S. 'Sc::>/YJl-ZRS I P.. 0 '7b-o>;J ( C> 7 PAYNESVILLE TO NICt-fc5r~b I N ~ STRATEGY PLAN I ..., I I I I I I I I I I I I I I
I SHIRE OF BAIRNSDALE 711. I 3099 456 MINISTRY FOR PLANNING & ENVIRONMENT I BAl:T I I I I I I I O:SMI I I I I I I I I I I I I I ··. ·tj.
DPUG LIBRARY
111/llllllllllllllllllllllllllllllllllllllllllllll I M0021156 I I I I I ,I PAYNESVILLE TO RICHOLSON STRATEGY I I I I
I Prepared for:
Shire of Bairnsdale and I Ministry for Planning and Environment I '··
Tract Consultants Austra~ia Pty Ltd John Henshall & Associates I NOVEMBER 1986 I I 711. 3099 9060411 456 BAl:T Paynesville to Nicholson I .. . : strategy . ·~I. l I - 1 - I I TABLE OF. CONTENTS I Page No. I I 1.0 INTRODUCTION TO THE PAYNESVILLE TO NICHOLSON STRATEGY AND ITS II IMPLEMENTATION . ~- 3 2.0 POLICY CONTEXT 4 2.1 State Government Perspective 4 I 2. 2 Local Perspective 4 3.0 SUMMARY OF CONCLUSIONS & RECOMMENDATIONS 6 3.1 Summary of Conclusions 6 3. 1. 1 Popul~ftion Levels and Trends 6 I 3.1.2 The Availability of Services 6 3.1.3 Socio-Economic Features and Trends .7 3.1.4 Existing Economy of the Study Area 7 I 3.1.5 Tourism 8 3 .1. 6 Economic Outlook and the Implication for Strategic and Statutory Planning 9 I 3.1.7 . Agriculture 11 3.1.8 Review of Strategy Plan (1978) 11 3.1.9 Land Conservation Council Report 11 3.1.10 Opportunities and Constraints for Future I Urban Development within the Study Area 12 3.2 Summary of Recommendations 13 3.2.1 Strategy for Residential Growth 14 I - Paynesville - Eagle Point - Raymond Island I - Newlands Arm 3.2.2 Strategy for Nicholson 17 3.2.3 Strategy for Encouraging a Stronger Local Economy 18 3.2.4 Strategy for the Management of Commercial Development 20 I 3.2.5 Tourism Strategy 21 3.2.6 Strategy for Rural Residential Land Use 22 I 3.2.7 Land Conservation Strategy 23 4.0 THE GROWING POPULATION AND ITS ACCOMMODATION 24 4.1 The role of the townships in the Study Area 24 I 4.1.1 A Role for Paynesville 24 4.1.2 A Role for Raymond Island 25 4.1.~ A Role for Eagle Point 25 4.1~4 A Role for the Newlands Arm Estate 25 I 4.1.5 A Role for Nicholson 26 4.2 Management of Residential Growth 26 4.2.1 Future Residential Land Requirements 26 I 4.2.2 Ownership of Land Suitable for New Residential Growth 27 4.2.3 Provision of Services 28 4.2.4 Road Systems and Access 28 I 4.3 Strategy for Residential Growth 31 4.3.1 Payn~sville 32 4.3.2 Eagle Point 33 4.3.3 Raymond Island 33 I 4.3.4 Newlands Arm 34 4.4 Control Mechanisms to Implement the Residential Strategy 35 4.5 Nicholson 36 I 4.5.1 Nicholson Strategy 37
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I - 2 - I TABLE OF CO~~ENTS (Cont'd) _.·,:. .. I Page No •
5.0 INDUSTRY, COMMERCE & EMPLOYMENT 38 I 5.1 A Strategy For Encouraging A Stronger Local Economy 38 5.1.1 Joint Development Committee 38 5.1.2 Local Business Opportunities 38 5.1.3 Retail Facilities 39 I 5.1.4 Industrial Land 39 5.1.5 Paynesville Slip Yard 41 5.2 Paynesville Townscape - Central Area and Foreshore 41 I 5.3 A Strategy for the Management of Commercial Development 42 5.3.1 Need for a Commercial Area Strategy 42 5.3.2 Hierarchy of Commercial Services 43 I 5.3.2 Paynesville Commercial Development Plan 43 5.4 Slip Bight Marina, Government Slip Yards and Marine Based Industries 44 I 5.4.1 Slip Bight Marina 44 6. 0 TOURISM STRATEGY 46
I 7.0 AGRICULTURE 48 7.1 ~roadscale Agriculture 48 I 7.2 Rural-Residential 48 8.0 LAND CONSERVATION 51 I I I I I I I j I I I I - 3 -
I 1 l. 0 INTRODUCTION TO THE PAYNESVILLE T0 . NICHOLS'ON STRATEGY AND ITS IMPLEMENTATION
I The Paynesville to Nicholson Strategy has been formulated from a comprehensive review and analysis of the socio-~·conomic structure of the Study Area; the role of tourism, along with a review of the Gippsland I Lakes Land Use Strategy Plan (1978), an examination of conservation areas and an assessment of the role of agriculture in the Study Area. This review and analysis of data and policy issues is presented in a separate I background report "Review and Analysis". This document, "Paynesville to Nicholson Strategy", establishes a policy framework and provides a basis for the implementation of the Strategy.
Thus, the Paynesville to Nicholson Strategy comprises two (2) reports. The first is a review and analysis of data and policy issues and the second a presentation of the Strategy and its implementation for the Study Area. I I I I I I I I I I I I I I - 4 -
I 2.0 POLICY CONTEXT
This section discusses the relevance of the Study Area within the context I of established state and local government planning policy. fi The Study Area includes that part of the Shire of Bairnsdale abutting the I Gippsland Lakes between Banksia Peninsula and the Nicholson township.
I 2 .1 State Government Perspective The high quality natural environment of the Study Area is currently experiencing significant development pressures, especially in and around I the urban areas of Paynesville, Eagle Point and Raymond Island. The resolution of the sometimes conflicting interests of conservation and development was an important consideration in the preparation of land use I policies for the Study Area in 1978. The Ministry for Planning & Environment together with the Department of Conservation Forests & Lands are currently reviewing the Gippsland Lakes I Land Use Strategy Plan (1978) and it is anticipated that tne conclusions and recommendations of this study will provide a valuable input to the I review. Located within the Study Area are a number of sites of geological and geomorphological significance as well as native flora and fauna habitats I of high conservation value most of which are Crown Land Reserves. Many of these eco-systems are delicately balanced and sensitive to any change in the existing environment. These reserves are managed by the Department of Conservation, Forests and Lands in accordance with Land I Conservation Council Final Recommendations (1983).
Recognizing the conservation value of the many land areas and water bodies I located within the Study Area, there is also major potential for the growing tourism based economy centred around the Lakes to be further encouraged. More particularly, the Victorian Tourism Commission has I recognized the Gippsland Lakes as one of the seven resort zones identified for development in the State of Victoria. The Victorian Tourism Gommission is currently preparing a Tourism Development Plan for the East G.ippsland Region. The tourism sec tor has also been identified in the I State Govermne.nt's Economic Strategy (1984) as one of Victoria's economic strengths. I 2.2 Local Perspective I Policy at the local level rests primarily on the statutory planning controls contained in the Shire of Bairnsdale IDO 1977. Policies of State Government agencies such as the Ministry for Conservation, Forests and Lands, Ministry for Planning and Environment and the Division of Ports I and Harbours are acknowledged in the Shire of Bairnsdale IDO, the local planning instrument for the Study Area. A number of amendments to the 1977 IDO have been approved by the Ministry for Planning and Environment, I the most significant of these being Am. No. 3 gazetted in August, 1983. This amendment introduced a number of new zones into the Shire of Bairnsdale IDO to accommodate a range of higher density residential and I tourist-commercial developments as well as marine related activities in Paynesville. I I - 5 -
This current Study encompasses a:review of the Shire of Bairnsdale IDO I 1 (1977) as it relates to the conclusion and' recommendations of the ~·.· Paynesville to Nicholson Strategy. The propos~d statutory modifications I to the 1977 IDO are· included as Appendix 1 to this report. In the course of this Study, the Consultants uni:iertook an extensive local consultation programme. Letters were sent to a wide range of community I interest groups to invite submissions and notify dates for public meetings to be held at Nicholson and Paynesville. Advertisements were also placed in the local paper outlining the Study and inviting members of the public I to at tend the meetings. Interviews with representatives in Local Government, community associations, business operators and developers as well as State I Government Departments and Agencies were also undertaken.
The Consultants reporte.d to a Steering Committee· comprised of I representatives from the following State and Local Government agencies: Ministry for Planning and Environment, Department of Conservation, Forests and Lands, I Ports and Harbours Division, and the I Shire of Bairnsdale. I I I I I I I I I I I I - 6 -
I 1 3. 0 CONCLUSIONS AND RECOMMENDATIONS '·" . .f~·-
I 3.1 Summary of Conclusions
The document "Review and Analysis" contains a series of conclusions to the I Study which are summarized as follows: 3.1.1 Population Levels and Trends
I The principal conclusions to be drawn from the assessment of population trends are as follows:
I Substantial population growth is occurring in the study area exceeding that recorded for the region in general. I Further growth is expected to occur in the level of resident I population in the study area, possibly reaching 3,900 persons by ! 1991 and almost 5,000 persons by 1996, these forecasts are i I considered to be moderate; they should serve as a suitable base l for planning purposes. I Most of the population increase in the· study area is taking l I place ·in Paynesville. I ·1 In the peak holiday seas.on, the resident population level of i I around 3,090 persons in the Study Area is more than doubled by I the influx of an estimated 4,500 holidaymakers staying in the ! Study Area. · l ! I Growth is also expected to occur in holiday population numbers.
These resident and holiday population growth trends will have I important implications for local development. They will determine: I growth patterns in housing and residential land demand, and commer.cial accommodation; I '·· requirements for new or expanded urban infrastructure and se~ices;
requirements for new or expanded business, community and I personal facilities and services; and
opportunities for further growth in population - serving I activities, and a base from which to. service lake-related leisure and commercial requirements.
