LOCAL PROVISION CAMPASPE PLANNING SCHEME

21 MUNICIPAL STRATEGIC STATEMENT

This Municipal Strategic Statement specifically aims to provide strategic direction for the environmental, economic, social and physical development of the Shire of Campaspe. The Statement is to be read in conjunction with the local policies contained at Clause 22. The Statement has been developed following site analysis, review of existing and past strategies, and thorough consultation with the Shire’s residents, business operators and relevant government authorities. The Statement presents objectives and actions for the reference and consideration of decision making bodies. The Statement is derived from the Integrated Strategy Plan for the Shire of Campaspe which was adopted by Council in April 1996. The Statement has an overall timeframe to the year 2010 although periodic reviews will take place. The Statement focuses on land use and development priorities geared to the attainment of the community endorsed Vision for the Shire. It also acknowledges that the Shire is committed to developing partnerships with surrounding municipalities, community groups and other agencies to address issues of regional concern.

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21.01 SHIRE OF CAMPASPE AT A GLANCE

The Shire of Campaspe comprises the former City of Echuca, the former Shires of Deakin and Rochester, the former Town of Kyabram and parts of the former Shires of Waranga, Rodney, Cohuna and Gordon. The Shire of Campaspe is strategically located in north central Victoria. It is 205 kilometres directly north of Melbourne, with its northern most border being the Murray River. The Shire covers an area of approximately 4,529 km2 . The Shire’s location in respect to major regional interstate and intrastate transport links gives it a strategic advantage in accessing major markets. Its climate, history, natural assets and location in relation to major urban centres also provide the Shire with an extensive tourism focus. Campaspe is part of a wide region extending right along the Murray River; up into NSW and south as far south as the Great Dividing Range. The key regional issues confronting the region include; • natural resource management including water quality; salinity; rising water table; protection of forests and wetlands; and redressing the loss of native vegetation. • economic sustainability based on agriculture including traditional irrigated and dryland farming practices; value adding to these practices; increased development of intensive agriculture; prospects for more innovative agricultural pursuits. • regional settlement development especially in relation to the growth of some regional centres (e.g. Bendigo; Shepparton; Echuca) at the expense of smaller towns (e.g. Sea Lake; Girgarre etc.). • infrastructure provision including good road access to some parts of the region; poor and declining rail access; and haphazard telecommunications access. Campaspe is part of the wider Murray Darling Basin region which includes vast areas of Victoria, New South Wales and South Australia. These areas require a co-ordinated approach to the issues of water quality, disposal of wastes into the river systems, and the environmental impacts of the recreational use of the rivers and floodplains. The Murray Darling Basin Commission is the overarching body for the regional co-operation and co- ordination of approach which is so fundamental to the future of the Basin. Campaspe is now split between the North Central Region Catchment Management Authority; and the Goulburn Broken Region Catchment Management Authority.

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Map 1: Shire of Campaspe

21.01-1 Population

The estimated resident population of the Shire in June 1996 was 35,072. Functionally, Echuca (the Shire’s major urban centre) interacts with its New South Wales’ counterpart, Moama. The current population of Echuca - Moama is approximately 13,000. The bulk of the Shire’s population is centred around the northern and eastern points of the Shire - especially within the Echuca - Kyabram - Rochester triangle. The southern and western areas of the Shire are more sparsely populated. Following Echuca, the other primary population centres of the Shire (based on the 1996 census) include Kyabram (5738), Rochester (2553), Tongala (1164), Rushworth (976), Stanhope (565), Lockington (375), Gunbower (260) and Girgarre (209) . After experiencing sluggish population growth during the first half of the 1980s, the Shire's population grew rapidly during the late 1980s and early 1990s. In fact population growth in the Campaspe region has been faster than that of rural Victoria, metropolitan Melbourne and the State as a whole. Nevertheless, the overall buoyant situation masks significant discrepancies between centres within the Shire.

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For example, the Shire's four biggest centres - Echuca, Kyabram, Rochester and Tongala - have experienced significant population growth between 1976 and 1996. In contrast population numbers in some of the smaller centres have declined in the twenty years leading up to 1996 (Rushworth & Girgarre). Population change is intrinsically related to economic conditions. The large centres (especially Echuca) are the bases of the Shire's tourism, retailing and the services sector. These are the fastest growing industries in the Shire. Overall, it is projected that the central and north-eastern parts of the Shire will continue to grow rapidly. Long term growth trends suggest that in the year 2021 the municipality will accommodate approximately 42,100 people.

