Draft Ararat-Stawell-Halls Gap Triangle Project Report

DRAFT ARARAT-STAWELL-HALLS GAP TRIANGLE PROJECT REPORT

FEBRUARY 2012 INSERT COVER

Rural City of Ararat and Northern Grampians Shire | Ararat – Stawell – Halls Gap Triangle Project

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PROJECT CONTROL

Status Version Checked Checked Date PM PD released

Final Report 1 JMR JLR 01/08/2012

CONTENTS 5.3 Black Range ...... 55 5.4 Lake Fyans ...... 60 Introduction ...... 1 5.5 Moyston...... 63 1.1 Introduction ...... 2 5.6 Pomonal ...... 68 1.2 Community Engagement ...... 3 5.7 Halls Gap ...... 79 The Triangle in Context ...... 5 5.8 Halls Gap East ...... 89 2.1 Physical Context ...... 6 Conclusion ...... 93 2.2 Population Profile ...... 9 6.1 Conclusion ...... 94 2.3 Policy Context ...... 12 6.2 Recommendations ...... 95 2.4 Discussion ...... 15

Rural Planning Provisions ...... 16 3.1 State Provisions ...... 17 APPENDICES 3.2 The Rural Zones ...... 21 Appendix A: Summary of Other Triangle Zones Vision & Key Themes ...... 26 Appendix B: Rural Zone Provisions 4.1 Overview ...... 27 Appendix C: Summary of Permitted Land Uses in the Rural Zones 4.2 Vision ...... 28 Appendix D: Land Capability Pilot Project for the Rural City of Ararat ‐ Soil Quality and Agricultural Versatility 4.3 Agriculture ...... 29 Appendix E: DSE Natural Values Mapping ‐ Selected Triangle Areas 4.4 Tourism ...... 31 4.5 Rural Living ...... 37 4.6 Environment, Landscape & Risks...... 41 Investigation Areas ...... 46 5.1 Overview ...... 47 5.2 Great Western ...... 50

1 INTRODUCTION

Rural City of Ararat and Northern Grampians Shire | Ararat – Stawell – Halls Gap Triangle Project

Planning schemes control land use and development through a variety of 1.1 INTRODUCTION State and local planning policies; land use zones; and overlays that deal with specific issues such as flooding and bushfire. This study focuses primarily on The Ararat – Stawell – Halls Gap Triangle (‘the Triangle’) is a diverse region local‐level strategies and policies and rural zones and overlays. While it characterised by a thriving agricultural industry that underpins the local examines the Rural Living Zone that applies to the smaller settlements in the economy as well as significant environmental and tourism assets, including Triangle, it does not provide detailed direction about township structure or the Grampians National Park, Black Range and Lake Fyans. The Triangle is growth. Township growth is addressed in other studies previously undertaken also a sensitive and volatile environment. Parts of it are prone to natural by the municipalities. hazards including bushfire, landslip and flooding. Nevertheless, the Triangle is home to proud and resilient communities, which enjoy the benefits of a The project aims to develop a strategic policy that will inform the statutory rural lifestyle and spectacular views to a rugged landscape that is dominated objectives and controls within the Ararat and Northern Grampians Planning by the Grampians. Schemes. The project brief requires exploration of the following key issues: . Opportunities for a consistent zoning interface between the Ararat The boundary between Northern Grampians Shire and Ararat Rural City Planning Scheme and the Northern Grampians Planning Scheme; extends roughly half way through the Triangle in an east‐west direction. The two municipalities each have their own planning schemes, which vary in their . Establishment of a strategic vision for major tourist, approach to controlling rural land use and development. agriculture/viticultural and residential opportunities in the study area;

The historical and current significance of agriculture, coupled with the . Provide for more effective application of tools to manage rural living land growing importance of tourism and ongoing demand for rural living use in the study area to enhance opportunities for agriculture and opportunities, have heightened the need to review and rationalise planning tourism‐based economic development; controls in this area. . Opportunities for application of the Rural Conservation Zone based around tourism and farming attributes within each municipality; PURPOSE . Explore land‐use compatibility issues relating to farming, tourism and commercial activities, particularly in the vicinity of National and State The purpose of this study is to provide a review of the planning controls that Parks, and tourist routes; apply to the Triangle, with an emphasis on the application of the rural zones. The purpose of the study as specified in the project brief is to: . Identify trends in land use and development, as well as opportunities and constraints for economic growth within the study area; and, . Establish a strategic vision for the study area. . Assessment of the options for applying the Rural Activities Zone, and . Provide clear direction for the staging of use and development. how this zone will be supported by existing or possible new local policy . Make recommendations regarding effective and seamless planning settings in each planning scheme. controls across the municipal boundary.

