CAMPASPE PLANNING SCHEME

21.06 SETTLEMENT 25/01/2007 C35 OVERVIEW

Echuca serves local, regional and tourist functions. Echuca is the largest centre in the Shire with a population of about 11,000, although its catchment area is estimated to include 50,000 people within a 70 kilometre radius. The city is an important commercial, industrial, community, recreational and transportation hub for northern Victoria and southern New South Wales. Echuca's industry structure is dominated by retail and wholesale trade. Echuca is the base for the Shire's growth industries (particularly tourism), and is an increasingly attractive retirement destination. Kyabram is a service centre for its rural hinterland. Compared to Echuca, Kyabram is a lower order retail centre mainly geared for high frequency shopping trips with a 'convenience goods' emphasis. Traditionally, Kyabram's economic and employment base has been underpinned by the services sector - especially in legal, accounting, financial, health, education and community services. Food processing and more recently dairy food stuffs has become increasingly important. Construction is also a significant industry in the town. Rochester is the principal service centre for a diverse agricultural region in the central part of the Shire. Rochester, like Kyabram, is primarily a convenience centre specialising in lower order goods. Milk processing and agricultural-related manufacturing is a significant industry in the town. Tongala, located between the significantly larger centres of Echuca and Kyabram, is the main service centre for its immediate rural community. The town primarily caters for high frequency lower order shopping and specialises in meeting the particular needs of local dairy farmers. Agriculture, especially dairying, is the most significant industry in the town's economic structure. Food and meat processing are major feature of the town's economy. Rushworth has a small economic base focused on tourism, heritage and essential services. Rushworth is unique in the town is predominantly surrounded by the box iron bark State Forest that provides significant opportunities and constraints. Stanhope, Gunbower, Colbinabbin, Lockington, Girgarre, Toolleen and Corop are small towns that serve their respective agricultural communities with basic retail and community facilities. These towns have generally small population catchments and tend to have highly constrained economic bases. As is the case with the majority of small towns, a handful of firms play a significant role in the local economy. The Shire encourages infill residential development of all settlements in order to maximise infrastructure and consolidate existing urban communities. Potential growth areas around existing urban areas must not be compromised by inappropriate development activity. The development of quality built and natural environments is essential for the well being of the community. The structured development of commercial centres within the existing towns of the Shire is essential so that the community is provided with a comprehensive range of goods and services. New commercial development shall occur in or abutting existing commercial centres. Increased diversity of the industrial base of the Shire is recognised as an important means of creating employment opportunities and wealth. To ensure long term well being, industry must operate in an environmentally sound manner and have access to appropriate infrastructure.

KEY STRATEGIC ISSUES

ƒ Identify an orderly development pattern for the Shire’s main townships in order to maximise infrastructure utilisation, appropriately manage the rural-urban interface and protect agricultural activity on the edge of townships.

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ƒ Accommodate the diverse housing and lifestyle preferences of the Shire’s population. ƒ Accommodate commercial opportunities in consolidated town centres. ƒ Accommodate industrial opportunities in existing and proposed industrial estates.

OBJECTIVE 1 - RESIDENTIAL

ƒ To encourage infill development in order to maximise infrastructure capacity and consolidate urban communities.

STRATEGIES

ƒ Identify potential growth areas around existing urban areas and ensure that they are not compromised by inappropriate development activity. ƒ Allow for the growth of existing urban areas however only on land that is zoned for residential purposes; is identified on the town structure plans as future residential; is not liable to flooding; does not conflict with existing viable agricultural operations and the natural environment; and will not consume high quality agricultural land. ƒ Develop a strategic approach to the provision of infrastructure (eg. roads, water, waste disposal, drainage, gas, electricity, telecommunications, etc). ƒ Establish residential areas where infrastructure can be provided cost-effectively and in an environmentally sound manner and in accordance with a Development Plan. ƒ Consolidate (and increase densities where appropriate) for residential development in existing towns to maximise utilisation of existing infrastructure where capacity exists. ƒ Provide a range of residential living opportunities from low density to medium density within existing towns. ƒ Restrict low density residential development to areas that:

‚ are on marginal agricultural land as determined by land capability assessment with a suitability score of ii) or iii)

‚ are not liable to flooding

‚ are adjacent to urban areas so that services and utilities are developed in an efficient manner

‚ are capable of integrating residential development in an environmentally sound manner

‚ do not negate long term options for the growth of existing urban centres

‚ is identified on the Town Structure Plan as future or long term low density residential. ƒ Ensure that residential areas are provided with a comprehensive range of health, education, recreation, cultural and entertainment facilities and services that meet the needs of all age and gender groups. ƒ Ensure that residential areas are designed so that detrimental effects on the environment, particularly from drainage and waste disposal, do not occur. ƒ Ensure that appropriate separation is established between residential, agricultural, industrial, wastewater treatment and disposal facilities and environmentally sensitive areas. ƒ Encourage the preservation, maintenance and enhancement of significant streetscapes and neighbourhood characteristics. ƒ Require high quality urban design based on the submission of a detailed site analysis and site context report.

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ƒ Acknowledge Council’s role in providing low cost public housing that is managed on behalf of Council by Loddon Mallee Housing.

OBJECTIVE 2 - COMMERCIAL

ƒ To provide the community with a comprehensive range of goods and services by consolidating the development of commercial centres within the existing towns.

STRATEGIES

ƒ Accommodate new commercial development in or abutting existing commercial centres. ƒ Develop a commercial hierarchy for the Shire based on:

‚ Echuca as a sub-regional centre including a Discount Department Store serving an extensive hinterland.

‚ Rochester and Kyabram as key community centres serving their surrounding districts.

‚ Tongala, Rushworth, Stanhope, Lockington, Gunbower, Girgarre and Colbinabbin as local centres providing convenience shopping for the town and the immediate surrounding area. ƒ Provide opportunities for growth that ensures new development is integrated and does not fragment the existing commercial centres. ƒ Ensure that industrial uses are discouraged from locating in areas zoned Business 2 along the main roads and state highways. ƒ Ensure that the siting of commercial and peripheral retail activities requiring large areas in highly accessible locations does not lead to the generation of traffic problems; the fragmentation of existing town centres; or an elongated entrance to towns. ƒ Require quality urban design, built form and landscaping of new commercial development to enhance the qualities of each centre, especially at the town entrances.

OBJECTIVE 3 - INDUSTRIAL

ƒ To ensure adequate support is provided to existing and new industry to improve international, national and state competitiveness in order to capitalise on the Shire’s local competitive advantages.

STRATEGIES

ƒ Support the growth of existing industries. ƒ Support the attraction of new industries to the Shire that are environmentally compatible and ecologically sustainable. ƒ Provide appropriately sited and serviced land to suit a range of industry requirements. ƒ Support waste minimisation and the re-use of industrial wastes and by-products. ƒ Support the development of the mining and extractive industries while emphasising the need for high standards of conduct. ƒ Establish industrial areas where infrastructure can be provided cost effectively and in an environmentally sound manner. ƒ Establish industrial areas where industries are not likely to conflict with other land uses particularly residential and agricultural uses.

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ƒ Encourage industrial sues to located in industrial areas and not on land zoned for commercial use along the main roads or state highways of urban areas. ƒ Support the location of any offensive industries to the nominated area south west of Tongala as indicated on the Tongala Town Structure Plan and on land zoned Industrial 2. ƒ Support small-scale compatible industrial development in Township Zones.

OBJECTIVE 4 – SPECIFIC TOWNSHIPS

ƒ To facilitate the orderly development of the Shire’s main townships. ƒ To adopt and implement urban growth boundaries to clearly define the limits of urban growth in the Shire’s main townships. ƒ To promote infill residential development in appropriate areas. ƒ To promote the consolidation of commercial centres in all townships. ƒ To ensure that the future development of each of the Shire’s major townships occurs in accordance with the strategic directions provided in the Town Structure Plans.