21.01-2 Employment

Agricultural production, based on intensive irrigated areas and large tracts of dryland farming, combine to form the largest industry in the Shire. Other major employment sectors in the Shire includes food processing, retail and wholesale trade, community services and manufacturing. A high proportion of the Shire's workforce (22.7 per cent in 1996) is employed in agriculture, forestry, fishing, etc. In Campaspe this almost exclusively relates to agricuIture - especially dairying, cattle and sheep grazing, vegetable, fruit and grain growing. Between 1981 and 1996, employment in agriculture declined by about 17 per cent. This can be attributed to structural changes in the dairy industry and the broader economy in areas affected by more automated and efficient production techniques, better storage facilities and transportation efficiencies. Other significant industries include wholesale and retail trade (17.4 per cent of all employed in 1996), community services (14.7 per cent), and manufacturing (14.7 per cent). Manufacturing in the Shire mainly relates to food processing as well as some light engineering. Significant employment growth has been occurring in tourism, retailing and the services sector. These changes mirror the shift away from a production-based economy towards a services-based one throughout the advanced industrialised world. As a result of such changes, larger rural centres - such as Echuca-Moama- are likely to diversify their economic bases and prosper at the expense of smaller towns. The Shire's diverse economic structure - which offers residents a wide range of employment opportunities in tourism, recreation, agriculture, food processing, manufacturing, retailing, and government and community services - is meeting the employment needs of the population very well. The unemployment rate for Campaspe Shire is approximately 4.2 per cent. This compares with 6.0 per cent for regional Victoria as a whole. (Source: Urban Enterprise P/L, June 1998). The Shire of Campaspe's key tourism assets are based on the Murray River, Port of Echuca, River Boats, Native Forests, Historical Buildings, Kyabram Fauna Park and Licensed clubs across the river at Moama. The estimated annual turnover associated with the tourism industry is $100 Million. This figure does not include the associated multiplier effect associated with tourism activity. The tourism Industry in the Shire employs approximately 1500 people.

21.01-3 Towns

Echuca is Campaspe's largest and most diverse centre which serves local, regional and tourist functions. Although Echuca's population is around the 10,000 mark, its catchment area is estimated to include 50,000 people within a 70 kilometre radius. Overall, the city is an important commercial, industrial, community, recreational and transportation hub for northern Victoria and southern New South Wales. Echuca's industry structure is dominated

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by retail and wholesale trade. Other notable business sectors include property and business services, construction, accommodation, personal services and manufacturing. Echuca is the base for the Shire's growth industries (particularly tourism), and is an attractive retirement destination. Kyabram is a service centre for its rural hinterland. Compared to Echuca, Kyabram is a lower order retail centre mainly geared for high frequency shopping trips with a 'convenience goods' emphasis. Traditionally, Kyabram's economic and employment base has been underpinned by the services sector - especially in legal, accounting, financial, health, education and community services. But more recently, processing of fruit and dairy foodstuffs has become increasingly important. Construction is also a significant industry in the town. Rochester is the principal service centre for a diverse agricultural region in the central part of the Shire. Rochester, like Kyabram, is primarily a convenience centre specialising in lower order goods. The industrial composition of the town is spread relatively evenly between retail and wholesale trade, construction, government services and manufacturing. Agricultural-related manufacturing is also a significant industry in the town. Tongala, located between the significantly larger centres of Echuca and Kyabram, is the main service centre for its immediate rural community. The town primarily caters for high frequency lower order shopping and specialises in meeting the particular needs of local dairy farmers. Agriculture, especially dairying, is the most significant industry in the town's economic structure. Food processing is also a major feature of the town's economy. Rushworth which is of similar size to Tongala has a small economic base focused on tourism and essential services. Stanhope, Gunbower, Lockington and Girgarre are small towns which serve their respective rural communities with basic retail and community facilities. These towns have generally small population catchments and tend to have highly constrained economic bases. As is the case with the majority of small towns, a handful of firms play a significant role in the local economy.

21.01-4 Regional Influences

Bendigo is clearly the biggest centre in the immediate region and takes primacy of place in the regional commercial, industrial and community service hierarchy. Its population is nearly six times greater than that of Echuca and it has a significantly advanced business and industry structure. It is likely that Bendigo draws Campaspe residents - and predominantly those from the southern half of the Shire - on an occasional basis for higher order goods and services. Elmore on the other hand, which is practically located on the Shire's western border, has far greater success in serving a small number of Campaspe residents more frequently - although for low order convenience goods and general community and professional services. Heathcote, which is conveniently located along the Northern Highway, also attracts residents from the southern parts of the Shire for similar services. Of the north-west towns, Cohuna would most likely serve a small proportion of Campaspe's residents that need higher order goods and services than are available in Gunbower. Pyramid Hill on the other hand, with a relatively narrow range of businesses and poor transport accessibility, would not attract Campaspe residents on a regular basis. However it is the eastern centres, especially Shepparton-Mooroopna, that play the most significant role (of all external centres) in serving the highest number of Campaspe residents on a regular basis. The Shepparton-Mooroopna centre, with a wide range of services and employment opportunities and good transport access, exploits the gaps in the range of services offered in the eastern half of the Shire. A high proportion of people in the Kyabram, Stanhope, Rushworth and Girgarre catchments are likely to regularly travel to Shepparton-Mooroopna for higher order services and employment opportunities. Tatura, and to a lesser extent Murchison, would also have limited success in attracting Campaspe

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residents. Their ability to attract Campaspe residents would most likely relate to employment opportunities during the fruit-picking season.