I 3.1.2 The· Availability of Services
Water and sewerage services to new development will I significantly reduce the potential for further pollution of the Lakes. Where these services are provided, or will be available within the next 5 years, is important in the appraisal of new I development opportunities. I .._, ___ ..... w .--- ~ ·-·-- • -·· ••·--··•• - f 0 , _, ...... "'''• • • - ••'• •'' • -~-.- '< • ~:>';~· ••• .. , •- ~ ·::~·" ....:• ,. .•·-: •••.::• •••. ·--.- ...... ,. ••• ' - :• •; '••• ,,__...__.. ·-··.---, ... "'""'l'·-·••W •• •
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I The existing urban are~~ of. Paynesville and Eagle Point are infrastructure. An i serviced with both water' and sewerage extension of these services into areas abutting the existing I urban zone would be delivered with relative ease. At present the Raymond Island township is serviced with water I only, although reticulated sewerage is to be provided within 2- I 3 years. I Nicholson is serviced with water only, there being no provision I for a reticulated sewerage system. I Newlands Arm is not sen7iced with water, sewerage, or I I elect rid. ty. I I 3.1.3 Socio Economic Features and Trends r undergoing a process I! The Paynesville to Nicholson study atea is ! changing from i of change in its socio-economic structure. It is ! a base of long-established local families and retirees I (generally r'elocating from Melbourne), towards a popula·rion base which is experiencing growth in young families and a generally younger labour force than existed up until the last five or ten ; I years; .i The economic potential of the study area is substantial when I assessed in terms of the growing tourism and recreational market, and the multiplier or "spin-off" effects for the rest of the local community.
I The economy of the study area is based primarily on its "natural assets" of tourism, recreation or agriculture rather than I imported economic generators such as textile factories. · To capitalize on these market trends it will be necessary for the study area to provide appropriate developments of a high I standard. This process will, in turn, reinforce the existing trend for change in the socio-economic complexion of the study area, and is yery likely to bring with it new opportunities for '·. I local employment and income generation. I 3.1.4 Existing Economy of the Study Area Significant population growth is occurring including expansion I in the number of new, young families moving into the area. The labour force level is also increasing, providing a ready supply of labour for local projects and reflecting the continuing role of the locality as a "dormitory" for those I working in th nearby Town of Bairnsdale. Estimates derived from CES data suggest that about 10% of the labour force is I unemployed (compared with about 8% at the State level). Key economic activities in the study area relate to the Lakes and range from fishing and leisure cruises to boat sales, I servicing and storage and related facilities and services. I ·• •••• \· + ~ '. -- '•; .. I ! - 8 - I .I
I There is a range of po:e~.~ation-serving activities, including retail facilities, accommodation and personal services. Some manufacturing and service industry have also established I locally, including boat-builders, home-builders and I sub-contractors. ti There are a number of major projects underway or planned for I development. These include the canal developments at Paynesville, marina proposals, possible re-organization and expansion of public and private sector activities at the I government slip yard and continuing expansion of activities relating to the tourism sector in general.
A number· of constraints to development have been identified l I which are wide-ranging and which require attention. l'hese urban services provision (sewerage and water supply), I include I upgrading and consolidation of the Paynesville central area, the I need for additional boat moorings, a requirement for improved I ferry access between Raymond Island and Paynesville, and the lack of quality tourism facilities and services. These I facilities could include: - a range of restaurants and food services catering for wider segments of the market. At present food services do not I I extend much beyond take-away outlets. tI - accommodation in the form of motel units, apartments and l I holiday flats. - tourist information and promotion of the region's assets as I well as accommodation booking services. Ii l { 3.1.5 Tourism i I ! The East Gippsland region is an important focus for holiday l i• travel in Victoria and opportunities exist to expand visitor I levels in terms of both frequency and duration. The outlook for further development, with particular emphasis on I tourism, is very attractive for the study area in view of: - the Gippslan1 Lakes location, the proximity to Bairnsdale as a regional service centre, 1· - intra and inter-state access via the Princes Highway, proximity (in a State-wide context) to the alpine areas to the north and to the North-east region of the state, and I a range of supporting attractions, facilities and services, bot_h locally and in the region.
the study area to realize these tourism opportunities and For j I 'thereby gain the economic benefits, including employment and income growth, it will be necessary to upgrade certain facilities and services. These would :include visitor I accommodation, boat moorings, and supporting services to meet holiday population needs. Promotion will also be an important component in tourism development, including the opportunity to I tie-in the study area more closely with the attractions which the region as a whole has to offer, in addition to the principal I .. ~ . .. ,.
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I attraction, namely the .q;J..pps~and Lakes and associated ~ ;.·-.·._ water-based activities. .... : Resort based development that provides an integrated housing and I recreation facility - with particular ~mphasis on the use of the Lakes should be encouraged as a practical means of developing I the tourist assets of the study area. It is forecast that a range of new and expanded local business opportunities can be encouraged and supported in the study area I through appropriate fostering of the tourism sector. A key ingredient in this process will be local contribution and support to, and integration with, the regional tourism plan I presently being prepared by the VTC.
3.1. 6 Economic Outlook and the Implications for Strategic and Statutory I Planning Change is occurring in the demographic and economic base of the Paynesville to Nicholson study area as it moves from a small I rural and lakes-oriented locality to one which is increasingly characterized by substantial population growth and an attractive economic outlook embracing tourism and recreation, boat-building I role. ! and ma·ritime services, and an extensive population-serving .i
An over-riding concern for the study area is that unless I development is encouraged and facilitated, local job generation would be expected to decline. As a result, the community would be unable to support continuing population growth in the area, which is now increasingly characterized by the inward movement I of young families, including job-seekers.
As an overview, the specific activities which are expected to I feature in the development of the study area are as .follows:
- Lake-based activities, ranging from fishing, sail-boating, I cruising and beach activities to the commercially-oriented sales, service and supply of boating, etc. requirements. expected to increase in line with '· These activities are I national growth trends in recreation and tourism. - Tourism activities, both lakes-oriented and in respect to the hinterland which offers a diversity of attractions. There is I a need for expanded and high-quality visitor accommodation in the study area. The level and timing for such accommodation I provision requires investigation. - Boa_t-building, which is expected to develop as a major activity in Paynesville with the possible joint-venture between the government slip yard and private sector interests. I This potentiality is still under evaluation by the Ministry of Transport. i
I - Population-serving activities, which are projected to expand as a result of continuing growth in permanent population and holiday visitor levels in the study area. These activities I range from the provision of retailing and personal services, I I - 10. -
I to building and construction and other business and community services. . · ... t!~.- .
- Industry-support activities, which include .metal fabrication, I joinery, concrete mix and other building materials, and sub-contracting activities in elect:f.ical, plumbing and motor I trimm:ing trades, etc. · - Intensive agriculture activities may also have growth prospects, particularly if production (eg. berry crops) can be I matched with holiday/visitor population requirements. This is an area for further assessment.
- Specific developments will also have a significant input to I the local (and wider) economy. These developments include, for example, canal project(s), marina(s), and potential resort developments in selected parts of the study area. Similarly, I an expanded ferry service or construction of a bridge between Paynesville and Raymond Island would lead to an expanded level of activity on the Island and this would have implications for residents, labour force and the provision of facilities and services.
Residential Land: Requirements for new dwellings in the study area would total an estimated 32 hectares between 1986-1991, and 40 hectares, 1991-1996. These estimates are based on forecast .population growth in Table 3.6, with an occupancy rate of 2.5 I persons/dwelling and 10 dwelling/hectare. With allowance for a suitable land bank and level of property choice, total residential land provision for the next decade would be in the I order of 150 hectares. Retail Floorspace: Taking into account population forecasts for the study area - with the exclusion of the Nicholson residents I who would continue to shop in the Bairnsdale centre - it is forecast that the retail floorspace requirements in Paynesville would be as follows: I 1991 1996 Forecast population (no.) 3,700 4, 660 2 Retail floorspace provision (m ) 3,330 3,800 I (@ 0. 6m 2 /capita, gross leasable area) Floorspace increase on 1986 I provision of l,000m2 +l,220m2 +l,800m2
Industrial Land: With the further growth in building I construction activities, boat. building and major earthworks associated with canals, marinas, etc., it is projected that significant,requirements will emerge for land for workshops, I depots and storage areas which service on-going developments in the area. These land requirements would be in addition to - marine industry land which exists in Slip Road and proposed in i the canal development presently under construction ("Mariners I Quay"). .
Resort Development: Over the next five years opportunities may I emerge for several resort-type developments in the study area. These may range from small cluster developments involving I I - 11
several holiday dwelling units, to larger developments which I would be more self-contAined.than typical residential lake frontages. I developments presently occurring on the 3.1.7 Agriculture I The Paynesville to Nicholson Study Area is not a prime agricultural area and, with the exception of the Mitchell River flats, the area lacks any special or distinctive agricultural characteristics. There is no justification for limiting or I restricting the subdivision of agricultural land in the study area on the basis of agricultural land use potential alone.
I Agriculture is a significant but declining contributor to the East Gippsland economy. I Many commercial grazing properties in the Paynesville to Nicholson Study Area are not viable. A 30ha property, the minimum permitted under the existing Rural A - General Farming I Zone of the Shire of Bairnsdale is not viable as a grazing unit. Commercial farmers can, through the subdivision of part or all of their land, capitalize unviable agricultural land to settle I elsewhere either onto larger holdings or into an improved equity situation. I There is clear evidence that hobby or part-time farmers are at least as productive and efficient as full-time commercial I farmers. 3.1.8 Review of Strategy Plan (1978)
I On balance the aims of the Gippsland Lakes Land Use Strategy Plan (1978) have been achieved; I - existing urban development has been consolidated within existing urban boundaries, ... I - the individual identity, in physical terms, of Eagle Point and P~ynesville ·has been preserved,
- rural-residential development has been directed to those I locatio_ns identified in the Strategy Plan but extends beyond the boundaries set by the 1978 Strategy. I the bulk of the freehold rural land is held in large land holdings. I 3. l. 9 Land Conservation Council Report - I Public land reserves within the Study Area are all managed in I accordance with the Land Conservation Council Final Recommendations. I I I - 12 -
As a result of the projected population increase in and around I Paynesville and Eagle P61nt and ~o a lesser extent on the /~- Newlands Arm Estate, emphasis should be placed on the provision of greater public access to the foreshore adjacent to these I townships. @ A more appropriate set of Land Conservation policies for the ·1 foreshore between Eagle Point and Point Fullarton and in the· longer term, the foreshore between Point Butler and Newland~ I Backwater, would be those described in the report as J2 I I Foreshore Reserve (See 10.2.2 or LCC report, page 46).