. Improve the application of the rural zones across Shire boundaries based on available strategic information.

. Need to attract tourists year round and to encourage them to stay for 1.2 COMMUNITY ENGAGEMENT more than a couple of days. . There is support for the establishment of small tourism businesses in the The study was undertaken through five key stages: Triangle which complement the area’s strengths (e.g. berry farm, craft – . Stage 1: Preliminary Action ceramics, printing and painting, galleries). . Stage 2: Analysis and Objectives . Lake Lonsdale and Lake Fyans are popular for fishing and other water‐ based recreational activities. There is potential to improve infrastructure . Stage 3: Synthesis and Strategic Framework and marketing associated with these locations. . Stage 4: Draft Report . Most existing tourist operations ‘sit in the landscape’. Sensitive, . Stage 5: Final Report responsive and ‘low key’ design is important to the future expansion of tourism in the area. Input from community and key stakeholders was sought in order to develop the vision, identify issues and opportunities and test the recommendations. . Residents of small townships in the Triangle have limited access to services and facilities. There is support for different types of development; however there is a desire to protect landscapes and views. COMMUNITY WORKSHOPS . Local residents generally accept that bushfire risk is part of living in the A series of workshops and one‐on‐one meetings was advertised by each area. Council and undertaken by the consultant team during Stage 3. These . The Triangle has a unique and valued character, broadly constituted by meetings focussed on the identification of issues, opportunities and its rural atmosphere, pristine natural environment and country aspirations for the Triangle. Details of the workshop sessions, including landscape. participant numbers are provided in Table 1 below.

The key messages from community and stakeholder engagement were: . Protect agricultural land in the area, do not ‘cut up’ productive land. . There are facilities in the Triangle which allow farmers to process grapes and livestock, which provide important support to local agriculture. . There is a tension between agriculture, tourism and rural‐living activities, particularly in regard to their different approaches to land management, expectations and values for the area. . Tourism is considered the ‘bread and butter’ of the area. There is support for the expansion of the local tourism industry as a means of improving quality of life and choice for residents.

Table 1 ‐ Overview of Community & Stakeholder Engagement

Date Workshop Location Participants

24 November Agriculture Pomonal Hall 9

General Community Pomonal Hall 14

25 November Tourism Great Western 3

Government Agencies Ararat Council Office 7

General Community Former Stawell 4 District Office

PUBLIC EXHIBITION

The Draft Report was placed on public exhibition for four weeks, from mid‐ May to late‐June 2012. A total of five submissions were received in response to the preliminary findings and recommendations. Written feedback was also received from key agency stakeholders, including Parks Victoria, Country Fire Association, Department of Sustainability and Environment and Wimmera Catchment Management Authority.

2 THE TRIANGLE IN CONTEXT Rural City of Ararat and Northern Grampians Shire | Ararat – Stawell – Halls Gap Triangle Project

and recreation economy, they also contribute to the attractiveness of the 2.1 PHYSICAL CONTEXT region as a highly liveable place.