Echuca Strategies: (Also Refer to Echuca Town Structure Plan)

Echuca’s population by 2020 is expected to be 12,800, an increase of nearly 2000 on present figures. When the combined population potential of Echuca and Moama is considered, the 2020 population could be in the order of 16,000. The strategies are as follows; ƒ Echuca has substantial residential growth potential to the west. It is estimated that the land that is currently zoned for urban development could accommodate close to an 80% increase in Echuca’s population. ƒ Growth potential to the east is constrained by flood prospects and to the north by the Murray River. Land to the south and south-east is separated from the existing residential area of the town by the industrial area and to the south west by the airport. ƒ Within the existing residential areas of the town there are infill development opportunities in the order of 150 lots that would cater for approximately 450 people. ƒ The supply of low-density residential land has been estimated to represent at least 10 years’ demand which should adequately provide for the town’s needs at this stage. Longer term prospects for low density residential land should dovetail with existing low density estates and should be located on poor quality agricultural land especially to the north west of the town in the vicinity of Wharparilla Drive. ƒ The Heritage Precinct and the railway corridor offer significant opportunities for public and private investment. The heritage precinct master plan is to be used to guide future development in the area. ƒ Expansion of the existing commercial centre is constrained by the historic area of the Port of Echuca to the north, the railway line to the east and the Campaspe River and school to the west. To the south, along High Street and Hare Street, the residential land offers the least constraint to long term expansion. The CBD Precinct master plan is to be used to guide future development in the area. Smaller scale growth should be accommodated by consolidation within the existing commercially zoned land. ƒ Long term expansion opportunities (or if a major Discount Department Store is proposed which cannot be accommodated within a business zone) are to the south adjoining the existing commercially zoned land being the land bounded by the commercial zone, High Street, McKinlay Street and Annesley Street. ƒ Outside the town centre, restricted retail activities will be available on the major highways only on land zoned for business purposes. These areas are at the

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approaches to Echuca. Redevelopment of existing highway business areas should be promoted. Industrial uses will be discouraged from locating in these areas. ƒ Areas zoned for business purposes outside the town centre and the highway areas should only be developed to satisfy local shopping needs. A neighbourhood convenience shopping facility is identified to service the future Echuca West area. This centre is identified on the Murray Valley Highway and should be integrated with the highway business area around it. Direct access points off the highway should be minimised and all parking should be provided off road. ƒ Opportunities to expand public car parking capacity within the centre are provided at a number of locations as identified on the Town Structure Plan. ƒ The growth of Echuca-Moama will eventually lead to the need for an additional crossing of the Murray River to the North West of the Town Centre as an extension of the Murray Valley Highway. ƒ Echuca’s industrial area is well established in the south-east and there is sufficient land available to accommodate foreseeable growth demands. There is around 70 ha. of industrially zoned land with substantial areas yet to be developed. Development in this area should be consolidated before additional land is considered for general release, or before industrial development on other land is contemplated. ƒ Some land has been identified on the Town Structure Plans for potential long-term major expansion or for accommodation of a large scale industry wishing to locate in the town. The appropriate area for this purpose is to the east of the airport and south of the existing industrial area in the land bounded by Denmark Road, Mary Ann Road, Echuca-Kyabram Road (McKenzie Road) and Benson Road. There is also land suitable for a modest expansion of the zone on Murray Valley Highway opposite Mitchell Road.

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ECHUCA TOWN STRUCTURE PLAN

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ECHUCA CENTRAL AREA STRUCTURE PLAN

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Kyabram Strategies: (Also Refer to Kyabram Town Structure Plan) Population projections indicate that by 2020 Kyabram will be the home to about 6620 people - an increase of approximately 900 people from the present. The strategies are as follows; ƒ High quality agricultural land surrounds Kyabram - especially to the east. A great proportion of the land is irrigated and used for a variety of agricultural uses. Much of the land on the far east side of Bolithos Road is used for intensive agriculture (eg. orchards and dairying). ƒ The Kyabram Fauna Park comprises substantial wetland and dry and areas and is the home to over 500 species of animals and birds. Appropriate buffer zones between the park and urban development are required to ensure the protection of this important resource. ƒ Kyabram has a significant amount of land zoned for industrial development on its north-west outskirts. This includes serviced and unserviced industrial and reserved industrial land. This supply should cater for the long-term needs of the town to beyond 2011. ƒ Kyabram has a significant amount of land zoned for residential purposes to the east and south west of the town. Priority will be given to residential infill so as to consolidate the existing town. The amount of land potentially available for future residential development is well in excess of the likely requirements for the next 10 to 15 years. Some of these areas have drainage constraints. Council will encourage new residential development to be provided in stages as demand indicates and to be consistent with the Kyabram Land Review. ƒ Kyabram has an appropriate amount of land zoned for business purposes. Although the town centre is essentially built-up, significant redevelopment potential exists if required. Outward expansion of the central business area would be undesirable given Kyabram’s population size and its role in the Shire’s commercial hierarchy and so consolidation of the commercial area is proposed.