Il 3.1.10 Opportuniti~s and Constraints for Future Urban Development within· I I the Study Area I The sensitivity of particular areas within the Study Area to new .,j development are summarized as follows; i I j 1 i Paynesville - Eagle Point
I The lake-side land between Paynesville and Eagle Point is characterized by flat grasslands. Any new development in this area would be very obvious in the landscape. However, I development opportunities which offer uninterrupted views through the Lakes as well as ready boat access to the water would be maximized. At the same time opportunities to provide I development that is north facing are also maximized. The "open" nature of this area allows views from the water to be particularly vulnerable to insensitive or inappropriate I development. I Raymond Island Township The Raymond Island township is located on flat heavily wooded land. Any new development would be comparatively easily absorbed into the townships existing landscape character. I Views from the water of new development could be largely screened by existing bushland. Access to the Island is I restricted to a passenger and vehicular ferry. I Newlands Arm The Newlands Arm subdivision is located on open, grasslands which slope down to the Lake edge. Any new development would be particularly obvious, especially when viewed from the water. I A tree planting programme undertaken by the Shire of Bairnsdale in.19°85 should, in time, improve the visual quality of this I estate. - Nicholson .J I The Nicholson township is located on the Nicholson river flats and has a village-like character. The impact of new development on the township would depend largely on the type and scale of any proposed development. Views through to the river I are restricted to riverside developments. Intensive urban I I. I - 13
style development must be resisted until an adequate reticulated I sewerage system is prov·i'ded to t-he town. I Mitchell River and Environs McLeods Morass, the Silt Jetties and the wetland areas including Point Ful~arton all provide important agricultural and I conservation resources to the region. Broadlands
I The Broadlands area located between the Mitchell and Tambo I· I Rivers, south of the Princes Highway is characterized by flat, poorly drained topography. Much of the area has been cleared I of natural vegetation and sown to pasture. The Broadlands area .is not easily serviced by water, electricity or sewerage reticulation systems. As a consequence, the area is generally I unsuitable for future urban development.
I 3.2 Summary of Recommendations This report contains a series of recommendations for the future growth and development of the "Paynesville to Nicholson Area". The recommended I strategies have -been formulated in response to the conclusions of the "Review and Analysis" report to this study and are summarized in tabular I form as follows: I
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TABLE 3. 2.1 STRATEGY FOR RESIDENTIAL GROWTH
AREA NUMBER AIM ACTION(S) REQUIRED BY COUNCIL TIMING
PAYBESVILLE
1 • Accommodate population growth Prepare an Outline Development Plan for Immediately expected in the immediate for this area and then; future . Rezone "Rural A" land to "Reserved Living"
Encourage the immediate subdivision of land currently zoned "Urban" to con ventional residential allotments.
2. Encourage variety in the Zone(s) - unchanged. residential market place . Monitor sale and development of allot Ongoing Seek to encourage canal develop ments in Riveria Harbour Project - ment (if environmentally appropriate) expected completion date 1990. in the northern part of this area.
Maximise opportunities for Encourage the preparation of an Rezone in 2-3 years public access to the lake edge. overall plan of development, which providing an over after proper assessment , could fore all plan of develop Encourage a mix of residential shadow the rezoning of this land from ment has been development. Rural A to Resort-Recreation. prepared and approved . Protect conservation areas at Point Fullarton . - ··------I I I I I I I I I I I I I I I I I I I I ------
AREA NUMBER AIM ACTION(S) REQUIRED BY COUNCIL TIMING 'I·
4. Accommodate residential subdivision Zone - unchanged (Rural "A"). Prepare outline in the long term. development plan in Do not allow piecemeal subdivision in next 2-5 years. the next 15 years. Rezone to Reserved Direct new subdivision in accordance Living in next 10- with an adopted outline development plan. 20 years.
EAGLE POI:rrr
5. Encourage a "sense" of village at Zone - unchanged. Eagle Point. Prepare an outline development plan, Prepare outline Cater primarily for residential prior to further subdivision of land development plarr and holiday uses. currently zoned urban. This plan should immediately. address traffic circulation, landscape improvement as well as future small scale commerical development.
6. Allow for an appropriate and Gravel pit areas should be set aside At the c6mpl~tion sensible future use for gravel pit either for restoration as a recreation of gravel extraction. areas. area or for low density residential purposes.
RAYMOND ISLAND
7. Consolidate residential growth on Zone - unchanged. Raymond Island to existing urban zones. Do not rezone any major areas of land outside block 7 or 8 to "Urban" on Raymond Island until such time as access across McMillan Strait is substantially improved. I 11 I I I I I I I I I I I I I I I I I I ------
AREA NUMBER AIM ACTION(S) REQUIRED BY COUNCIL TIMING
8. Ensure site responsive subdivsision Zone - unchanged. and development. Prepare an outline development plan Immediately prior to further subdivision of land currently zoned "Urban".
The plan should create links between the foreshore and the hinterland.
9. Maximize long term opportunities to Zone - unchanged (Rural "C") If and when an appro provide a range of recreation and priate plan of develop tourist accommodation facilities. Do not allow interim subdivision to ment for this area is piecemeal development or smal 1 lot sub approved by couneil this division. land could be rezoned to "Resort-Recreation".
REWLARDS ARM
10. Maximise opportunities to accommo Zone - unchanged ("Restructured date future population growth in Subdivision" Zone). areas with existing residential infrastructure. Provide water, sewerage and electricity Earliest opportunity. services. Encourage the provision of services and the continued restructure and Improve road access to Paynesville development of Newlands Arm estate. in the medium term (8-12 years). I I I I I I I I I I I I I I I I I I I I ------
TAII.E 3.2.2 STRATEGY FOR BICBOLSON
AREA NUMBER AIM ACTION(S) REQUIRED BY COUNCIL TIMING
Encourage and foster a sense of Zone - unchanged (Urban). village for Nicholson. Do not rezone any further land to "Urban" • An appropriate amount until a sewerage reticulation service is of land north of the provided. railway line could be rezoned to "Urban" when sewerage is connected.
Provide for a greater variety of Undertake a townscape study which will Immediately recreation and tourist facilities address opportunities for creating a at Nicholson. village centre around Bradley Court.
Provide for "Residential-Recreation" When an appropriate development north of the township. proposal is made to Council.
Provide for integrated river oriented When an appropriate and recreation based development in the proposal is made to south wester sector. Council.'
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TABLE 3.2.3 STRATEGY FOR EBCOURAGIRG A STRONGER LOCAL ECONOMY
POLICY RECOMMENDATIONS TIMING
Encourage the development of the Council; local economic assets and in particular those related to tourism - establish a Joint Development Committee and recreation. in association with the Town of Bairnsdale and possibly the Shire of Tambo.
- approach the Department of Industry, Trade and Resources for advice on funding assistance to employ a Local Development Officer.
Encourage a strong local economy. Council; .. ~ - promote through the Joint Development Committee or its own resources a profile and stat istical monitor of economic activities and local business opportunities.
Accommodate existing and potential Council; growth in non-water based industrial activities in an appropri ate - rezone an area shown in Figure 4.2 as location. "Light Industrial".
- initiate the development of this industrial estate (possibly with State Government assistance).
- the first release of land be of 10 allotments ranging between 500-1000m2•
- ensure the design of buildings and landscape give a cohesive and attractive image to the estate. ------I I I I I I I I I I I I I I I I I I I I ------
POLICY RECOMMENDATIONS TIMING
Encourage the development of boat Council; building and other water-based industrial activitles. - actively encourage t he State Government to provide for a joint venture development of the Paynesville Slip Yard.
Encourage the development of a That Council; cohesive central activity area that strongly addresses the water. - prepare a townscape plan that includes the landscape development development of the forshore and the Slip Road environs. I I I I I I I I I I I I I I I I I I I I ------
TABLE 3.2.JJ STRATEGY FOR THE M.ARAGEHENT OF COMMERCIAL DEVELOPHER'l'
------POLICY RECOMMENDATIONS ------Provide a framework for future Review Paynesville Central Area Plan commercial and tourism development with particular regard to; in the Paynesville central area. - the recent proposals for commercial and retail development on the canal.
- the future development of the canal system.
- pedestrian and vehicular circulation in the central area.
- the "arrival" and "entry" of cars to the township.
Encourage the development of Endorse an integrated Slip Bight Marina marina/based industries and and "Government" Slip Yard development activities. which would foster the boat-building industry in Paynesville •
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TABLE 3.2.5 TOURISM STRATEGY
POLICY RECOMMENDATIONS TIMING
Promote the tourism, recreation Encourage the establishment of a tourist and leisure activities in the Study information centre that includes Area as well as the wider South East accommodation booking services and Coast region. promotes the region's assets.
Expand the tourism facilities in Review the "Central l..rea Development Plan" the Study Area. as it relates to;
- the provision for tourist accommodation and recreation facilities in Paynesville.
- an integrated development of the Slip ,,.. Bight Marina and the "Government" Slip Yards.
Maintain and enhance attractive Ensure that development proposals which entrances into townships in the abut main entry roads include Study Area. appropriate landscape treatments. I I I I I I I I I I I I I I I I I I I I
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TAN..E 3.2.6 RURAL RESIDENTIAL LARD USE STRATEGY POLICY RECOMMENDATIONS
Rural-residential land uses Rezone "Rural A" land between Paynesville adjacent to Paynesville to function and Eagle Point adjacent to the as a buffer/interface between urban Bairnsdale-Paynesvil~e Road to "Rural D". development broadscale rural land. Do not allow the further westward or Provide new opportunities for rural southward extension of land currently residential development in areas zoned Rural C and D near Paynesville~ with an appropriate level of service infrastructure and in areas Identify new rural-residential opportunities which will have minimal impact outside the study area. on visual, landscape and agricultural qualities. .. I I I I I I I I I I I I I I I I I I I I ------
TABLE 3.2.7 LARD CONSERVATION STRATEGY
POLICY RECOMMENDATIONS
Maximize opportunities for public Approach the Ministry for Conservation, access to the Lake edge adjacent to Forests and Lands to reassess existing major centres of population. Gippsland Lakes Foreshore Reserve designation as it applies to the Lake edge between;
- Paynesville and Eagle Point (Gippsland Lakes Foreshore Reserve, Zone I) and,
- Point Butler and Newlands Backwater (Gippsland Lakes Foreshore Reserve, Zone III).
A more appropriate set of Land Con servation policies for these foreshore areas are those described in the LCC report as J2 Foreshore Reserve.