The study area is located approximately 200km north‐west of Melbourne and The Plan establishes a settlement network and hierarchy for the region. is governed by two municipalities. The settlements of Ararat, Moyston, Ararat‐ Stawell is identified as a ‘Regional Centre’. The Plan acknowledges Armstrong and Pomonal are located within the Ararat Rural City Council. The that Ararat and Stawell are two distinct centres, closely linked by their Northern Grampians Shire Council contains the townships of Stawell, Halls proximity and containing complementary services and functions. The Plan Gap and Great Western. envisages that Ararat‐Stawell will play a role as a key regional centre servicing the western third of the region. Figure 1 illustrates the project study area, which includes land within and adjacent to the ‘triangle’ formed the towns of Stawell, Ararat and Halls Gap; The Plan sets out a series of strategic directions and actions to be undertaken and land within the Halls Gap valley as far south as Lake Bellfield. over the next 20 years. These address issues such as the protection and management of agricultural land; transport infrastructure and services; protecting heritage; housing choice; education; and servicing infrastructure. REGIONAL CONTEXT The Triangle is located within the State Government’s Grampians Region and WIMMERA SOUTHERN MALLEE REGIONAL PLAN is split between two subregions: Central Highlands and Wimmera Southern The Wimmera Southern Mallee Regional Plan (2010) contains a statement of Mallee. desired future development for the region over the next five years; a Regional Plans for these sub‐regions have recently been prepared and description of the region’s population and major drivers of change; goals, adopted by the Government as part of the Regional Strategic Planning strategic directions and areas for action; and a governance and Initiative coordinated by Regional Development Victoria. implementation plan. The goals, strategic directions and areas for action are grouped under four key CENTRAL HIGHLANDS REGIONAL STRATEGIC PLAN themes: The Central Highlands Regional Strategic Plan (2010) provides an analysis of . Economic growth, infrastructure, education and training the issues affecting the region; the key drivers of change, the major . Water, natural resources and sustainability challenges confronting the region and the comparative advantages that the Central Highlands Region offers over other regions in Victoria. It also . Community well‐being establishes a vision that seeks to position the area as a productive, sustainable . Settlements and land use planning. and liveable region for its people. The Wimmera Southern Mallee Regional Plan (2010) refers to Stawell, Ararat The Plan reinforces the significance of the natural and Indigenous features of and Halls Gap ‐ the Triangle ‐ as a community of common interest. It the Grampians National Park, the concentration of non‐Indigenous heritage acknowledges that there is significant movement between the towns and that sites associated with the nineteenth century gold rush, and the area’s the area provides a focus for tourism and employment in the region. wineries. Many of these features and assets are located within or adjacent to the Triangle. While they are recognised as forming the backbone of a tourism

EXISTING INFRASTRUCTURE AND SERVICING Key roads connecting the Triangle are Ararat – Pomonal Road, Grampians Road, Lake Fyans Road, Pyrenees Highway, Stawell – Avoca Road and the Western Highway.

The national standard gauge railway line traverses the study area, providing freight and interstate passenger connections between Melbourne and Adelaide via Geelong. The passenger service stops at Ararat and Stawell on three days each week.

A broad gauge railway line provides V/Line passenger services directly between Melbourne and Ararat, where the line terminates. A bus service provides a connection between Ararat and Stawell.

The Triangle lies across two Catchment Management Authority (CMA) areas, namely the Wimmera CMA and the Glenelg Hopkins CMA.

Ararat, Stawell and Halls Gap are the only towns in the Triangle that have both reticulated water and sewerage facilities. Great Western, Pomonal and Moyston are serviced by reticulated water infrastructure alone.

The Commonwealth Government is currently implementing a new high‐speed National Broadband Network (NBN). This will provide 93 per cent of Australian premises with access to a high‐speed fibre network capable of providing broadband speeds of up to 1 gigabit per second. At this stage, the optic fibre network is planned to service the towns of Stawell and Ararat. The pre‐existing fixed wireless footprint is forecast to service the surrounding areas. To date, only initial modelling has been completed and it is not known, based on available information, whether the whole study area will be serviced by broadband access.

‐ education (including school, adult and community education), 2.2 POPULATION PROFILE ‐ beverage manufacturing, ‐ parks and gardens operations, CURRENT POPULATION ‐ local government administration, In 2006 the total population of the Triangle, including the three major towns, ‐ agriculture and fishing support services, is approximately 20,000 people. The rural areas, which are the focus of this study, are home to approximately 1,000 people. ‐ agricultural product wholesaling and timber and hardware goods wholesaling. The key characteristics of the population residing in the rural areas of the Triangle are:1 It is noted that ABS 2011 Census data has been released. However data has not yet been made available at a small enough scale to allow for analysis of . The population is older than average. There are fewer infants and more local population characteristics and trends in the Triangle. elderly people compared to the rest of regional Victoria and Australia. . The area contains a high proportion of households comprising ‘couples FUTURE GROWTH & CHANGE without children’. . Very high proportions of the rural population have Australian citizenship The Triangle is located within the Wimmera region of Victoria. According to and are Australian born. population projections, Victoria in Future (2012), prepared by the Department of Planning and Community Development the population of the entire district . There are high employment and property ownership rates. is expected to increase from 50,644 people in 2011 to 51,365 residents in 2031.