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KYABRAM TOWN STRUCTURE PLAN

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Rochester Strategies: (Also Refer to Rochester Town Structure Plan)

Population projections indicate that Rochester will be home to approximately 2660 people in 2020, an increase of about 100 on the present levels. The strategies are as follows; ƒ High quality irrigated agricultural land is found around Rochester. Future urban development should avoid subdivision of this land. ƒ Development along or near the Campaspe River should be strictly controlled as a wide band of land (developed and undeveloped) on both sides of the River is flood prone. A significant amount of land is also subject to poor drainage in and around Rochester. In particular, areas to the north, north-east and south are susceptible to poor drainage. ƒ Expansion to the outer west of town along the north side of McKenzie Street should be avoided due to proximity to the Sewerage Treatment Plant until such time as the plant is relocated. ƒ Rochester has a substantial number of vacant residential lots interspersed throughout the existing urban form. These are primarily located in the area bounded by Lowry Road and Pascoe Street (east Rochester) and throughout the western parts of town. A large parcel of (largely vacant) land zoned for low-density residential purposes is located south of Pascoe Street. Following the take up of existing lots, residential growth should be directed to the north west corner of the town. In particular, the area bounded by Diggora Road, Dudley Street and west of Queen Street is the most appropriate for future urban expansion to the year 2011. ƒ Rochester has substantial capacity for low-density residential development to the south-east along Pascoe Street. ƒ Rochester’s historic commercial centre has considerable scope for development and redevelopment. All future commercial development should be consolidated within the existing business centre. ƒ The existing industrial estate in the north east of the town has the potential to accommodate industrial growth to the year 2011. Future growth beyond this should be to the east of this estate.

Tongala Strategies : (Also Refer to Tongala Town Structure Plan)

Population projections indicate that Tongala’s population will increase by over 500 people over the next 20 years from its current level of approximately 1150 people. The strategies are as follows; ƒ High quality agricultural land and associated irrigation channels flank the northern and eastern parts of the town, restricting the potential for development. There are also considerable areas of agricultural land to the south and west. ƒ There are significant amounts of land zoned for township purposes in Tongala. A strip of undeveloped residential land is available on the southern side of Finlay Road (between Kyabram-Tongala Road and the railway line). A large parcel of land has been set aside for low-density residential purposes on the south eastern outskirts of Tongala. Tongala has an adequate supply of land to meet likely growth rates for the next 15 years at least. ƒ Any further commercial development should be consolidated in the existing business centre. ƒ Tongala is well catered for in terms of land zoned for industry. A significant amount of land is available to the south west of the town that should adequately meet the needs of the town beyond the next 15 years. An area where potentially offensive

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industries should locate is identified on the Town Structure Plan to the south west of the town.

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ROCHESTER TOWN STRUCTURE PLAN

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TONGALA TOWN STRUCTURE PLAN

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Rushworth Strategies: (Also Refer to Rushworth Town Structure Plan)

Population projections indicate that Rushworth’s population will decrease by about 150 persons from 978 to the year 2020. The strategies are as follows; ƒ Infill residential opportunities should be taken up before any further subdivision takes place. ƒ Rushworth is distinguished by its unique pre-1914 streetscape and landscape character (especially the High Street precinct) and has a National Trust Heritage Precinct classification. ƒ Rushworth is nestled within the boundaries of the Rushworth State Forest. Development of the town should not encroach on environmentally sensitive areas. The Forest provides the basis for small manufacturing/value adding industry and tourism opportunities. ƒ The town is to be sewered in 2002. Town development will be enhanced with the provision of this infrastructure. ƒ Without major employment opportunities being provided, Rushworth is likely to experience low growth pressures in the next 15 years. ƒ Any industrial development should be sympathetic to the historic and environmental significance of the town and preferably be located on the north west outskirts of the town, within the Township boundary.