Ensure Bairnsdale Shire Council has a major role in managing the foreshore in urban areas. 11 I I I I I I I I I I I I I I I I I I I ' ... ·
I - 24 - I 4.0 THE GROWING POPULATION AND ITS ACtbMMODATION .if;··· I 4.l The role of the townships in the Study Area. The role of towns and villages in the Study Areg has been crystallized in I recent years through a number of influences. These include: the extension of reticulated sewerage to Paynesville and I I more recently Eagle Point the introduction of the "Riviera Harbours" canal project at Paynesville I I I the substantial restructure of the Newlands Arm Estate I It is apparent in the most recent population increases that new l I residential markets may be developing with the emergence of "retirement villages" and more expensive, recreation based land packages such as I I 'canal s_tyle' developments. l While this Study is not intended to produce detailed "market research" it i living styles sought in the Study ! is clear that the range of residential ! Area is broadening and creating new markets. Our assessment is that in I for the physical planning terms opportunities should be provided ,I continuing diversification of residential lifestyles particularly where r they seek to capitalize on the recreation opportunities of the area. For I this reason we have outlined the roles that towns and villages in the Study Area would play in the future. Those roles are described in the following overview:
I 4.1.l Paynesville
Role: Paynesville is to continue and grow in its function as the I major urban centre in the Study area .. I Paynesville is to; continue to provide for the major population growth in the Study Area, I .. develop as the major source of employmentin the Study Area,
I provide major growth opportunities in the medium term for tourist and recreation facilities, including: marina facilities I boat repair and storage boat launching
provide the principal location for permanent residential I accommodation, I provide the major commercial centre in the Study Area. I. II I - 25 -
4.1. 2 Raymond Island I '·.:1· - Role: Raymond Island is to be encouraged to offer an "alternative" location to residential and potential tourist accommodation I development on the mainland. This can be achieved in part by; ~ I policies of.very moderate residential growth in the short to medium term (10 to possibly 15 years),
protect~ng the north western coastline for I environmentally sensitive resort use in the longer term. This part of the Island has the most sheltered and I f--avourable aspect. encouraging the protection of native vegetation and the habitat va.lue of the Island, i.e. Manna Gum woodland and I koala population.
I 4. 1.3 Eagle Point Role: Eagle Point is to function as a quiet north facing holiday township with a mix of holiday and permanent (retirement) I residential developme~t. This can be achieved in part by;
accepting the townships limited range of accommodation I styles catering for the lower to moderately priced land pack.ages,
encouraging appropriately sited cabin style accommodation I that complements the caravan park,
limiting commercial. development to serving mainly day to day needs.
I 4.1.4 Newlands Arm Estate Role: Newlands Arm is to function as an alternative holiday and ' permanent (retirement) residential area which could become a I .reasonably high quality estate (A lower density alternative to Eagle Point). This estate should be encouraged; I as place to take advantage of the Newlands Backwater for private boating activities including a small marina away I from the tourist dominated Paynesville area, to provide limited commercial development catering mainly for day to day needs,
I to provide access by water taxi to Paynesville in the long term.
11 - -·----.. - - .• ...... , ... ;; -~-~ -~. ;-01~,
.,.. 26 - I ·-- I 4.1.5 Nicholson Role: Nicholson functions as essentially a village dormitory to Bairnsdale with physical and servicing constraints to any I major new development.
With the provision of reticulated sewerage this town could I include integrated and self-contained tourist accommodation including cabin and caravan parks with tennis courts and boating facilities. Access to the Nicholson River, I especially for boating and fishing, can be controlled and managed from this town. I 4.2 Management of Residential Gro~>th (Paynesville, Eagle Point, Raymond I Island, Newlands Arm). As a consequence of the findings of t;he "Review and Analysis" Report, a I number of overall objectives for residential growth are recommended. They are summarized as follows: I Adequate serviced and subdivided land should be available to allow choic~ in the market place
There should be a clear strategic and statutory indication of the I directions and location of new growth Subdivision and development should seek to optimize the use of existing I services, particularly sewerage New residential development should seek to maximize accessibility and !I convenience to community facilities, recreation areas, shopping, I education and work places
New residential development should respect areas of landscape and I conservation value •.. New residential development should seek to maximize safety particularly I in regard to road and fire hazard. I 4.2.1 Future Residential Land Requirements Based on an analysis of building permits issued in the Study Area together with field surveys and aerial photo interpretation it is I apparent that the majority of conventional residential allotments (as opposed to canal frontage lots) in Paynesville have been developed. Table 4.2.1 examines the availability of residential I allotments in the ·Study Area. I I I I - 27 -
Table 4.2.1 Assessment of Vacant .iand and Allotments Zoned for Residential • • "t.. ~ I Use.
No. of Poss. Lots I No. Vacant Lots in uncfeveloped Total Est. (est. 1986) I urban zoned land I Paynesville 85 + 225 canal 100 ha = 1000 lots 1085 I 225(Canal) I Eagle Point 22 44 ha= 440 lots 462 l I Newlands Arm 393 (restructured) - 393 180 lots Raymond Is 202 18 ha = 382 II I I Nicholson 7 - 7 I I Total 934 1620 2554 l iI I ! With population growth forecast to continue the Consultants have ·! estimated that approximately 150 hectares of land would be required for residential use in the Study Area to accommodate population I growth over the next decade. At this level there should be a sufficient land bank and level of choice. Clearly though, the location of land in relation to the Lake is important and there I should be choice not only in the range of prices but in location as well. I It should also be noted that from research in other resort areas, a significant proportion of vacant lots are held by people planning to retire and build in the medium to long term future. This portion of the vacant lots could be as high as 15% of the total I vacancies. '· I 4.2.2 Ownership of Land Suitable for New Residential Growth.
By and large there are three principal "broad acre" land owners in I the Paynesville area. Each holds an important key to the proper planning of residential growth. These owners will be responsible for assessing the changing markets and for offering substantial I land to new residents. Unlike large metropolitan areas where there is usually a large number of developers, and hence choice, this condition is not I assured in Paynesville.
Although the ownership of land can obviously change quite quickly, I this Strategy has given consideration to the issue and seeks to direct growth in a manner that encourages more than one owner to subdivide and develop land at one time. Where this condition is not achieved Council may well need to consider intervening in the I market place through agencies such as the Urban Land Authority to I I - 28 -
assure a continued supply_of appropriately priced and located I residential allotments. -~~
I 4.2.3 Provision of Services Figure 4 .1 shows an identification of "Opportunities & Constraints" I (see "Review and Analysis" Chapter 9). From that plan it can be seen that reticulated sewerage and water is available to Paynesville and is being connected to Eagle Point. I The land in between these two towns can be readily connected to these services at minimal cost. I A more detailed discussion of the provision of services is provided in the "Review and Analysis" report.
For the purposes of the Strategy plan however, it is important to I endorse the requirement that any new urban subdivision should be capable of connecting to:
I reticulated sewerage reticulated water and drainage I· electricity and telephone In the case of the Study Area these services are provided as I follows: Table 4.2.3 Extent of Services to Study Area 1986 I Sewerage Water Electricity/ I Telephone Paynesville Available Available Available
I Eagle Point Being Connected " II
Raymond Island Soon to be Connected II II I (Urban Area)
Newlands Arm Not Available Not Available Not Available
I II Nicholson Not Available Available I Clearly the area from Paynesville to Eagle Point is the most attractive for new residential growth in terms of its ability to I easily connect to services.
I 4.2.4 Road Systems & Access The history of residential growth in Paynesville has been I particularly interesting in so far as road access is concerned. I I ·LEGEND River Flats
Areas with Hi h · WHITEll SUNSET (l/:Jb~n Develogm~~'l'itations for ramage Systems) I ~c;;;;;···· ... _,,-- Rural Residential (4 H Edge to Urban 8. Ha) •' 0 evelopniGnta - I ~: ' ' :· - ..."' • I ' ' ' m. High Conservation Value
•••I Polat Areas Visually E xposed to Lakes
I North F• c1ng· Coastline·
LAKE KING ii Limited Access (Raymond laland F orry)
~roas Serviced with S ..ow - 1 ego ewer
:I Sewerage : ·E••Y t 0 C onnect
ll S•wer•ge/WDifficulty t -Moderete to c• onnector ii ....._ .I ...... , r.
PA YNES VILLE TO NICHOLSO STRATEGY N !l.I SHIRE OF BAIRNSDALE \ I MINISTRY FOR PLAN~ING & ENVIRONMENT N ill SCALE 1 : 25 000 ~. m •t•l Teraer "'2 l!II TRACT CONC-'JL TANTS JI ===~~o~m•P~o•••~~~V~:¢~~~~~~~~~~~~~J... ,.,.-· - -·-:-~---:~·-:_:.,_.----- .. -~-----..,------'-~'=O=H=N=H=E=N=S=H=A=L=L=A=A~S~S~O~C~IA~T~E~S~--~M~A~R~C~H~1~9~8~6J
""-"-Y"":- --·~---~-·--;------··--~·-· I - 29 -
The original small fishing~itown. of "Toonalook", facing the I southerly aspect onto Newland$ Backwater, was soon overtaken by strip shopping development running eastwards along the foreshore to .McMillan Strait. But road access to the town via Paynesville Road I allowed a large "loop" along Newland Dri~.e and this proved a most successful way in which to circulate thr'bugh the town as it spread along the foreshore.
The recent canal project has changed that traditional circulation system. We believe that careful consideration should be given to changing the principal "entry" and circulation system to the Paynesville township and ensure that access remains safe legible I and convenient (see Figure 4.2) because of:
1. continued growth in population, expansion in the extent and range of services in I I " the shopping centre, I increased demand for boat launching, boat repair ! I and boat servicing in the McMillan Strait area, pressure for improved ferry services to Raymond Island, I .! pressure for new marina facilities at Slip Bight I and nearby land. Options for a better primary circulation system are as follows:
I OPTION 1.
Accept the existing condition with access along Paynesville I Bairnsdale Rbad, a right-tum along.Main Street with a left turn along the Esplanade and Slip Road. I The original "loop system" that this route provided has been lost because of the canal project '· The access system that now prevails ignores the requirements and I attitudes of tourists to Paynesville. The entry experience is now little better th~n a drive through suburban Melbourne, whereas it has the potential to be a most exciting boulevarde approach and I introduction to one of the Lakes' premier tourist settlements. Option 1. is the easiest to accept because it is currently operational but will not enhance the attractiveness of the I Paynesville environment. Further, the existing road access will do little to promote a stronger tourist based economy.
I The hard decisions require a commitment to improving the economic assets of the town by means of careful physical planning and J I design. Two of these are described as follows; I I I I 11
EAGLE POINT I EAGLE POINT ~- ~- I I I RAYMOND ISLAND I ·1 I jOptlon, 2(b):- Main. Street Exit,; I ·option 1 :. Existing Conditions.