. The main occupations in the area are managers, professionals, labourers Key trends affecting the region include the continued outmigration of young and technicians and trades workers. persons as well as the ageing of the population. In 2031 it is predicted that . The main industries of employment in the Triangle are: approximately 37% of the population will be aged 60 years or over. ‐ sheep, beef cattle and grain farming, ‐ hospitals,

1 This assessment is based on the review of the following data sources:  ABS 2006 data for SLAs Ararat and Stawell; CCDs 2080201, 2080202, 2080207, 2080209 and 2080211; and the suburb of Pomonal.  ID consulting data for Northern Grampians Shire Council (which uses ABS 2006 data).  ID consulting data for Ararat Rural City (which uses ABS 2006 data).

Figure 2 illustrates the projected change in the population profile of the district by five‐year age group. It indicates that all age groups aged below 60 years are anticipated to decline between 2006 and 2031. This is most significantly the case for 50‐54 and 45‐49 year olds.

Figure 2 ‐ Population change by five‐year age group, 2006‐2036

Source: Victoria in Future (2012)

2.3 POLICY CONTEXT Figure 3 ‐ Overview of Planning Controls & Data Sources

A range of State, regional and local policies, plans and other data sources are relevant to the planning, management and development of the Triangle. These are summarised at Figure 3.

PLANNING CONTROLS

A range of planning controls apply to land in the Triangle, reflective of the area’s land uses, natural features, infrastructure assets and environmental sensitivities.

ZONES The Farming Zone (Farming Zone) applies to the majority of the Triangle; however there are also significant areas of Rural Conservation Zone (RCZ) and, on the outskirts of towns and throughout the smaller settlements, Rural Living Zone (RLZ). The Public Conservation and Resource Zone (PCRZ) applies to Grampians National Park and other significant conservation areas.

Refer to Appendix A for a description of the zones controls which apply in the Triangle and its surrounds. A detailed description, analysis and comparison between the rural zones is provided at Chapter 3.

OVERLAYS Figure 5 identifies the location of overlay controls that apply within the Triangle. Appendix A also contains a summary of the purpose and focus of the various overlay controls.

. Ararat Rural City and Northern Grampians Shire apply different controls 2.4 DISCUSSION and specify different requirements associated with protecting the landscape values associated with Grampians National Park and Black The Triangle accommodates a range of farming, rural living, commercial and Range. recreation uses and also supports significant natural resources. Northern Grampians Shire and Ararat Rural City have adopted different approaches to ‐ In Northern Grampians Shire, the Design and Development the application of planning controls to land within the Triangle: Overlay, Schedule 1 (DDO1) applies to land within Halls Gap. The Significant Landscape Overlay, Schedule 1 (SLO1) applies to land in . The Farming Zone (FZ) is the predominant zone throughout the study close proximity to the Grampians National Park. area. It is applied more extensively within Ararat Rural City than Northern Grampians Shire. Northern Grampians Planning Scheme ‐ In Ararat Rural City, the Significant Landscape Overlay, Schedule 1 specifies an 80ha minimum lot size for all Farming Zone land, other than (SLO1) protects land surrounding the Grampians National Park. that located in Halls Gap which has a 40ha minimum. Conversely, the Ararat Planning Scheme requires a 40ha minimum lot size for all Farming This study provides an opportunity to review the application of planning Zone land, except for land used for intensive horticultural purposes controls, with an emphasis on the rural zones. where there is a minimum lot size of 20ha. . The Rural Living Zone (RLZ) is applied more extensively within Northern Grampians Shire. In particular, the Northern Grampians Planning Scheme contains five different schedules to the Rural Living Zone, specifying minimum lot sizes ranging from 4ha to 32ha. In comparison, the Schedule to the Rural Living Zone in the Ararat Planning Scheme specifies a minimum lot size of 2ha and 8ha to land in Moyston and Pomonal. . The Rural Conservation Zone (RCZ) is applied as a buffer to Black Range in the Northern Grampians Shire. The Farming Zone (FZ), as well as the Vegetation Protection Overlay (VPO), Significant Landscape Overlay (SLO) and Bushfire Management Overlay (BMO) apply to land surrounding the Black Range within Ararat Rural City. . Overlay controls are applied more extensively within Ararat Rural City than Northern Grampians Shire, particularly the Environmental Significance Overlay (ESO), Significant Landscape Overlay (SLO) and Vegetation Protection Overlay (VPO).