21.01-5 Agriculture

The Shire of Campaspe lies within one of Australia’s most productive and developed agricultural regions. The Shire produces a diverse range of commodities including milk, beef, tomatoes, pigs, hay, fruit and sheep for wool and meat. Agricultural production in the Shire was worth over $250 million in 1992/93 and contributed 4.9% of the State’s production. Milk was easily the Shire’s most important commodity worth $147 million or 58% of the Shire’s agricultural production. This represented 11.1% of the State’s milk production. There are three major land management units within the Shire: ∗ Mt Camel Range ∗ Sedimentary Rises (eastern and western flanks of Mt Camel Range) ∗ Riverine Plain (northern part of Shire) The Mt Camel Range and Sedimentary Rises are used predominantly for dryland cropping and grazing. The Mt Camel Range comprises friable red soils suitable for this use. The Sedimentary Rises comprise mainly red duplex soils with associated soil structural problems. The Riverine Plain is used for both dryland and irrigated farming including grazing, cropping and horticulture. Soils are predominantly red and yellow duplex soils which also have some associated soil structural problems. Within the area of the Riverine Plain there is variation in soil type due to the highly productive soils derived from prior streams. Intensive irrigated farming occurs on these areas of better soils. For example, tomatoes are grown on small pockets of black self mulching soils. Generally therefore, the type of agriculture practised in the Shire is reflected by the soil type on which it occurs. The irrigated horticultural and dairying areas on the Riverine Plain have the highest agricultural value in the Shire. This area of the Plain occurs between Kyabram in the east and Lockington in the west. Approximately half of the Shire is within the declared Goulburn Murray Irrigation District. This irrigated area is generally located in the north and east of the Shire. A small area in the south west of the Shire is within the Campaspe Irrigation District.

21.01-6 Environment

The environmental issues facing the Shire of Campaspe are similar to those discussed in the State Planning Policy Framework (Clause 15) and can be dealt with under four categories: ∗ Irrigated Agriculture ∗ Dryland Agriculture ∗ Forests ∗ Waterways/Wetlands. In parts of the Shire, irrigated agriculture has caused water tables to rise bringing high salt concentrations. Where the watertable is close to the surface, agricultural productivity can be severely affected. The solutions for salinity control will vary depending on the value of agricultural production on affected land. Intensive irrigated production, in some cases, can justify the cost of complete control works, whereas on less productive land, coping with a level of salinity is accepted. The build up of nutrients in waterways is partly attributable to irrigated agricultural practices, primarily dairying. The intensity of the dairy industry combined with drainage channels can cause nutrient load increases in waterways. Poor effluent management from

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other intensive livestock industries such as piggeries can also cause nutrient load increases. The effects of nutrient build up usually appears in streams and rivers further down the catchment (Clause 17). Landforming changes the natural drainage patterns and flows in a catchment, and generally reduces access to the watertable, however it can lead to flooding, changes to wetlands and road damage. The Shire has previously implemented controls for landforming which operate in the entire Shepparton region and this common approach is to be maintained. In the dryland parts of the Shire some traditional agricultural practices have been responsible for serious soil related problems which reduce productivity. The common problems include soil compaction, waterlogging, soil erosion and salinity. The Shire is already the subject of a number of salinity, nutrient and land management plans. These plans contain a broad range of recommendations that have been developed to control land and water degradation. Measures include perennial pasture establishment, tree planting, dairy effluent management, community drainage schemes, groundwater pumping and improved farm management practices such as water reuse schemes and irrigation scheduling. In order to implement these plans and to facilitate the stabilisation of areas affected by salinity, much of the rural areas of the Shire are included in a Salinity Management Overlay at Clause 44.09. The Northern Plains Grasslands contains a number of species of native grasses that are considered endangered. The Grasslands area includes the north west portion of the Shire. The grasses are usually found on private land which is used for grazing. Cropping of this land would destroy the remnant grasses. Some native grasses are also found on some roadsides. The Whroo-Rushworth State Forest contains the largest block of Box/lronbark habitat left in Victoria. Several threatened species of flora and fauna in this forest include Swift Parrot, Painted Honeyeater, Squirrel Glider and Kamarooka Mallee. Environmental threats include clearing of remnant vegetation, loss of hollow bearing trees, isolation of remnant habitat, loss of plant diversity and topsoil, degradation of riparian habitats and clearing roadside vegetation. Clearing for mining and rural subdivision can also cause damage to the forest. Some of this area is subject to bushfire risk and is included within a Wildfire Overlay at Clause 44.06. The forests of the Murray River are highly valued primarily for recreation purposes. The major environmental threats to the Shire's waterways and wetlands are high salt and nutrient concentrations in the water. In most cases poor water quality is associated with past and present agricultural management practices. The consequences of high salt and nutrient levels include death of flora and fauna and algal blooms. These impacts have been observed in Lake Cooper for example. Another threat is the change in the natural hydrological river flows due to modification of the land for irrigated agriculture and consequent change in runoff volumes and occurrence. This has affected the lagoon system at Gunbower. There have been algal blooms in that system as well. Flooding affects many parts of the Shire especially those areas adjacent to the Murray, Goulburn and Campaspe Rivers. In addition a great deal of irrigated land in the Shire is liable to inundation at various times. The Department of Natural resources and Environment has identified those areas of the Shire which require some protection from flood hazard in accordance with the objectives of the State Planning Policy Framework. The Campaspe River downstream from Rochester has been described as an area of high conservation value with respect to flora and fauna of the area and aesthetic value for recreation. Its values may be threatened by changes in water flows.