Stanhope Strategies: (Also Refer to Stanhope Town Structure Plan)

Population projections indicate that Stanhope is likely to have 625 people in 2020 that is an increase of about sixty persons on current levels. The strategies are as follows; ƒ Located along the Midland Highway, Stanhope’s growth potential is tightly constrained by high quality agricultural land that services the dairying industry and surrounds much of the town - especially to the north and east. In particular, the irrigation channel that flanks the northern and eastern parts of town acts as a barrier to urban expansion - especially the section north of Tivey Grove. ƒ Infill residential and commercial development within the current town boundary should be taken up before new land is subdivided. It is not anticipated that Stanhope will require any additional land to be rezoned for urban development within the next 15 years. ƒ Future industrial development should be accommodated in the area immediately to the south east of the Bonlac plant. ƒ The railway reserve can be redeveloped with landscaped areas for public purposes and the provision of pedestrian links between the commercial centre and the area west of Railway Avenue.

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RUSHWORTH STRUCTURE PLAN

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STANHOPE TOWN STRUCTURE PLAN

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Colbinabbin Strategies: (Also Refer to Colbinabbin Town Structure Plan)

Population projections for Colbinabbin suggest a stable population of about 120. The strategies are as follows; ƒ Colbinabbin is a small service town situated to the east of Mt.Camel range, in an important sheep, grain and tomato growing area with an emerging viticulture industry. ƒ Colbinabbin is in close proximity to the southern part of Lake Cooper, and sits adjacent to part of its catchment, Cornella Creek. ƒ Colbinabbin has some undeveloped residential land that should be promoted. ƒ Land to the north and east of the township has the potential to be developed for agricultural related industries (ie wine production) taking advantage of the emerging viticulture activities in the south of the Shire. ƒ Colbinabbin has the potential for tourism with the emerging viticulture on Mt Camel Range that is consistent with the Shire’s tourism focus.

Lockington Strategies: (Also Refer to Lockington Town Structure Plan)

It is anticipated that Lockington’s population will not increase greatly beyond the present level of about 375 people to the year 2020. The strategies are as follows; ƒ Lockington is situated in a high quality agricultural district. This includes both irrigated and non-irrigated (dryland) agriculture areas. ƒ Infill residential and commercial development on vacant lots should precede any further subdivision. ƒ Low growth pressures are likely for Lockington in the next 10 years however the new sewerage scheme may facilitate development. ƒ Any future commercial or civic development should be concentrated as much as possible on the intersection of Prairie-Kotta Roads and Pannoo-Bamawm Roads. ƒ Provision already exists for light/service industry development in the north-western outskirts of town (along Market Street). Any further light industry or service industry should be consolidated in this area.

Gunbower Strategies: (Also Refer to Gunbower Town Structure Plan)

It is likely that Gunbower’s population of 260 people may increase in the coming decades (albeit slowly) associated with its location in an environmentally attractive part of the Shire. The strategies are as follows; ƒ Development in Gunbower should be consolidated within the existing urban area where there are ample vacant sites. ƒ Located at the junction of Taylor and Gunbower Creeks, Gunbower is nestled in a environmentally sensitive part of the Shire. Future growth should therefore ensure that areas of high environmental and agricultural value are protected from urban encroachment. In order to ensure that urban development does not encroach on environmentally and agriculturally sensitive areas, long term residential growth should be directed to the west - especially to the area bounded by the Murray Valley Highway and the railway line. ƒ Gunbower is likely to experience growth pressure for holiday accommodation in the next 15 years.

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ƒ In order to encourage the development of a retail centre for the town, future retail and commercial development should be concentrated along the Murray Valley Highway at the intersection of Pyramid and School Roads.

