

EXISTING NEIGHBOURHOOD CENTRES

•0 PROPOSED NEIGHBOURHOOD CENTRES PROPOSED AND EXISTING • PRIMARY SCHOOLS

NEIGHBOURHOODS SCALE - I : 50,000

METRES 1000

MAP 8 ------

-:31 -

The strategy proposes that these physically defined riei ghbourhoods be reinforced by the location. of community infrastructures and the provision of public open space so that each area has some "imageability" and identity, though facilities in established Torquay would remain the focus of activity. Some social identity is being established in Jan Juc with the gradual development of its shopping centre. The development of each neighbourhood would provide for between 1,200 and 2,000 houses. Each nei-ghbourhood could support a primary school and local shopping centre if a high percentage of dwellings were permanently occupied. Only two primary schools, however, are necessary to meet requirements in the foreseeable future, despite increasing permanent occupancy. It is expected that the areas of Jan Juc and Wombah Park and the land to the west of the Torquay Road will continue to develop substantially on a detached housing basis. The pattern of development in Jan Juc is well established and development is proceeding on the basis of Outline Development Plans. Jan Juc will continue to provide for a high proportion of the holiday home market because of its physical aspect and ocean views.

Wombah Park is undergoing its first development phase (125 lots). Subsequent land releases should only occur on the development of 25% of lots. The Weymouth Estate to the west of the Torquay Road is substantially developed and the further release of land in this area will comprise a third residential development front and provide a very diverse range of allotments in terms of physcial aspect, proximity to facilities and services and price. In established Torquay rental accommodation should be encouraged and medium/high density development promoted close to central commercial facilities and the main front beach. Such a policy will promote tourist development and reinforce this area as the hub of activity in Torquay/Jan Juc. The reinforcement of physically defined residential neighbourhoods surrounding the central Torquay area, each with its own community facilities and local shops, will in the long-term assist in the {' retention of the small-scale though lively character of the town.

6.5 Commercial and Service Business Development The location of future commercial development should reinforce the existing centre at Torquay. The encouragement of a central hub of commercial activity close to the beach is seen as a necessary element of a popular beach resort. The -redevelopment and expansion of the existing centre will provide for the bulk of the estimated 5,000 sq.in. of commercial floorspace required to meet permanent and visitor populat1on needs over the next 20 to 30 years. · I - 32 -

The expanded and redeveloped centre should be "pedestrianised" by the re-routing of traffic and the provision of additional car parking on precinct boundaries. This will facilitate pedestrian movement between the beach and. commercial facilities and give the "hub" wide local and visitor appeal. Proposals are currently being finalised for the prov1s1on of a 4 ha. site for essentially service business uses to the west of the Torquay Road and adjacent to the Bernell Caravan Park. Provision for such uses is necessary as surf-board and accessory manufacturing and sales are located generally on the east side of the Torquay Road adjoining residential uses where there is little room for expansion or car parking. The surf-board industry fulfills an important employment and tourist role in Torquay and the area to the west of the road should be promoted over time as Victoria's surf centre. The location of other semi-industrial uses - machine repairs, building contractors, light assembly etc. in this area will provide a local employment hub. Provision for local and highway trade shopping and community facilities should also be made in this area. However, such prov1s1on must not jeopardise the social and financial investment at the Gilbert Street centre. With the eventual development of local facilities as suggested in the Wombah Park Outline Plan, the neighbourhood shopping network will be complete.