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21.01-7 Key Issues

In summary, the key issues affecting the Shire of Campaspe are: ∗ Agriculture ∗ Environment ∗ Tourism ∗ Heritage ∗ Urban Development

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PHYSICAL FRAMEWORK PLAN

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21.02 VISION STATEMENT

The following Planning Vision Statement reflects the broad views and aspirations for the future development of the Shire based on Council’s Corporate Plan for the Shire.

SHIRE OF CAMPASPE

PLANNING VISION STATEMENT

”The Shire of Campaspe and its residents are working in partnership to ensure the balanced physical, economic, and social development of their urban and rural communities. Development and growth of sustainable and viable agricultural, commercial, service, industrial, and tourist enterprises is strongly encouraged. Priorities for the Shire of Campaspe and its residents are: the effective management of natural resources, agriculture and the environment; enhancement and promotion of the unique characteristics of the Shire; and the maintenance of a safe and prosperous living environment for existing and future residents.”

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21.03 STRATEGIC OBJECTIVES

Reinforcing the Shire’s Planning Vision Statement are a number of key objectives for the key issues identified in Clause 21-1.7. These objectives provide overarching support for the attainment of the Shire’s desired future growth and development and are further refined as strategies and local policies in Clause 22. These objectives have been identified and developed through site analysis, review of existing and past strategies and through consultation with the Shire’s resident and business community. These objectives are supported by an agricultural structure plan for the Shire; and by town structure plans for the communities of Echuca, Kyabram, Rochester, Tongala, Rushworth, Stanhope, Lockington, Gunbower and Girgarre.

21.03-1 Agriculture

OBJECTIVE:

Viable and sustainable agriculture is recognised as being fundamental to the existing and future well being of the Shire and its residents. The Shire encourages traditional and emerging agricultural activities and practices that: -are ecologically sustainable; -incorporate best management principles; -introduce diversity and productivity improvements; and -will assist in the development of value-adding enterprises.

21.03-2 Environment

OBJECTIVE

The protection and management of the environment is of critical importance to the economic and physical future of the Shire. The Shire is concerned to be pro-active in the prevention of environmental problems and the maintenance of bio-diversity. Development and use of land must be ecologically sustainable.

21.03-3 Tourism

OBJECTIVE:

Tourism is an important aspect of the social, economic and physical make up of the Shire. Council encourages the development of new tourist attractions and services throughout the whole Shire to complement the existing tourist enterprises and further the economic well being of the community through the creation of employment opportunities and wealth. Fostering co-operation with the Murray, Gannawarra, Greater Bendigo, Moira, and Greater Shepparton Municipalities is considered important.

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21.03-4 Heritage

OBJECTIVE:

The heritage assets of the Shire are recognised as being vital features of the man made and natural environment and are irreplaceable records of our cultural development. They are important for the continued economic, social and cultural development of the community and must be protected and maintained.

21.03-5 Urban Development - Residential

OBJECTIVE:

The development of quality built and natural environments is essential for the well being of the community. The Shire encourages infill development in order to maximise infrastructure capacity and consolidate existing urban communities. Potential growth areas around existing urban areas must not be compromised by inappropriate development activity.

21.03-6 Urban Development - Commercial

OBJECTIVE:

The structured development of commercial centres within the existing towns of the Shire is essential so that the community is provided with a comprehensive range of goods and services. New development shall occur in or abutting existing commercial centres.

21.03-7 Urban Development - Industry

OBJECTIVE:

Increased diversity of the industrial base of the Shire is recognised as an important means of creating employment opportunities and wealth. To ensure long term well being, industry must operate in an environmentally sound manner and have access to appropriate infrastructure. The Shire is concerned to ensure adequate support and encouragement is provided to existing and potential new industry to improve international, national and state competitiveness and to capitalise on the Shire’s local competitive advantages.

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21.04 AGRICULTURAL STRUCTURE PLAN

An Agricultural Structure Plan has been prepared for the Shire. This plan provides further support to the Shire’s Planning Vision Statement, Objectives and Local Policies. The Structure Plan distinguishes between the high quality agricultural land in the Shire and other rural land. The Plan also identifies the area which Council prefers to be developed for intensive animal industry.