I ·. ·'
I EAGLE POINT EAGLE POINT I ~-
p . p . ·. I •vn •• .,,,,. •v"•• "'"•
RAYMOND ISLAND I RAYMOND ISLAND I I I .. -- . . ·--- _, __ - - Option 2(a):, Gilaenan Reserve, Loop Option 3:Vlctorla Road Connecfion
ROAD S_YSTEMS & ACCESS Fig 4.1.1
. --··--~~~-----·····-·· ~·· ---=------. --- .. --·:-·- .. ---·:· .. ------,. I - 30 -
OPTION 2 I :.;:,. :~;·~ Reinstate the loop system with a core town centre on Slip Road addressing McMillan Strait. This option entails; the construction I of an elegant canal crossing on the Bairnsdale-Paynesville Road, the development and realigmnent of Slip load as a tree lined boulevarde that restores the "entry character" that formerly served I the town so well. At this point there are two variations; I (a) Bring traffic along King Street, down Wellington Street to the shopping centre (existing) and return through the Gilsenan I Reserve along the path previously followed. This variation would encourage the ultimate pedestrianization II of the Slip Road area in front of the hotel.
I This solution would require provision to be made for car parking. I l I (b) This variation is to cross the King Street Bridge, take a left turn at Wellington Street to the Esplanade and then exit via I Main Street and then the Bairnsdale-Paynesville Road. I I l OPTION 3 f t I This option accepts 2(b) above, but instead of_leaving via Main i Street and the Bairnsdale-Paynesville Road, one would proceed westward along Newland Drive. and then connect to the proposed f I Newland Drive (via Jones Road) Victoria Road connection. ' The consultants consider that the objective for the main entry road l1 to this important tourist township should be to; ! I ; satisfy road safety standards in an engineering sense.
I provide the driver with a direct connection to the water and the "core area" of the town.
I pro~ide a series of tantalizing vistas to the Lakes and beyond. display the facilities and resources of the town in attractive I sequences. bring the visitor close to the major activities of the town, I e.g. boating, fishing, boat building and limited commerce. the road environs should be designed so that this road "reads" in Paynesville. I as the primary corridor ..'l ..I Based on these considerations the consultants recommend Option 2 • I I - 31 - I ·-
4.3 Strategy for Residential Growth I :.;:\· A ·Strategy for the growth of residential development needs to have some flexibility to take account of changes in the rate of population growth as I well as movement in choice of housing types. In an area such as the Gippsland Lakes the potential mix of housing is made more diverse by the fact that a good proportion of accommodation is I provided for the tourist and recreation market.
In preparing this Strategy the "Review and Analysis" report reveals a I changing population structure in the region with an increase in the proportion of younger age groups as well as retirees. This suggests new preferences for housing types in the Paynesville area. No longer does I the conventional "quarter-acre lot" remain the only choice in the market place. The "Riviera Harbours" project has demonstrated that alternative ·1 forms of housing development can be marketed successfully. This changing trend in housing type is likely to become more pronounced in the future. The assessment of the regions' tourism industry contained in the "Review and Analysis" report suggests a s_ustained interest in the area I as a :ourist destination, although at present there is a lack of quality recreation and tourist accommodation facilities. As a consequence, the growing sophistication in the tourist/residential market place will create I a greater need for: apartments (rental and possibly time share) town house I quality motel cluster style housing related to recreation facilities such as a golf course I retirement village accommodation. Although this Strategy is largely concerned with where to direct new residential development - it must also consider how the _land might I ultimately be used. At the same time the Strategy recognizes that a primary reason for many people settling in the area is to obtain easy access to the Gippsland Lakes. Raving regard to these matters and in I particular:
estimated future land requirements I the own~rship of broadacre areas the provision of services the road network future major access route and I the need to ensure that landscape and conservation values are protected
I the Residential Strategy for the Paynesville district is described below. For ease of comprehension the Strategy recommendations are directed to I specific areas illustrated in Figure 4.2. I I I ------i
1 I
I EAGLE POINT BAY I
II I
/' RAYMOND,..
.,,,( --__ __, -- - - ~~-:..::::---~--==~~~~-=-~~~~-j /-"
LAND USE DEVELOPMEN 5 BLOCK NUMBERS
mm LIGHT .INDUSTRIAL
• RURAL RESIDENTIAL .1 ml GOLF COURS_E 1,i, CEMETERY I FIGURE: 4.1 LAND USE ITRATEG Road PAYNESVILLE TO NICHOLSON () STRATEGY SHIRE OF BAIRNSDALE & I MINISTRY FOR PLANNING & ENVIRONMENT Lady Bay ~~, SCALE 1 : 21 000 TlltACT CONSULTANTS \ JOHN HENSHALL & ASSOCIATES MARCH 1986 ~ I. I - 32 - I 4.3.l Paynesville ; ... . ~· .... . Block l I Prepare an outline development plan for this block. Give specific attention to traffic circula.fion if Council adopts Option 2 of the ACCESS proposals referred to in Section 4.2.4.
I Encourage the immediate subdivision of the land currently zoned "Urban" to conventional residential allotments. I Rezone the "Rural A" land of this block to "Reserved Living". I This -area should be a first priority for new subdivision. Block 2
I Monitor the sale and development of canal frontage allotments in this project and as they reach saturation seek to encourage canal development (if environmentally appropriate)
I. I in the northern part of this block (north of Bairnsdale-Paynesville Road).
At ·the time of preparing this Strategy it was expected that I the "Riviera Harbours" project would be almost completed by 1990. After this time new canal development (if . environmentally appropriate) could be developed in Block 3 as I an extension of Block 2.
I Block 3 Encourage the preparation of an overall plan of development which, after appropriate assessment,could provide a mix of I residential accormnodation ranging from an extension to the canal project to retirement village housing.
I This key piece of land should, on current growth rates, be limited to small stages. For example, a retirement village might be the next appropriate stage, because canal I development or conventional lot development would be premature for the next 2-3 years.
Particular attention should be given to the protection of I conservation areas at Point Fullarton.
I Block 4
This area should be recognized for its long term potential to I accommodate residential subdivision. Current expectations suggest that this land would not be required for 15-20 years although population .growth may well change this estimate. Council should carefully monitor growth to ensure adequate I choice in the market place - but not flood that market. I I I - 33 -
Potential may exist to extend the golf course - using a golf I course residential subdivision approach. This could be encouraged as a means of broadening the tourist and I recreation appeal of the area. Piecemeal subdivision of this bloc~ should be resisted as should "rural-residential" style development. Council should prepare an outline development plan for this land in I the next 2-5 years.
I 4.3.2 Eagle Point Block 5 --
I Prior to the subdivision of land currently zoned urban, an outline development plan should be prepared that assists in improving the traffic circulation. and makes provision for I future small scale commercial development.
To achieve an improved sense of "village" for this township a I landscape masterplan should form part of the outline development plan. This plan could include the setting aside of the drainage lines that run from the golf course to Eagle I Point Bay for Public Purposes. I Block 6 These gravel-pit areas have limited scope for residential use. They should be set aside either for ·restoration as a · I recreation area, or for low density residential purposes. I 4.3.3 Raymond Island Block 7 I Allow only moderate. residential growth in this area. Encourage consolidation with in the existing urban area.
Do not rezone any major areas of land outside Blocks 7 or 8 to "Urban" until access across McMillan Street is improved.
Block 8
Before permitting any further subdivision in th.is block I prepare an outline development plan that will ensure site . re.sponsive subdivision and development.
I ~ The outline plan should create links between the foreshore and the hinterland. j I
I - 34 - I
I .-.~i. I wg. ). I .,______-f"\\ I \\\ \\) I ---+---+--~~ I I I I -+----~~~~· I ,__~_. ~'.~""' l
I II l RAYMOND ISLAND i I i tI i I t Block 9 North West Coastline j
This area may have potential for a resort-style development I in the future.
Planning policies should protect this area from piecemeal I development and small lot subdivision to ensure that opportunity is retained to more closely examine the I environmental consequences of development in this area. Crown Land.Reserves should be kept as open space areas in any I future development. 4.3.4 · Newlands Arm
I Block 10 This subdivision offers alternative residential accommodation I to Paynesville. ·Improve road access to Paynesville in the medium term.
I Encourage the continued restructure and development of this estate.
Pruvide water, sewerage and electricity services at earliest opportunity. I I I - 35 - I 4.4 Control Mechanisms to Implement ~~~ Residential Strategy. There are a variety of planning techniques which can be applied to residential development. The Shire of Bairnsdale IDO is the principal statutory instrument controlling development in the area, although this is I supported by the 1978 Strategy of the former Totin & Country Planning Board (now Ministry for Planning and Environment).
I To give effect to the Residential Strategy the Consultants recommend to Council that a number of amendments be made to the Shire of.Bairnsdale IDO. In addition we recommend the preparation of detailed outline I development plans for key areas. The new residential statutory controls are shown in draft form in I Appendix 1. They are:
I Reserved Living Zone Resort - Recreation Zone I The purpose of these two zones is: Reserved Living Zone
I The purpose of the Reserved Living Zone is to set aside land for future residential use and for development to take place in stages on the I basis of outline development plans and as services become available. I Resort-Recreation Zone The purpose of this zone is to: I provide for an integrated housing and recreation development, provide a range of housing accommodation including houses, duplex I houses, units and flats or sites for caravans and camping, provide recreation facilities such as marinas, golf courses, I swimming pools, tennis courts, horse riding facilities, include commercial facilities such as motels, hotels, convention centre, shops and restaurants,
I ensure that building and development respect the natural systems and landscape value of areas of the zone,
I encourage. the provision of public access. to the foreshore through a network of public open space.
The zones ·should be applied as follows: I ' (see Figure 4.2 for Block locations) t
Block 1 Reserved Living (Future Residential) I Block 2 As currently zoned (to allow for Canal Development) Block 3 Resort-Recreation (Housing and Recreation) I Block 4 As currently zoned (Rural A) I - 36 - I ·-.
Block 5 As currently zoned, .. l>.ut modify subdivision provisions to I encourage compliance.'with- an ~outline development plan (Urban 3~·- Zone) _ Block 6 Ultimately reserve for recreation, or rezone to low-density I residential use (As currently zoned) Block 7 As currently zoned (Urban Zone) G Block 8 As currently zoned (Urban Zone) I Block 9 As currently zoned (Rural C) Block 10 - As currently zoned (Restructure Subdivision Zone) For those areas proposed as Reserved Living zones, Council should proceed I to prepare and adopt "outline development plans" in the manner described in the draft statutory control. I In the case of the Resort-Recreation zone, it is considered critical that the provisions require an integrated plan of dev~lopment which Council could reasonably expect the owner or consultants to prepare in liaison I with Council and the Ministry for Planning and Environment. Such a development plan would include the following components: I Site analysis plan Site preparation requirements, i.e. major earthworks Significant vegetation, habitat or sites of archeological significance I Development concept.
I 4.5 Nicholson The role of the Nicholson township within the Study Area is essentially that of a village dormitory to Bairnsdale. The township is comprised I almost exclusively of residential development; both permanent and holiday accommodation.