6.6 Resort Development Resort development should reinforce Torquay/Jan Juc's dual role. Public accommodation facilities such as motels, guest houses, holiday cabins and caravan and camping uses, should be encouraged close to the main beaches, though conflict with established residential uses is to be avoided. The adequate provision of car parking for such uses, for example, without undue interference with residential streets is important. The main front beach at Torquay is a currrent problem area during peak summer periods. The development of comprehensive resort centres with a range of accommodation and recreation f ac i 1 it i es shou 1 d be promoted. The Structure Plan provides for resort facilities north of Deep Creek, and land adjacent to Spring Creek, with access along the open space corridor to surf beaches, may prove suitable for resort uses in the 1ong-term. With expected increases in visitor levels, intensively used foreshore areas should be developed for maximum utilisation without environmental degradation. The preparation of detailed management and landscape plans for foreshore areas with due consideration to access and car parking aspects, is seen as essent i a 1. The surf beaches of national significance in the Bells Beach area require particular attention if long-term popularity and physical stabi 1ity are to be ensured. - 33'.- 6.7 Roads The Torquay-·Great Ocean Road currently carries an average of 4,000 vehicles per day with a seasonal upwards peak of 13,000 vehicles per day. .The Country Roads Board proposes to widen this road and form a dual carriageway in the next 10 years. · The Country Roads Board is currently constructing an arterial road between Torquay and Barwon Heads. Sections between Barwon Heads and Black Rock have been constructed and negotiations to acquire land between Bream 1ea and B1 ack Rock have commenced. The a 1 i gnment from Breamlea to Torquay is yet to be finalised but an upgraded Blackgate Road or, in the long-term, South Beach Road, will be used to complete the link. An eventual connection to Gro~smans road would assist inter-coastal access between the Bellarine Peninsula and southwestern coastal towns and provide a by-pass for Torquay/Jan Juc. This proposal would require a major allocation of funds and negotiatioR with a number of land owners and could only be envisaged in the long~ term. The arrangement of neighbourhoods and central neighbourhood facilities can best be served by an approximate road 11 grid 11 allowing ease of movement within Torquay/Jan Juc and connecting with existing and possible arterial roads. The grid system based generally on existing roads, should guide the design of smaller roads, foreseeable subidivision and adjoining land uses. 6.8 Rural Residential Development The location with the best potential for the provision of rural residential uses in the short to medium term is the area to the north of· Grossmans Road where water can be provided on the completion of the Torquay High Level Scheme and where a site responsive development . in the undulating landscape need not be visually prominent. Rural Residential development here would compliment the already established small-acre development and gradual development of the third residential front to the west of the Torquay Road. By comparison, areas to the north of Torquay or west of Jan Juc, are less easily serviced or relatively open and exposed. The area west of Duffields Road remains substantially in larger rural holdings providing a more suitable outlet for Torquay•s urban growth in the long term. Special consideration should be given to the sensitive development of ,r the area between public foreshore land along the Bells Beach coastline and small-acre development some distance to the west. It would be desirable to extend public land behind the beach to incorporate remaining native vegetation in the vicinity and reduce recreational pressures on the clifftop/dunal face, whilst providing for semi-rural or recreational development in the hinterland~ Conventional rural residential subdivision would. not be appropriate in this area and views to and from the foreshore should be maintained and flora and fauna habitats protected. Any development in this area is subject to significant water supply constraints. EXISTING MAIN ROADS

••• PROPOSED MAIN ROAD LINKS DISTRIBUTOR ROADS ·--· PROPOSED DISTRIBUTOR LINKS

ROADS SCALE - I : 50,000

METRES 1000

MAP 6 - .35

6.9 Strategy The strategy proposed combtnes the various elements that will make up Torquay/Jan Juc in the forseeable future, i.e. land requirements for development; the arrangment of neighbourhoods; the location of commercial, community and employment facilities; opportunities for the provision of open space; resort development possibilities; an economic and flexible road system.

6.10 Implementation This Structure Plan represents the policy of the Geelong Regional Commission and other authorities involved in the planning and development of the Torquay/Jan Juc area. The Geelong Regional Interim Development Order and the Planning Scheme when gazetted, will be administered in accordance with the principles of the Structure Plan. Residential zones, for example, would be extended on the basis of areas designated and timing described by the Structure Plan. Outline Development Plans will be prepared for· areas requiring more detailed planning · the third residential development front to the west of the Torquay/Geelong Road, the expansion of the commercial centre at Gflbert Street, accommodation for more intensive residential and other uses close to central commercial facilities and the front beach, foreshore areas. The Structure Plan, however, should not be seen as an inflexible document. A major recreational development could be proposed, for example, in: a suitable foreshore or hinterland location which cannot be accommodated within. the Structure Plan. The- plan should then be altered after discussions with relevant authorities and interested locals. Opportunities and constraints change over time and the Structure Plan must be viewed within this context. FUTURE RURAL RESIDENTIAL ( lllowong

LONG TERM MAN ROAD LINKS EXISTING AND PROPOSED MAIN ROADS PRIMARY SCHOOL D PROPOSED PRIMARY SCHOOL -() EXISTING AND PROPOSED NEK;HBOURHOOD CENTRES f!A-:(:1:®i::-;:l URBAN AREA

1111111111111111111 PROPOSED URBAN AREA I I LONG TERM URBAN ww LOW DENSITY RESIDENTIAL 17771 RURAL RESIDENTIAL C:~.· ,r:;'iJ OPEN SPACE

~ POSSIBLE RESORT DEVELOPMENT MODIFIED STRATEGY SCALE - I : 50,000

MEHIES 1000

MAP 7 - .37· - .

Information .Sources :

Austra 1ian Bureau of Statist fcs Gee long Regional Commis-sion, Field .. Survey ·March 1978 •. Barrabool and South Ba~on municipal records, September 1979. Planning Workshop (1975) and Park-Howell (1976), C6mparisdn of Beach Usage estimates, John Paterson Urban Systems, Geelong Recreation Study, Phase 1, June 1977 - including : ·

A~B.S. Geelong Region Population Count, 2nd July, 1975, Growth Centre Planning Group, . Survey of Estate Agents in the Area, 1975, R.A.C.V. Accommodation Guide,. Victour "Victorian Country Motels", 1976, Victour "The Victour Caravanning Guide", 1976, Plant Location International (Australia) Pty. Ltd., Geelong Region Retail Strategy, 1977 ·

Walter L. Carr & Sons and Plant ~ocation International Pty. ·Ltd., Study of Demand for Light Industrial AccolTimodation in Gee long Country Roads Board, Traffic Volume Surveys, January-December 1975 Jan Juc Structure Plan, G.R.P.A., 1978