21.04-1 Strategic Considerations

Agriculture underpins the economy of the Shire and the region and it must be protected. Structural adjustment is continually occurring in agriculture and it should be facilitated by planning; not inhibited by planning. The three major issues with structural adjustment facing landowners are: ∗ being able to expand the farm business by purchasing land at a cost that reflects its productive potential. ∗ being able to intensify operations without being inhibited by encroaching urban development. ∗ having access to highly productive agricultural land which is not broken up into smaller lots Farms in the Campaspe region have been progressively increasing in size since the turn of the century and are likely to continue this trend. Whilst irrigated land has historically provided an opportunity for agricultural intensification, both dryland and irrigated properties in the Shire are consolidating and expanding in size. On the other hand, the number of farm businesses is reducing. The process of farm consolidation is considered fundamental to the long term viability of the agricultural base of the Shire. Moreover, the fragmentation of existing farms should not be encouraged as it is inconsistent with the trend towards the consolidation of larger and viable agricultural parcels. Accordingly, Council will adopt the present regime of minimum lot sizes throughout the Shire to reinforce this objective. These existing minima are generally 40ha for irrigated land and 100ha for dryland. The major determinant in farm consolidation is the price of land. Where the land price is distorted then farm consolidation is difficult. The most common reason for land price distortion is that the property has a house (or a surplus house) which the farm consolidator does not require. These surplus houses however do have value to a rural residential purchaser whose interest in the property is a rural lifestyle rather than in utilising the land. As a result the land is lost to agricultural productivity. If a small lot excision of just the surplus house is permitted then the remaining land is able to be accurately priced at its agricultural value. One method of maintaining agricultural viability in the Shire is for more intensive use of rural land especially by way of high value activities (horticulture) or by value adding with piggeries, feed lots etc. This often results in increased effluent, noise and traffic concerns which are not compatible with nearby residential areas. It also can mean however that high quality agricultural land on good soils is taken out of production either by these intensive industries or by rural residential activities. A thorough land capability analysis to identify those parts of the Shire which should be maintained for agricultural production has been completed. Rural residential activities and intensive animal industries are discouraged from locating on high quality agricultural land. The Shire has identified opportunities on its structure plans for desirable locations for both these activities.

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In particular, Council will investigate the benefits, effects and viability of designating the Patho Plains as a preferred area for the location of intensive agricultural activities such as feed lots, piggeries and poultry farms. The investigation should involve consultation with the community and relevant authorities catchment wide. It should also determine what controls would be required for such developments to ensure that there were no detrimental effects for Kow Swamp and its environs.

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AGRICULTURAL STRUCTURE PLAN

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21.05 TOWN STRUCTURE PLANS

Town Structure Plans have been prepared for nine of the Shire’s main urban communities. The Structure Plans provide further support to the Shire’s Planning Vision Statement, Objectives and Local Policies. The Structure Plans detail where future residential, commercial and industrial expansion should occur.

21.05-1 Echuca

Population:

Echuca’s population in 1996 was 10,014, having increased by 1605 people in the period 1986-96. Echuca links closely with Moama across the border and the two towns had a total population of approximately 13,000 in 1996. Echuca’s population by 2011 is expected to be 12,800. When the combined population potential of Echuca and Moama is considered, the 2011 population could be in the order of 16,000.

Strategic Considerations:

Residential:

Œ Echuca has substantial growth potential to the west. It is estimated that the land which is currently zoned for urban development could accommodate close to an 80% increase in Echuca’s population.

ΠGrowth potential to the east is constrained by flood prospects and to the north by the Murray River. Land to the south and south east is separated from the existing residential area of the town by the industrial area and to the south west by the airport.

ΠWithin the existing residential areas of the town there is infill development opportunities in the order of 400 lots which would cater for approximately 1,200 people.

ΠFuture residential areas, especially Wharparilla Drive are only to be developed in accordance with an approved Development Plan pursuant to Clause 43.04 РDevelopment Plan Overlay Schedule 5 РWharparilla Drive South East Development Plan.

ΠThe Echuca West residential area north of McSwains Road and south of Echuca- Serpentine Road is planned to contain 1600 residential lots and cater for the residential expansion of Echuca to 2015. The Echuca West residential area is to be developed generally in accordance with the Echuca West Residential Development Outline Development Plan as a referred document under Clause 21.07.

Œ The supply of low density residential land has been estimated to represent at least 10 years’ demand which should adequately provide for the town’s needs at this stage. Longer term prospects for low density residential land should dovetail with existing low density estates and should be located on poor quality agricultural land especially to the north west of the town in the vicinity of Wharparilla Drive.

Industrial:

Œ Echuca’s industrial area is well established in the south-east and there is sufficient land available to accommodate foreseeable growth demands. There is around 160 ha. of industrially zoned land with substantial areas yet to be developed. Development in this

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area should be consolidated before additional land is considered for general release, or before industrial development on other land is contemplated.

Œ Some land has been identified for potential long term major expansion or for accommodation of a large scale industry wishing to locate in the town. The appropriate area for this purpose is to the east of the airport and south of the existing industrial area in the land bounded by Denmark Road, Mary Ann Road, Echuca-Kyabram Road (McKenzie Road) and Benson Road. There is also land suitable for a modest expansion of the zone on Murray Valley Highway opposite Mitchells Road. The majority of this land is to remain within a rural zone but is identified on the Structure Plan as having `future industrial’ potential.

Commercial:

ΠExpansion of the existing town centre is constrained by the historic area of the Port of Echuca to the north, the railway line to the east and the Campaspe River and school to the west. To the south, along High Street and Hare Street, the residential land offers the least constraint to long term expansion. Smaller scale growth should be accommodated by consolidation within the existing commercially zoned land.

ΠThese consolidation opportunities are general throughout the commercial centre but some specific opportunities are provided by: ΠLand on High Street (opposite Paramount Theatre). ΠThe former railway reserve land rezoned for commercial purposes. ΠLong term expansion opportunities after all capacity within the existing commercially zoned land is exhausted (or if a major Discount Department Store is proposed which cannot be accommodated within a business zone) are to the south adjoining the existing commercially zoned land being the land bounded by the commercial zone, High Street, McKinlay Street and Annesley Street.