Nicholson is located on the Princes Highway and has expanded north to the I Gippsland Railway line. Expansive wetland areas are located west and south of the township and the Nicholson River borders the township's eastern edge. With the exception of a few vacant allotments, all I available urban zoned land in Nicholson has been taken up. There is little opportunity for future urban development of a more intense nature until such time as the township is provided with·a reticulated sewerage I system. Any.future urban development should be directed north of the railway line, see Figure 4.3. It is anticipated that the existing freight service, which uses the railway line, will not be a significant I barrier.to the township's future growth. There is an opportunity to provide an integrated river oriented and recreation based development south of the existing township and highway. I Any development at this location should be of appropriate scale and characters respecting the surrounding wetlands and separate from the existing Nicholson township. It might include holiday apartments, tennis courts and boating facilities such as a small landing jetty. I I There is potential to widen the existing tourist accommodation base of the townships currently comprising the Nicholson Hotel and caravan park. I These opportunities can be maximized by creating a focus for the township and encouraging the Nicholson Hotel and associated shops to "turn their I faces" to more effectively address the Nicholson River. I ~i· . ~ J I I
I _;f ·· 1 I I I I I . I i I ! I I ! I ! l I t ! '
I Il l j I ·i i ) -0 H I !o. I i I I I I 1- I I
-.. I I I I NICHOLSON STRATEGY ... Fig ·4.3 I - 37 - I
This objective can be further str:.~I1gthened by directing future tol,lrist-commercial development to.'\:hat ·area of vacant subdivided land I around Bradley Court as well as introducing a boat haven as a focus for the village centre. (see Figure 4.4).
I Th~ village centre would address the Nicholson River and offer views of both the water and boats using the River. the boat haven would provide those visitors arriving by small boat an opportunity to tie up a boat for I a few hours, rest and enjoy the village centre before continuing. A village centre of this type would also offer residents improved access to the water's edge.
I The opportunities presented by greater orientation to the river should be balanced against the difficulties in controlling riverbank erosion.
I 4.5.1 Nicholson Strategy
The Strategy for the Nicholson township is illustrated in Figure I 4.3 and summarized as follows: Nicholson .is to remain a small and contained township.
I There is to be no further urban growth until a sewerage reticulation service is provided, at which time future urban I growth is to be directed north of the Gippsland Railway line. An appropriate area of "Rural A" zoned land north of the Gippsland Railway Line could be zoned for (({ Residential-Recreation* purposes. There is an opportunity to provide for an integrated river oriented and recreation based development of an appropriate I scale and character on the south western sector of the existing township and highway. I A townscape study should be undertaken to address opportunities for creating a village centre by directing tourist-commercial development to an area around Bradley Court. The village I centre could focus on a small boat haven. · '·. I I
I "Residential-Re.creation" development could allow the use of cluster subdivision to reduce house lots down to lha with shared facilities such as boat mooring, tennis courts and the like. The purpose of this zone would be to take advantage of the recreation value of the river - rather I than ·to simply allow 4-8ha rural-residential development along the river. I II I I
·: -~~-· :· .. I ---:...-·. I I I I I I I I I I I ... I I I - I J !' .. ! I .NICHO.LSON:· .·TOWNSHIP: ·I .. _c_oncept _:plan I' ~Fig ·4.. ~4 '.I l, • I - 38 - l: I I I I
5. 0 INJ;>USTRY, COMMERCE & EMPLOYMENT '-.:;· I 5f· 5.1 A Strategy For Encouraging A Stronger Local Economy. lI I In the report "Analysis and Review" it was revelfled that the Study Area is undergoing a process of change in its socio-economic structure. It was further revealed that the economic development potential of the area is I I substantial, particularly in terms of the growing tourism and recreation market. To capitalize on these opportunities there are a number of I initiatives that could be taken by Council. These initiatives should be based on the policy that; I I Council encourages the development of the local economic assets and l I in particular those related to tourism and recreation. Council ! policy is to encourage a strong local economy. i ~ r i I Measures which can lead to the achievement of this policy are as follows: I '! 5.1.1 Joint Development Committee I j In view of the complementarity of development in the Shire of Bairnsdale, the Shire of Tam.ho and the Town of Bairnsdale, it would l be appropriate to form a joint committee or association for l I T development facilitation and promotion. For example, if a joint J ·l committee had as its first agenda item the establishment of a i regular air service to Bairnsdale airport - and was successful in I achieving this goal, then the region would receive a substantial economic benefit. Such a service would enable.new hotel operators to provide package tours to international and interstate visitors I as well as improving .local communication. Benefits would flow to Paynesville, Bairnsdale, Lakes Entrance and Metung. At a subsequent stage it may be appropriate to also establish the position of Local Development Officer, serving the needs of both I Shires' and the Town. I Recommendation: That Council: " I establish a joint Development Committee in association with the Town of Bairnsdale and possibly the Shire of Tambo.
approach the Department of Industry Trade and Resources for I advice on funding assistance to employ a Local Development Officer. I 5.1. 2 Local.Business Opportunities I To ·further promote the economic opportunities of the Paynesville area Council could prepare through the Development Officer or through its own resources a profile of the attributes and business opportunities in the Shire. This profile should include a I statistical monitor that gives quarterly or half yearly economic indicators such as housing starts, unemployment levels, population I growth by age group.
i - 39 -
Economic activities and local business opportunities would include • ._, J I a profile of the following: Tourism attractions potential new and expanded water-b~sed and land-based. I t¥ Recreation services including; - new or expanded tourist accommodation, restaurants and cafes I marine sales and services (boat servicing and storage, chandlery, wet suit sales). I transportation, lakes cruises. Support services/activities retai~, personal, business and community services (recognizing that Bairnsdale is the regional centre).
Construction industry including building and construction activities, housing I industry trades, joinery, metal fabrication.
Boat building I including shipwrights, especially focussed on the slip yard. Manufacturing · buflding materials, cement mix, metal fabrication and joinery in support of construction industry, tourism developments and boat-building as well as some fish processing.
I Recommendation:
That Council,
promote through the joint Development Committee or its own resources a profile and statistical monitor of economic activities and local business opportunities.
I 5.1.3 Retail Facilities ... It will be necessary to upgrade existing retail facilities and provide for future expansion in the Paynesville Central Area. An I estimated additional 2,000m2 of retail floorspace will be required 1986-1.996, plus car parking provision and other community-based facilities and services. An overall provision of between 1-2 hectares of land may be necessary. The existing development plan I should be reviewed and refined.
Recommendations and further comment on retail/commercial I development in Paynesville is provided in Section 5.3.
5.1.4 Industrial Land
In preparing this Strategy various suggestions were made for establishing a new light industrial zone away from the existing foreshore locations.
The Consultants believe it is important to locate a light :industrial zone in close proximity to the main entry road to the I - 40 -
town, or at least in a lo~~tion which is identifiable as part of and easily accessible to, ·the Paynesville township. I :~... ·. . ,. Recommended Council policy is to;
I Accommodate existing and potential growtt in non-water based industrial activities at an appropriate location.
I The site should provide an area of between 5 and 10 hectares, the Consultants preference is for a site near the cemetery. Figure I 4.2 shows the preferred location for this site. This land should be used by those industrial activities that have no need tooe on or near the foreshore and would be likely to include those service industrial activities which would otherwise I exist as "back-yard" operations in residential areas.
The zone should not be a place for heavy industrial activities, I their place is in Bairnsdale. Rather, this should be a zone that allows the foreshore industrial zones to be used only by those activities that have a real and specific need for access to the I Lakes system (e.g. Boat repair and maintenance). In allowing industrial activities in this zone Council should I insist tliat: at least 20% of the site is landscaped
I sufficient on site car-parking and loading areas are provided
buildings are treated in a manner that encourages a consistency I of style and form areas proposed for storage and stacking of materials are I screened from public view or from adjoining land no advertising signs are erected that are intrusive on the · I landscape •. A suggested set of zoning provisions for Light Industrial I activities is contained in Appendix 1. The establishment of this light industrial zone could be carried out by private initiative although it is more likely to achieve success if Council establishes the estate. This development could I form part of the State infrastructure program.
It may be appropriate, however, for Council to buy land and develop I the estate as an integrated development along the lines pursued at Albury Wodonga by the Development Corporation. I I I I - 41 - I
Recommendation: I :.i:;· Th.at Council
rezone an area shown in Figure 4.2 as "Light Industrial". I Fi initiate the development of this industrial estate (possibly I with State Government assistance). the first release of land be of 10 allotments ranging between 2 I soo-1000m • ensure the design of buildings and landscape give a cohesive and I attractive image to the estate. 5.1.5 Paynesville Slip Yard
I There is a strong tradition of boat building skills in the Gippsland Lakes. Recent boats such as the New Horizon Star demonstrate the quality of those skills which need to be fostered I and encouraged. The timber work alone in the New Horizon Star gives a clear example of the way in which to "add value" to a local product.
I Council policy is to,
Encourage the development of boat-building and other water-based I industrial activities. The suggested up-grading and expansion of boat-building at the I Paynesville Slip Yard should proceed on an acceptable public/private basis as this development would represent a major economic opportunity for Paynesville (measured in local jobs and incomes) and the wider interests of State policy in promoting I regional and state economic development. I Recommendation: Th.at Council, I actively encourage the State Government. to provide for a joint venture development of the Paynesville Slip Yard.
While a number of these policy initiatives are outside the specific domain I of statutory planning they are important strategic considerations and will have a bearing on decisions that the Council and State Government will I take in this area. I 5.2 Paynesville Townscape - Central Area and Foreshore j This strategy has already discussed the need for an efficient and attractive entry road to Paynesville. Three options have been discussed. The developmen~ of this road network will have specific implications for I the use and development of the commercial area, the recreation activities along the foreshore, the Government Slip Yards and the Slip Bight Marina. [I I - 42 - I
The physical image of the town wil.l have a large influence on I Paynesville's ability to attract new investment that solidly establishes the.tourist and recreation function of the town:
There is a real need to enhance the Paynesville Central area, the I foreshore including the Slip Road environs, buifding on the holiday/ recreation/resort theme for the locality.
I The Council needs to take a close look at the interrelationship of these uses, and link them together with a bold and integrated masterplan. I Council policy is to, Encourage the development of a cohesive central activity area that strongly addresses the water.
I There is an opportunity to establish a boulevard drive along Slip Road that gives close pedestrian and vehicular contact with the water. The treelined drive could be a stimulating procession of water based I activities, or it could be like so many of our coastal towns - a confusion of signs and pastiche architecture. I Council needs to take the initiative and pursue a co-ordinated townscape plan that provides an efficient and attractive circulation system through the town preferably with continuous visual contact with the water.
