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The Fundamental Principle Guiding Future Land Use Planning for The ALPINE PLANNING SCHEME 21.03 KEY PLANNING STRATEGIES 25/01/2007 C18 21.03-1 Principles 19/01/2006 VC37 “The fundamental principle guiding future land use planning for the Alpine Shire is that communities can only continue to survive and prosper if they can generate and retain wealth” (Alpine Shire Strategic Land Use Plan, April 1996). The future prosperity of the community is dependant on the effective management of land and the general principles to achieve this were outlined in the Alpine Shire Strategic Land Use Plan as: Maintaining prime agricultural land for future generations. Maximising economic prosperity in balance with minimum environmental degradation. Making the best use of existing development patterns and location of infrastructure. Minimising fossil fuel usage. The general strategic framework for the Shire is that “activity is principally based on the three major townships and the road links between them. These three major centres are then supported by a constellation of smaller settlements” (Alpine Shire Strategic Land Use Plan, April 1996). The Alpine Shire Strategic Land Use Plan outlines the following general strategies for the Shire: The natural environment and the juxtaposition of the components of the natural environment with agriculture, tourism, power generation and urban development is unique to the Alpine shire, its most valuable asset and hence must be recognised. High quality and productive agricultural land is to be protected from inappropriate development. New subdivision in rural areas will require lots to be a minimum of 40 ha in area. Areas subject to environmental constraints (such as flooding, erosion, mass movement, fire hazard etc.) are to be identified and protected from intensive development. Within sewered townships a wide range of residential densities and commercial and industrial uses will be allowed for. Areas of recorded and classified landscape or historic importance will be recognised and appropriate provisions included to protect and enhance these areas. Any intensive development in the Kiewa Valley will be kept away from the river side of the Kiewa Valley Highway. Linear commercial development along the Kiewa Valley Highway and the Great Alpine Road is to be prevented. Implementation The general planning principles and strategies will be implemented in the assessment of planning permit applications, requests for scheme amendments and the general strategic direction adopted by the Shire, by consideration of the: State Planning Policy Framework. Council’s MSS and Local Policies. Land use zone and other provisions in the Planning Scheme. MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.03 PAGE 1 OF 45 ALPINE PLANNING SCHEME Incorporated documents and other referral documents. ALPINE SHIRE STRATEGIC FRAMEWORK PLAN MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.03 PAGE 2 OF 45 ALPINE PLANNING SCHEME 21.03-2 Settlement and Housing 19/01/2006 VC37 State and Regional Context To ensure sufficient land supply – plan for 10 year growth. To encourage development with access to cost effective infrastructure. To encourage well designed medium density housing. To identify suitable rural living areas. Local Context Township Development The Alpine Shire has a good geographic balance of townships located across the municipality. The valley townships fall into four categories based on size and services. Dinner Plain is an exception to this categorisation due to its alpine location and nature of occupancy and is discussed Section 21.03-7. Level 1 Bright, Mount Beauty/Tawonga South, Myrtleford. These centres have reticulated water and sewerage services, a wide range of residential and tourist accommodation, higher order commercial/retail facilities and a good range of community, health and recreational opportunities. Level 2 Harrietville, Porepunkah, Tawonga, Wandiligong. These centres have limited or no sewerage but the potential for this service to be provided exists. They also have fewer commercial and community facilities than the level 1 centres. Level 3 Dederang, Ovens. Limited facilities and services exist but these centres have a distinct character and physical form. Level 4 Eurobin, Freeburgh, Gapsted, Germantown, Mudgegonga. While these centres have a loose concentration of development they are essentially an identified locality. Population growth rates in the Alpine Shire are expected to be around 1% per annum over the next 20 years with a decline in household size. An additional 3000 people and up to 1400 households will need to be accommodated by the year 2021. The three Level 1 centres will provide for the majority of the population growth. Due to the constraints on development in Bright including high land costs, development