ΠOutside the town centre, restricted retail activities will be available on the major highways only on land zoned for business purposes. These areas are at the approaches to Echuca and a Design and Development Overlay in accordance with Clause 43.02 will be implemented over these areas to ensure a high standard entrance to the town.

ΠAreas zoned for business purposes outside the town centre and the highway areas should only be developed to satisfy local shopping needs. A neighbourhood convenience shopping facility is identified to service the future Echuca West area. This centre is identified on the Northern Highway and should be integrated with the highway business area around it. Direct access points off the Highway should be minimised and all parking should be provided off road.

Car Parking:

ΠOpportunities to expand public car parking capacity within the centre are provided at a number of locations: ΠSouth side of Heygarth Street. ΠSouth-east corner of High Street and Anstruther Street. ΠSouth of High Street car park - Salvation Army/Masonic Hall area. ΠTennis club site east of Annesley Street - former railway reserve. ΠService station adjacent to the Nish Street car park. ΠThe former railway reserve on Pakenham Street east of Annesley Street. ΠThe former railway land on Pakenham Street west of Sturt Street

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Traffic/Transport

ΠThe growth of Echuca-Moama will eventually lead to the need for an additional crossing of the Murray River to the North West of the Town Centre as an extension of the Murray Valley Highway.

ΠCongestion caused by traffic travelling through the town centre also needs to be addressed as traffic volumes will increase in the future and create more congestion. In the long term the second crossing will provide the appropriate by-pass. In the more immediate future, the re-routing of by-pass traffic along Sturt Street has been considered in the Principal Traffic Routes Study 1997.

TOWN STRUCTURE PLAN

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TOWN STRUCTURE PLAN

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21.05-2 Kyabram

Kyabram had a population of 5738 in 1996. Between 1986 and 1996, the population increased by 396 people. Population projections indicate that by 2011 Kyabram will be the home to about 6640 people - an increase of approximately 900 people in 15 years from now.

Strategic Considerations:

• High quality agricultural land surrounds Kyabram - especially to the east. A great proportion of the land is irrigated and used for a variety of agricultural uses. Much of the land on the far east side of Bolithos Road is used for intensive agriculture (eg. orchards). • The Kyabram Fauna Park comprises substantial wetland and dryland areas and is the home to over 500 species of animals and birds. Appropriate buffer zones between the park and urban development is required to ensure the protection of this important resource. • Kyabram has a significant amount of land zoned for industrial development on its north - west outskirts. This includes serviced and unserviced industrial and reserved industrial land. This supply should cater for the long term needs of the town (ie. beyond 2011). • Kyabram also has a significant amount of land zoned for residential purposes to the east and south west of the town. Priority will be given to residential infill so as to consolidate the existing town. • Future residential areas are only to be developed in accordance with an approved Development Plan pursuant to Clause 43.04. • The amount of land potentially available for future residential development is well in excess of the likely requirements for the next 10 to 15 years. Some of these areas have drainage constraints. Council will encourage new residential development to be provided in stages as demand indicates. • Kyabram has an appropriate amount of land zoned for business purposes. Although the town centre is essentially built-up, significant redevelopment potential exists if required. Outward expansion of the central business area would be undesirable given Kyabram’s population size and its role in the Shire’s commercial hierarchy. Therefore consolidation of the commercial area is recommended.

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TOWN STRUCTURE PLAN

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21.05-3 Rochester

Rochester had a population of 2553 in 1996. The town’s population increased by 157 between 1986 and 1996. Population projection estimates indicate that Rochester will be the home to approximately 3010 people in 2011.

Strategic Considerations:

• Development along or near the Campaspe River should be strictly controlled as a wide band of land (developed and undeveloped) on both sides of the River is flood prone. Additionally, a significant amount of land is subject to poor drainage in and around Rochester. In particular, areas to the north, north east and south are susceptible to poor drainage, however drainage improvement works are scheduled to be undertaken by the Shire in the next 2 - 3 years. • High quality irrigated agricultural land is found around Rochester. Future urban development should avoid subdivision of this land. • Expansion to the outer west of town along the north side of McKenzie Street should be avoided due to proximity to the Sewerage Treatment Plant. • Rochester is not likely to experience significant growth pressures in the coming 15 years. • Rochester has a substantial number of vacant residential lots interspersed throughout the existing urban form. These are primarily located in the area bounded by Lowry Road and Pascoe Street (east Rochester) and throughout the western parts of town. A large parcel of (largely vacant) land zoned for rural residential purposes is located south of Pascoe Street. Following the take up of existing lots, residential growth should be directed to the north west corner of the town. In particular, the area bounded by Diggora Road, Dudley Street and west of Queen Street is the most appropriate for future urban expansion to the year 2011. • Rochester has substantial capacity for rural residential development to the south-east along Pascoe Street • Rochester’s historic commercial centre is one of two in the Shire that should play a `community’ role. There is considerable scope for development and redevelopment of business land in the town centre to meet this objective. All future commercial development should be consolidated within the existing business centre. • The existing industrial estate in the north east of the town has the potential to accommodate industrial growth to the year 2011. Future growth beyond this should be to the east of this estate.