I Recommendation: I That Council prepare a townscape masterplan that includes the landscape development I of the foreshore and the Slip Road environs~ 5.3 A Strategy for the Management of Commercial Development.
I 5.3.l Need for a Commercial Area Strategy
Commercial areas are usually the most intensive areas of urban I development. They have a dynamic set of requirements that makes ... land use planning often difficult and certainly challenging • I Special problems associated with conflicting traffic patterns characterize commercial centres and the policies that need to be applied often entail greater attention to design detail than would I be pursued in other zones. Particular matters which need attention in commercial centres are:
I circulation systems - vehicular and pedestrian, I .car parking - location and capacity, pedestrian priority areas, ! I building form, loading and unloading facilities •. I I I - 43 -
As well as considering is~~es of site planning and circulation it I is also important to estab1~sh the "range of commercial services that should be provided in the Study Are?·
I 5.3.2 Hierarchy of Commercial Services
From the "Analysis and Review" report it is clear that Paynesville I is the major shopping centre outside the Town of Bairnsdale. The Consultants would encourage the continuation of that role. I In a hierarchy of shopping centres we would expect the townships to perform the following commercial functions:
Nicholson local and highway service I Newlands Arm local convenience Raymond Island local convenience Eagle Point local convenience I Paynesville community and tourist commercial I These functions can be summarized as: Local Convenience - normally a limited number of shops selling bread, milk, cigarettes, etc. In recent times stores like "7-11,. or "Foodplus" have come to epitomize the notion of local I convenience shopping.
Highway Service - essentially oriented to highway trade, often I selling petrol as well as tourist items such as fishing gear or boating equipment as well as "c::onvenience items" including food. I Community & Tourist Commercial - major shopping provisions that would include a supermarket, some clothing, hardware and timber, I some office accommodation and specialty shops and restaurants. 5.3.3 Paynesville Commercial Development Plan I Council has been administering a development plan (prepared in 1983) for the commercial area of Paynesville. This plan has essentially sought to consolidate retail development on the I Esplanade between Langford and Wellington Parade and around the Hotel on Slip Road.
The Consultants believe that plan should now be reviewed and in I particular, attention given to ways in which to link the shopping centre through the Gilsenan Reserve to McMillan Strait. The major I reasons for recommending this review are: the Gilsenan Reserve will ultimately become an asset of such high land value that it would be difficult justifying its I retention solely as a recreation ground. the Gilsenan Reserve represents a major opportunity, in Council ownership, to assist the integration of tourist and commercial I development in this key area of Paynesville.
the future development of the canal system with m.edium density I housing (currently proposed) and commercial facilities increases I - 44 - I
the need to integrate ~ctivities and most particularly provide I adequate car parking an~ road access. two of the options in this Strategy propose to redirect the I Paynesville entry road and provide a new circulation system to the shopping centre. f·
the benefits of seeking a more protected aspect into McMillan I Strait and the canal will allow new opportunities for tourist-commercial activities. I Council policy is to provide a framework for future commercial and tourist development in the Paynesville Central Area. I Recommendation; We recommend to Council that the Paynesville Central Area Development Plan (i983) - particularly where it relates to the I retail area - be reviewed and refined to take account of changes in circumstances since 1983. I This strategy strongly recommends that Council initiate (perhaps in association with the Ministry of Planning and Environment and the Victorian Tourist Commission) a close examination of the options for integrating new commercial development with the existing I centre. The study should include the examination of .options for the development of land along the foreshore for the boating, I tourist and recreation activities. The study should have a "pro-active" focus, aimed at resolving some I of the competing and conflicting land uses in this area. 5.4 Slip Bight Marina, Government Slip Yards and Marine Based Industries.
I The McMillan Straits have been used for boat launching, storage and mooring primarily because they offer protected deep water.
I Within the Gippsland Lakes System, Paynesville offers probably the best o.pportunities for boat mooring. I 5.4.l Slip Bight Marina
Various studies have been carried out by the Shire of Bairnsdale as .I well as private groups and individuals on the suitability of sites for marina development.
I Putting .aside the specific issues of environmental impact and detailed financial viability, this strategy encourages the further development of marina facilities.on the McMillan Straits. The I pri.ncipal reasons for this support are: - i The contribution that the project can make to the economy of I Paynesville. The prospect of continuing demand for mooring facilities.
I The protected nature of the McMillan Straits. 11 ------
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I I The ability to use existing infrastructure such as reticulated I --.:-\ ...... I sewerage. I The ability to reinforce existing activities such as the hotel and motel, shopping centre, boat repairs and supply items. I p;...., Recommendation; I I The Consultants endorse the proposal for development of the Slip Bight Marina however, we would caution Council to ensure that this facility properly integrates with proposals for the Government_ Slip I I Yard and marina around the King Street Boat Ramp. At the present I time, plans for the Slip Bight Marina are at a "concept stage" only ! and CounciY should look closely at the need to refine and review '; l these proposals to ensure that the process of achieving statutory ' I consent is succe$sfully realized • .1 I I I I I I I I I I I :1. 111 ; i - 46 - :: I i
I 6.0 ~pR.ISM STRATEGY From the "Analysis and Review" report the following issues to be addressed I in a tourism development strategy for the Study Area have been identified; i I ~' Tourism, recreation and leisure activities which could be further I promoted in the Study Area are likely to include the following, as l I examples: lakes cruises, boating, canoeing, skiing and other I water-based pursuits; coastal walks; horse-riding; wildlife ! ! observation; bicycling; visits to nature reserves and parks; visits i I to the slip yard; farm displays; scientific and natural significance of the silt jetties; antique/art/craft displays and retail outlets; enter,tainment venues and convent ion/ seminar facilities; heal th I retreats/resorts; annual sporting and other events. Recommended Council policy is to foster and encourage the local tourism I industry by recognizing the following needs; Integrate and promote the Study Area with the visitor attractions of the wider South East Coast region. This approach provides a broader I base of attractions for visitors, attracting them to stay longer in the study area/region and to patronise and enjoy features which are in addition to the popular Lakes-based attractions. Paynesville, for example, can "then be promoted as a suitable base from which to explore the wider region on day and half-day tours.
Expand and upgrade tourist accommodation in the Study Area, especially in the Paynesville locality which is the focus for activity and is the major service centre in this area of the Lakes. The extent, timing and location of expansion in accommodation will require feasibility I assessments, and would need to be co-ordinated with other tourism projects in the area, including marina construction and the Riviera Harbours project.'
I Identify the range of tourism accommodation in order that various market segments may be accommodated, from high-quality unit accommodation of a resort-type nature, to quality caravan and camping I facilities and cabins to meet low-cost family holiday requirements.
Provide opportunities to expand tourism facilities in the study area, ranging from moorings and dry storage areas to restaurants, convenience food outlets and holiday merchandise. The Slip Bight marina proposal and the Riviera Harbours Mariners Quay project will be catalysts to further development.
Broaden the base of tourism attractions in the Study Area. Whilst recognizing ,that water-based activities will continue to be the I principal attractions of the area, there is a need to provide additional attractions and facilities to meet the needs of, for example, non-boating enthusiasts. These potential facilities may I range from entertainment (e.g. hotel-based functions) and restaurants, to safe swimming areas, riding camps, nature trails, etc.
Extend the attraction level of the Study Area, with a wider range of I attractions and facilities particularly in Paynesville. This should include seminars, conventions and other activities for which organizers are increasingly seeking non-metropolitan venues. I I - 47 -
Maintain and enhance attractiy~ entrances to the several townships • I .. It will be necessary to avoid ·ctevelopments along main roads which would ~;~,-leave visitors and residents with an adverse •. impression of the locality, and thereby severely impact on the holiday and recreational attractions of these small settlements and rural/coastal areas. I ff. Recommendations;
I That Council,
encourage the establishment of a tourist information centre that I promotes the regions assets and includes accommodation booking services. I review the "Central Area Development Plan" as it relates to; the provision of tourist accommodation and recreation facilities in I Paynesville the integrated development of the Slip Bight Marina and the I "Government" Slip Yards. ensure that development proposals which abut main entry roads include I appropriate landscape treatment. I
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I 7.0 AGRICULTURE;:.:· .. I 7.1 Broadscale Agriculture. The "Analysis and Review" report examined the d~clining role of agriculture played not only in the regional economy but also that of the Study Area. The report calculated amongst other things that minimum farm I sizes, which have been controlled by statutory planning provisions~.are difficult to justify on economic grounds·.
I However, rural lands should not be fragmented to small parcels simply because the economy of agricultural production is facing difficulties. I Planning is not based solely on short term economic circumstances. There are a variety of reasons for maintaining large rural parcels including:
I management of landscape assets in an area of major tourist and recreation interest, I the cost of providing engineering and human services to rural residential land owners, I the need to protect those interested in new farming pursuits from the intrusions of urban and rural-residential annoyances (dogs, feral cats, mini bikes or complaints about chemical spraying).
I In the course of this Study, the Consultants spoke with a number of farmers who owned land within the Study Area and were committed to I continue farming, especially in the Broadlands area. Thus, in the Consultants' opinion, the main issue of concern for agriculture in the Study Area is that of subdivision density in rural I areas. A density control such as those administered under the Shires of Tambe and Alexandra Planning Schemes would allow land owners to subdivide a portion I of their land for rural residential purposes whilst retaining the balance for agricultural purposes. Subdivisions of this nature can be directed to and concentrated in specific areas for the purposes of service I provision.
Because of the limited area under review in this Study, it would be I inappropriate to reconnnend that a subdivision density provision be included in the Shire of Bairnsdale's IDO 1977 without investigation of the impact on the rest of the municipality. If this were done, consideration should be given to applying a subdivision density control to I the Broadlands .area, although the Consultants would caution Council that this can, in time, be a complex control to administer.
I I 7.2 Rural-Residential I· The issue of rural-residential land uses was addressed in a draft paper prepared by Nevan Wadesen, Ministry for Planning and Environment. This paper was presented to the Steering Committee and stated, amongst other · I things, the following: I I - 49
II Rural Residential developm~~t is essentially the residential use of I allotments which vary from 0.4 to 2.~ ha in size. The use generally requires all the social and service infrastructure associated with normal density residential development except for I reticulated sewerage. The minimum size of allotment is determined by the area required for efficient on site effluent disposal and the locational requirements I for dwellings, access tracks and effluent disposal fields. The maximum size of allotment is limited to the size which can be efficiently managed without recourse to use of agricultural land I management equipment or techniques. Accordingly the most appropriate size for Rural Residential allotments is considered to be between 0~4 ha and 2.0 ha with an average allotment density of 1 I ha. Allotments in excess of 2 ha are considered to be hobby farms rather than residential allotments. Subdivisions with an average density I of 1 ha can enable a semi-rural environment to be retained and serviced as well as providing sufficient area for on site improvements which may be required such as house site, effluent I disposal field, access track, garage, swimming pool, tennis court, etc. I In many areas of Victoria, considerable pressure exists for the creation of Rural Residential subdivision. This form of subdivision is considered relatively cheap because Authorities generally require low levels of works and services and it provides I an alternative lifestyle to that available in higher density urban areas. However, because signif.icant problems can result from the indiscriminate location of Rural Residential development a I comprehensive analysis of any proposal should first be undertaken.