growth is also likely to be experienced in Porepunkah and Wandiligong. The absence of appropriate waste water and sewerage systems in the other towns will restrict their potential for development. The total land supply of residentially zoned land in the Level 1 centres in 1995 was: TOTAL LOTS TOT.LOTS LOT SIZE (HA) TOTAL NO. LOTS VACANT DEVELOPED < 0.19 3063 483 2580 0.2 - 0.39 486 143 343 0.4 - 0.99 327 78 249 1.0 - 3.99 290 164 186 MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.03 PAGE 3 OF 45 ALPINE PLANNING SCHEME TOTAL LOTS TOT.LOTS LOT SIZE (HA) TOTAL NO. LOTS VACANT DEVELOPED 4.0 - 15.99 140 38 102 16 > 31 11 20 857 3480 Totals 4337 (19.7%) (80.5%) “Most of the larger lots above 4 hectares could be further subdivided, thereby creating many additional urban sized lots. No detailed assessment has been made of the lot yield from these areas although based on several large areas in Myrtleford, Bright and Tawonga South/Mount Beauty it is estimated that at least 200 additional lots could be created within the existing residential areas.” (Alpine Shire Strategic Land Use Plan, April 1996). On this basis, development of existing vacant residential areas will be required prior to rezoning additional land. Consolidation of the Shire’s population in the main centres makes effective use of existing infrastructure, limits the need for new infrastructure and reduces the loss of agricultural land for urban/residential development. Rural Living There is possibly greater demand for rural living in the shire than any other form of residential activity. This places pressure on rural land to be subdivided to provide for this type of land use. However the subdivision of land for rural living purposes has a cumulative affect of reducing the amount of land available for the purposes of commercial farming typical of the region. This is a major planning issue in the Shire and is recognised in Local Policy 22.02 – Rural Land in the Local Planning Policy Framework. The Shire recognises that rural living is a legitimate land use and contributes to choice in residential environments, but needs to be controlled in a manner that minimises the impacts on other rural land uses such as agriculture. This is reflected in the Planning Scheme where designated areas are included in the Rural Living Zone. These areas reflect traditional rural residential areas with lot sizes down to 2 hectares. Future Rural Living areas will require larger lot sizes. Subdivision of other rural land is generally restricted to lots in excess of 40 hectares. Council generally will not encourage the development of rural land principally for residential purposes. Issues Consolidated development: Maintains defined town boundaries. Reduces pressure on rural land. Requires increased densities. Maximises use of infrastructure. Urban Design: Respects town character. Addresses landscape qualities. Complements built form. Defined Precincts: Minimises conflict between land uses. MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.03 PAGE 4 OF 45 ALPINE PLANNING SCHEME Provides certainty for development. Strategic Directions Support population growth and consolidate such growth in existing serviced towns with a focus on the Level 1 centres of Bright, Mount Beauty/Tawonga South and Myrtleford. Restrict development in Level 2, 3 and 4 centres until the provision of reticulated water and sewerage infrastructure is provided. Ensure that in Level 2, 3 and 4 centres development occurs within the environmental capacity of the land. Provide a quality living environment in all centres by protecting residential amenity and township character. Provide a range of housing choice in Level 1 centres that is affordable and meets community needs by encouraging medium density housing to locate within defined areas around commercial and community facilities. Maintain and enhance the distinct character of Level 1, 2, 3 and 4 centres. Maintain existing township boundaries. Maintain the urban/rural interface for Level 1 and 2 centres. Consolidate rural living areas around the Level 1 centres. Require new residential development to be fully serviced with water, sewerage, stormwater, underground electricity and sealed roads. Establish good design principles for all development. Limit the height of buildings in the townships to reflect the current character and urban design. Discourage linear commercial development within residential areas in the Level 1 centres. Planning Scheme Implementation The strategies for Settlement and Housing will be implemented by application of the following zones and controls in this planning scheme. Residential 1 Zone: Existing residential areas in Level 1 centres. Low Density Residential Zone: Existing low density residential areas within the Level 1 centres and Wandiligong. Township Zone: Dederang,
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