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TOWN STRUCTURE PLAN

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21.05-4 Tongala

In 1996 Tongala had a population of 1164. The town’s population grew slowly throughout the 1980s and has increased more rapidly between 1986 and 1996. It is likely that Tongala’s population will increase slowly over the next 15 years.

Strategic Considerations:

• High quality agricultural land and associated irrigation channels flank the northern and eastern parts of the town, restricting the potential for development. There are also considerable areas of agricultural land to the south and west. • The former Shire of Deakin purchased significant amounts of land and zoned it for both residential and industrial purposes. Hence the agricultural-related constraints to development are largely a non-issue for the next 15 years. • Tongala is not expected to experience growth pressures in the next 15 years. • Substantial areas of land zoned for residential purposes are available in the north eastern corner of town. Pockets of land zoned and serviced for residential purposes are also available in new subdivisions to the north and east. A strip of undeveloped residential land is available on the southern side of Finlay Road (between Kyabram-Tongala Road and the railway line). Furthermore, a large parcel of land has been set aside for rural residential purposes on the south eastern outskirts of Tongala. As a consequence, Tongala has an adequate supply of land to meet likely growth rates for the next 15 years at least. • Any further commercial development should be consolidated in the existing business centre. • Tongala is well catered for in terms of land zoned for industry. A significant amount of land is available to the south west of the town which should adequately meet the needs of the town beyond the next 15 years. An area where potentially offensive industries should locate is identified to the south west of the town.

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TOWN STRUCTURE PLAN

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21.05-5 Rushworth

Rushworth had a population of 976 in 1991. The town’s population increased by 64 between 1986 and 1991 but has declined slightly since then. Projections indicate that the town’s population will increase to 1250 in 2011.

Strategic Considerations:

• The Rushworth township and the immediate forest area has already been covered by a single Township Zone. Approximately 40% of this zone is currently developed for urban and rural residential purposes. The zone allows for most forms of urban development hence there is no need to rezone land in order to cater for urban expansion. Infill opportunities should be taken up before any further subdivision takes place. • Rushworth is distinguished by its unique pre-1914 streetscape and landscape character (especially the High Street precinct). The former planning controls outline this precinct as an “Area of Special Significance”. These provisions controlled development so as to conserve and enhance the historic value of the area. Heritage controls will continue to be applied. Any development in central Rushworth must be sympathetic to the historic character of the town, and the Rushworth High Street Heritage Management Plan. • Rushworth is nestled within the boundaries of the Rushworth State Forest. Development of the town should not encroach on environmentally sensitive areas. • The town does not have an existing sewerage scheme and town development may be hindered without provision of such infrastructure. • Without major employment opportunities being provided, Rushworth is likely to experience low growth pressures in the next 15 years. • Any industrial development should be sympathetic to the historic and environmental significance of the town and preferably be located on the north west outskirts of the town.

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TOWN STRUCTURE PLAN

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21.05-.6 Stanhope

Stanhope had 565 people in 1996. The town’s population increased by 45 people between 1986 and 1996. Population projection estimates indicate that Stanhope is likely to have 620 people in 2011.

Strategic Considerations:

• Previous zoning provisions had the whole town of Stanhope in an all-encompassing Township Zone. This zone allows for most forms of urban development subject to approval. Hence, rezonings are not required for urban development within the zone boundaries. Infill development within the current town boundary should be taken up before new land is subdivided. • Stanhope’s growth potential is tightly constrained by high quality agricultural land which surrounds much of the town - especially to the north and east. In particular, the irrigation channel that flanks the northern and eastern parts of town acts as a barrier to urban expansion - especially the section north of Tivey Grove. • Future industrial development should be accommodated in the area immediately to the south east of the Bonlac plant. • The railway reserve can be redeveloped with landscaped areas for public purposes and the provision of pedestrian links between the commercial centre and the area west of Railway Avenue. • Even given a possible expansion by Bonlac Food Ltd, it is not anticipated that Stanhope will require any additional land to be rezoned for urban development within the next 15 years. Service extension (including an adequate sewerage scheme) into new residential areas will, however, be required.

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TOWN STRUCTURE PLAN

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21.05-7 Lockington

Lockington’s population in 1996 was 375. This represents a stable population since the 1986 census. It is anticipated that Lockington’s population will not increase greatly beyond the present level to the year 2011.

Strategic Considerations:

• Lockington has been within a Township Zone for many years. This zone basically aims to concentrate development within existing urban areas in order to protect agricultural areas from urban subdivision. Because this zone allows for most forms of urban development to take place, rezonings are not required to accommodate expected growth. Infill development on vacant lots should precede any further subdivision. • Lockington is situated in a high quality agricultural district. This includes both irrigated and non-irrigated (dryland) agriculture areas. • Low growth pressure are likely for Lockington in the next 15 years however the new sewerage scheme may facilitate development as it provides a strategic advantage over other small towns that do not have this physical infrastructure. • Any future commercial or civic development should be concentrated as much as possible on the intersection of Prairie-Kotta Roads and Pannoo-Bamawm Roads. • Provision already exists for light/service industry development in the north western outskirts of town (along Market Street). Any further light industry or service industry should be consolidated in this area.