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COLBINABBIN TOWN STRUCTURE PLAN

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LOCKINGTON TOWN STRUCTURE PLAN

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GUNBOWER TOWN STRUCTURE PLAN

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Girgarre Strategies: (Also Refer to Girgarre Town Structure Plan)

Population projections for Girgarre suggest a stable population of about 200. The strategies are as follows; ƒ Girgarre is surrounded by high quality agricultural land primarily used for dairying. There is limited scope for expansion without compromising the town’s primary resource. ƒ Girgarre’s future prosperity is closely linked to Girgarre Country Foods as the town’s major employer. ƒ There are infill residential opportunities available within the town boundary. ƒ Commercial development should be concentrated in the existing commercial centre north of Winter Road.

IMPLEMENTATION

The objectives and strategies will be implemented by applying the following zones: ƒ Residential 1 zone on all existing and proposed housing land within Echuca, Kyabram and Rochester. ƒ Low Density Residential Zone for land on the outskirts of townships. ƒ Business 1 Zone on central commercial areas within these three towns. ƒ Business 2 Zone on existing and undeveloped commercial land with state highway frontage along the Northern Highway or Murray Valley Highway. ƒ Business 4 Zone on developed commercial land fronting Northern and Murray Valley Highways and Ogilvie Avenue in Echuca and Allan Street in Kyabram. ƒ Township Zone for all other towns. This zone basically aims to concentrate development within existing urban areas in order to protect agricultural areas from urban subdivision. Because this zone allows for most forms of urban development to take place, rezonings are not required to accommodate expected growth. ƒ Industrial 1 Zone on all existing and proposed industrial estates. ƒ Industrial 2 Zone on land to the south of Tongala that has potential for more offensive industrial activities. ƒ Environmental Rural Zone on parts of irrigated land adjoining rivers and wetlands where the Floodway Overlay applies ƒ Rural Zone on land to the south east of Echuca which has been identified as having long term industrial potential. ƒ Rural Zone on all other agricultural land on the outskirts of townships. The objectives and strategies will be implemented by applying the following overlays: ƒ Applying the Development Plan Overlay to the following areas: ƒ Kyabram South East Development Plan on land bound by Bolitho’s Road, Allan Street and the railway line (Clause 43.04 – DPO – Schedule 2). ƒ Wharparilla Drive South East Development Plan (Clause 43.04 - DPO – Schedule 5). ƒ Apply the Design and Development Overlay to the road entrances to Echuca and Kyabram to ensure a high standard entrance to the town. ƒ Apply the Heritage Overlay to buildings, precincts, trees and other sites of significance throughout the Shire and especially around the Port of Echuca; the

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Echuca Commercial area; the Rochester Commercial area; and Rushworth Main Street. The objectives and strategies will be implemented by applying the following local policies: ƒ Heritage Policies for Residential Areas for three residential areas within Echuca. ƒ Port of Echuca Heritage Policy. Council will undertake further strategic work as follows; ƒ Develop a Settlement Strategy to identify growth opportunities for small towns (Dec 2003). ƒ Develop a local policy to discourage industrial uses in the Business 2 Zone (Dec 2003). ƒ Complete a review of Low Density and Rural Living Land in and around Echuca (Dec 2003). ƒ Consult with Vic Roads regarding traffic impacts of the new industrial areas of Echuca (June 2003).

Reference Documents:

ƒ The Shire of Campaspe Integrated Strategy Plan 1996. ƒ Town Entrances Strategy 1997. ƒ Highway Business and Industrial Land Review 2001. ƒ Kyabram Land Review 2001. ƒ Echuca West Development Plan 1998 (Amendment C3). ƒ Echuca Moama Riverine Strategy 1994. ƒ Integrated Strategy Plan 1996. ƒ Principal Traffic Routes Study 1997. ƒ Echuca Parking Study 1997. ƒ Small Towns Strategy 1998. ƒ A Master Plan for the Streetscape of the CBD of Echuca 2000. ƒ A Master Plan for the Heritage Precinct of Echuca 2000. ƒ Campaspe 2020. ƒ Kyabram Streetscape Scheme. ƒ Northern Highway Landscape Plans 2000. ƒ Echuca Low Density Residential and Rural Living Land Review, 2004

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GIRGARRE TOWN STRUCTURE PLAN

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