Prior to the approval of any particular Rural Residential proposal I three principal issues must be evaluated: The strategic implications of locating Rural Residential I development in a particular area. •. The physical capability of the land to accommodate the proposed development without detriment, and
The direct or future impact of the development on surrounding I urban or non urban land. The zoning and use.of land for Rural Residential development should be determined in accordance with a number of strategic objectives. When Responsible Authorities consider zoning land for Rural I Residential Subdivision the following objectives should be satisfied.
I 1. The land be in close proximity or adjacent to existing urban - I areas to ensure the provision of essential social and physical I service infrastructure. 2. Development of the land should not require the inefficient I provision of substantial additional service infrastructure. I - so - I
3. The land should not be in a location which could prevent any ·-i:\. . I appropriate future urban subdivision. - 4. Development of the land should not alienate or adversely affect high quality agricultural land. I tit" 5. The land should be capable of accommodating all effluent within I allotment boundaries. 6 The land should not be subject to high erosion, flooding o.r fire I hazard risk. 7. The land should be capable of supporting building foundations, _access tracks and effluent disposal fields without detriment to I the natural physical features. 8. The land should not be used for holiday/absentee owners to ensure that adequate time can be given to maintenance and management of I the land. 11
I From this analysis, the strategy for Rural Residential land uses within the Study Area should be as follows: (see Figure 4.2)
The area of land currently zoned Rural C & D, located west of Paynesville and south-west of Eagle Point is to be a boundary to the westward growth of Paynesville and is to provide a buffer/interface to 1. the broadscale rural land to be west. The further extension west and south of existing Rural C & D zone boundaries in this location should be resisted.
A north-eastern extension of the Rural D Zone is to be encouraged. The application of the existing subdivision density provision for rural-residential development in this zone combined with the existing I golf course reserve will ensure less intensive development occurs on this flood prone land as well as providing a buffer between the urban I growth areas of Paynesville and Eagle Point. New areas for rural~residential development - outside the study area, be investigated by the Shire based on the principles outlined in the I preceding pages. Council encourage the Ministry for Planning and Environment to publish the draft paper "Planning Guidelines for Rural Residential Development I in Victoria", and that Council direct any applicants for Rural Residential subdivision and development to the guidelines set out in I the paper. I I I I I - 51
I 8.0 ~ CONSERVATION ;:--.
The "Analysis and Review" report examined the L~nd Conservation Council Final Reconnnendations for the Gippsland Rinterl~nd Area (1983) as they I relate to public land reserves located within tffe Study Area.
The Consultants endorse the LCC recommendations with the exception of I those that relate to the Gippsland Lakes Foreshore Reserve.
As a result of the projected population increase in and around Paynesville I and Eagle Point and to a lesser extent, on the Newlands Arm Estate emphasis should be placed on the provision of greater public access to the foreshore adjacent· to these townships. Consequently any future urban I development in this area should recognize the principle of public access to the water's edge.
Council policy is to maximize opportunities for public access to the Lake I edge adjacent to major centres of population.
A more appropriate set of Land Conservation policies for these foreshore I areas would be those described in the LCC report as J2 Foreshore Reserve. I Recommenda t i01:1.s; That Council approach the Ministry for Conservation, Forests and Lands as soon as possible to reassess the existing Gippsland Lakes Foreshore I Reserve designation as it applies to the Lake edge between; Paynesville and Eagle Point (Gippsland Lakes Foreshore Reserve, Zone I) I and Point Butler and Newlands Backwater (Gippsland Lakes Foreshore Reserve, Zone III).
I That Council have a major role in the management of these areas. I
I I I I I l'. 't - 52 - I •,llt.1.·.
I ~. APPENDIX l I RESERVED LIVING ZONE II I l. Purpose of Zone
I The principal objective of the Reserved Residential Zone is to set aside land for future residential use and for development to take place in I ! stages on the basis of outline development plans and as services become i I available. i
Ii I I 2. Subdivision and Development l The Responsible Authority shall not grant a permit for subdivision and development of land in the.Reserved Residential Zone, unless it has I first adopted an outline development plan which applies to the land and!
(a) the proposed development or the layout of the proposed subdivision I conforms to the outline development plan; or
(b) to the extent that the proposed development or the layout of the I proposed subdivision does not conform to the outline development plan, the proposed development or the .layout of the subdivision is in accordance with the planning principles on which the plan is I based and will not prejudice the implementation of the plan. I 3. Outline Development Plans (1) The Responsible Authority may adopt an outline development plan for the whole or part of any zone or in relation to a particular class I or classes of development. (2) Any adopted outline development plan shall be made available to the I public at the office of the Responsible Authority. An outline development plan for an area shall include:
I (a) a statement of the planning principles on which the outline development plan is based; I (b) a plan, at an appropriate scale, showing clearly: (i) the location and capacity of existing or proposed mains for reticulation of water, gas, electricity, sewerage and I drainage; I I * This Zone covers those parts of the Shire which are proposed to be used I for residential purposes in the future. I - 53 - I (ii) the location of all existing and proposed roads, including those adjoining the area, the width of road pavements and I location of plantations;
(iii) the location of existing or proposed easements and areas to I be reserved for the development of car parking, loading and unloading of vehicles, utility services, public buildings, I community facilities or for similar purposes; (iv) the location of areas reserved or to be reserved for recreational, conservation or for similar public purposes;
I (v) the location of proposed allctments into which the area may be subdivided; and I · (vi) any other relevant matter; (c) a description of the types of residential or other development envisaged and the stages, if any, in which development is to take I place; and I (d) any other relevant matter. In preparing or considering any proposed outline development plan for an area, the Responsible Authority shall have regard to design and siting I guidelines, Model Cluster Code or any other code or policy, and particularly: I (a) the suitability of the land for the proposed development; (b) the views of the relevant government agencies concerning provision of land for utility services, community facilities and other public I purposes;
(c) the availability of funds for completion or extension of roads, I sewerage, drainage and other services; (d) the road layout and the width of roads, the surfacing proposed and I tree planting or other landscaping; (e) the desirability of providing for various types of residential I development in the Reserved Residential Zone; and (f) the appropriateness of development in stages and what those stages I might be. I I I I .I - 58 - .I I LIGHT INDUSTRIAL ZONE I 1. Purpose of Zone The purpose of the Light Industrial Zone is:
(a) To provide for light industries which by their nature of operations I do not cause nuisance to adjoining properties and uses; and
(b) To provide for general industry which requires a location adjacent I or in close proximity to commercial areas, with the exception of extractive and dangerous industries. I 2. Table of Uses
I COLUMN 1 COLUMN 2 COLUMN 3
I Home Occupation Advertising Sign Any purpose not Minor Road Amenity Building specified in· any Minor Utility Boat Sales other column of this I Installation Bulk Store section of the Table Minor widening or Caretaker's Dwelling Deviation of a Car Park Main or Secondary Car Sales I Road General Industry Public Open Space Industrial Showroom Intermediate Utility I Installation Light Industry Liquid Fue 1 Depot I Major Utility Installation Major Road Widening or Deviation I Major Transmission Line Major Utility Service I Motor Repair Station Milk Depot Nursery Garden Office I Panel Beating Works Rural Service Industry Rural Storage I Transport Depot Veterinary Surgery II Warehouse I I I - 59 - I 3. Use and Development
I The following provisions shall apply to the use and development of land within the Industrial Zone:
I (a) Land shall be used or developed in accordance with an overall site layout plan submitted to and approved by th~ Responsible Authority I which shall show at a suitable scale: (i) the location and dimensions of buildings and works;
(ii) areas to be set aside and maintained for the parking of I employees' and visitors' vehicles and of vehicles engaged in activities on the site;
I (iii) the construction materials of the buildings and works;
(iv) site beautification works including landscapings, tree I planting and screen materials; (v) the location and the existing use of buildings and works on I adjoining properties; and (vi) entry and exit points from the site to adjoining roads. I (b) An application to use and develop land shall be accompanied by information relating to the requirements of the use or development for services and facilities and the Responsible Authority shall have regard to the availability of such services and facilities I when determining the application;
(c) The plot ratio of all buildings erected on the site shall not I exceed 0.6;
(d) An area of 20% of the site shall be set aside for landscaping and I such works shall be carried out to the satisfaction of the Responsible Authority within 18 months of the commencement of the use or development;
I (e) The external walls of all buildings shall be constructed of brick, stone, concrete, or masonry or such other material as may be I permitted by the Responsible Authority; (f) Except with the consent of the Responsible Authority, the area of the site within 10 metres of any road alignment forming a frontage I and within 5 metres of any road alignment not forming a frontage, shall only be used for car parking, access and landscaping; and
(g) Within the Industrial Zone no building shall be constructed to .a I height greater than 2 storeys above ground level •.
I 4. Subdivision
The following provisions shall apply to the subdivision of land within I the Industrial Zone: (a) A person shall not subdivide land without the consent of the I Responsible Authority; and I - 60 - I (b) Land shall not be subdivided into allotments unless each separate I allotment to be created has an area of not less than 500 square metres and providing that such subdivision creates, or allows, the I provision of a range of allotment sizes. 5. Environmental Controls I (a) Where land is proposed to be used for any industry other than a light industry, the Responsible Authority may require the applicant to provide information, to the satisfaction of the Responsible Authority, on the possible environmental impact of the proposed use I and such infonnation may be used to form the basis of conditions imposed in any permit for the use and development of the land, provided that the provisions of this paragraph do not override or I abrogate the rights, responsibilities, powers or duties imposed under the provisions of the Environment Effects Act 1978 (as I amended). (b) No industrial use shall be permitted unless the services of water, electricity, sewerage and drainage are reticulated or it can be shown to the satisfaction of the Responsible Authority that I servicing is impractical and adequate alternative arrangements can be made to dispose of all wastes in such manner as to prevent water I and air pollution. (c) All proposals for industrial uses shall include details of the I methods to be used in controlling water, noise and air pollution. I I I I ,I I
f 1· I I
11 I I L