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TOWN STRUCTURE PLAN

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21.05-8 Gunbower

Gunbower had a population of 260 in 1996. This represents a slight decrease since 1986. It is likely that Gunbower’s population will increase in the coming decades (albeit slowly) associated with its location in an environmentally attractive part of the Shire. Gunbower has the potential to become a significant centre for tourism through holiday accommodation within the Murray River environs.

Strategic Considerations:

• Gunbower has been within a Township Zone for many years. This zone allows for most forms of urban development to take place. Development should be consolidated within the existing urban area where there are ample vacant sites. • Located at the junction of Taylor and Gunbower Creeks, Gunbower is nestled in a environmentally sensitive part of the Shire. Future growth should therefore ensure that areas of high environmental and agricultural value are protected from urban encroachment. In order to ensure that urban development does not encroach on environmentally and agriculturally sensitive areas, long term residential growth should be directed to the west - especially to the area bounded by the Murray Valley Highway and the railway line. • Gunbower is likely to experience growth pressure for holiday accommodation in the next 15 years. • In order to encourage the development of a retail centre for the town, future retail and commercial development should be concentrated along the Murray Valley Highway at the intersection of Pyramid and School Roads.

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TOWN STRUCTURE PLAN

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21.05-9 Girgarre

The township of Girgarre had a population of 209 in 1996. The town’s population has declined since the 1991 census.

Strategic Considerations:

• Girgarre is surrounded by high quality agricultural land primarily used for intensive irrigation activities. As a result, there is limited scope for expansion without compromising the town’s primary resource. • Undeveloped residential land is available in the north west part of the town in the area bounded by Dickman, McQueen and Church Streets. This supply should be sufficient for the next 15 years. • So as to discourage the town centre expanding south, commercial development should be concentrated in the existing commercial centre north of Winter Road. • Population growth, stagnation or decline will largely depend on employment opportunities in town and nearby farms. In particular, Girgarre’s future prosperity relies greatly on the fortunes of the Girgarre Country Foods factory.

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TOWN STRUCTURE PLAN

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21.06 MONITORING AND REVIEW

A review of the Campaspe Planning Scheme will be undertaken at least once every three years and will include an analysis of: • number of applications made since gazettal (with comparisons to previous regime) • time taken for decision • level of officer time allocated (with comparisons) • applicant commentary on time and cost of new process • all decisions made since gazettal • compliance or otherwise with local provisions especially MSS and local policy • degree of officer support at Council • degree of Council support at VCAT • extent to which scheme amendments have increased or decreased • matters of process requiring State attention • matters of content requiring State attention

Key strategic objectives to be monitored will include: • supply and demand and rate of development of residential and low density residential lots in various locations • supply and demand for industrial land • catchment management issues • conflicts between intensive agricultural land uses and other uses • effects on protection of biodiversity • protection of high quality agricultural land

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21.07 REFERRED DOCUMENTS

In undertaking planning for the Shire of Campaspe, Council considers and gives effect to the following local and regional policies and strategies:

ΠMurray Valley Highway Landscape Treatment Design (June 1994) ΠPrincipal Traffic Routes Study (1997) ΠEchuca West Residential Development Outline Development Plan (Turnbull Fenner, 1998, Amendment C3)

ΠStrategic Plan for the Mid-Murray Region (1997) ΠSmall Town Study - Henshall Hansen & Associates - Department of Agriculture and Rural Affairs

ΠTowns Study - Loddon Campaspe Regional Planning Authority ΠEchuca / Moama Riverine Strategy (1994) ΠSoils and Land Use in part of the Goulburn Valley, Victoria, (1962) ΠEchuca Village Review (1993) ΠLower Goulburn Flood Strategy ΠNorth Central Regional Catchment Strategy ΠGoulburn Broken Regional Catchment Strategy ΠShire of Campaspe Land Capability Study (1997) * ΠShire of Campaspe Integrated Strategy Plan (1996) ΠCatchment Vegetation Conservation Strategy (1997) ΠStatement of Management Practices within the State Forest in the Bendigo Forest Management Area - DNRE (June 1997)

ΠMaps within the Shire of Campaspe - Centre of Land Protection (1997) ΠSusceptibility to Water Erosion (Sheet and Rill) ΠSusceptibility to Water Erosion (Tunnel and Gully) ΠMapped Salinity Discharge and Potential for Recharge within the Campaspe Shire and showing Domestic Water Catchments ΠSusceptibility to Mass Movement (Landslip) ΠShepparton Irrigation Regional Surface Drainage Strategy ΠEnvironmental Guidelines for Composting and Other Organic Recycling Facilities - EPA June (1996)

ΠLoddon Campaspe Water Quality Management Strategies ΠGoulburn Broken Water Quality Management Strategies ΠMurray River Regional Environmental Plan No. 2 (REP2) of NSW ΠRelevant Salinity and Catchment Management Plans ΠShire of Campaspe Corporate Plan ΠEchuca Parking Study (1997)

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