3 RURAL PLANNING PROVISIONS

Rural City of Ararat and Northern Grampians Shire | Ararat – Stawell – Halls Gap Triangle Project

. A landscape approach to planning native vegetation management is 3.1 STATE PROVISIONS required and priorities should be based on bioregions within Catchment Management Authority regions. This section describes two key State‐wide planning policy frameworks that must be taken into account when planning for the Triangle – native vegetation Within Victoria a planning permit may be required to remove native and bushfire management. vegetation either under a specific local provision, such as the Environmental Significance Overlay, or under the State‐wide Native Vegetation provisions at Clause 52.17 of the planning scheme. NATIVE VEGETATION MANAGEMENT Applications to remove native vegetation are assessed using a three‐step Native Vegetation Management: A Framework for Action (The Framework) was approach which forms part of the Framework. The three steps, in order of adopted in 2002 and establishes the strategic direction for the protection, priority, are: enhancement and revegetation of native vegetation across the State. The . Avoid adverse impacts, particularly through vegetation clearance; principal aim of the Framework is to achieve a reversal, across the entire landscape of the long‐term decline in the extent and quality of native vegetation, . If impacts cannot be avoided, minimise impacts by careful planning, leading to a net gain. design and management; and

‘Net gain’ means that overall gains in native vegetation are greater than . If clearing must occur, the clearing must be offset. overall losses and individual losses are avoided where possible. This approach The Framework makes it clear that the provision of offset planting must be a recognises that although it is better to retain existing native vegetation, it is last resort after opportunities to avoid and minimise vegetation removal are possible to partially recover both the amount and quality of vegetation addressed. Offset planting may be provided on the development site, on through particular measures and thereby improve the result as a whole. another site, or, where appropriate mechanisms exist, a payment‐in‐lieu may Under the Framework, net gain is achieved as a result of landholder and be made. In all cases legal mechanisms must be put in place to ensure that government‐assisted efforts to protect and improve native vegetation. offset obligations are fulfilled and managed over time. Furthermore, permitted clearing must be offset in a way that adequately Vegetation offsets are calculated in accordance with the Framework. The addresses the future impacts of such clearing. extent and type of vegetation offsets required will depend on factors such as The Framework is underpinned by four guiding principles: the Ecological Vegetation Class of the vegetation to be removed, the status of that class within the relevant bioregion, and the size and age of affected . Retention and management of remnant native vegetation is the best vegetation patches and individual trees. way to conserve biodiversity. The three step approach of the Native Vegetation Management Framework . Conservation of native vegetation and habitat depends on the has implications for the development potential of heavily vegetated maintenance of catchment processes. properties within the study area. Substantial clearing of land, particularly land . Costs should be equitably shared according to benefits that the containing environmentally‐significant flora and fauna, is unlikely to be landholder, community and region. supported anywhere in the Triangle. In addition to vegetation clearance other land management issues, such as bushfire threat, slope, erosion, salinity and interfaces with conservation reserves, will also influence decision making.

VICTORIAN BUSHFIRES ROYAL PLANNING SCHEME CHANGES COMMISSION State Planning Policy Framework

The 2009 Victorian Bushfires Royal Commission was established on 16 Clause 13.05 of the State Planning Policy Framework (SPPF) provides a broad February 2009 to investigate the bushfires which swept through parts of framework for integrating bushfire policy and provisions into the planning Victoria in late January and February 2009. In particular the Commission was scheme. Its objective is ‘to assist in strengthening community resilience to asked to inquire into and report on: bushfire’. The overarching strategies associated with achieving this objective . The causes and circumstances of the fires that burned in January – are: February 2009 . Prioritise the protection of human life over other policy considerations in . The preparation and planning before the fires planning and decision‐making in areas at risk from bushfire. . All aspects of the response to the fires . Where appropriate, apply the precautionary principle to planning and decision‐making when assessing the risk to life, property and community . Measures taken in relation to utilities infrastructure from bushfire. . Other matters it considers appropriate. The clause also includes specific strategies to address key issues associated The Commission examined the policies, systems and structures needed to with bushfire planning, including: bushfire hazard identification and risk ensure that government, fire and emergency services agencies and individuals assessment; strategic and settlement planning; planning scheme make informed, effective decisions about their response to bushfires. implementation; and development control. The Commission made extensive recommendations affecting planning and Bushfire Management Overlay building regulations in Victoria. The State Government is in the process of implementing the Commission’s recommendations. The Bushfire Management Overlay (BMO) replaced the Wildfire Management Overlay (WMO) in late 2011. At this stage the geographical extent of the new A significant recommendation of the Commission, relates to the amendment overlay is identical to its predecessor within both municipalities. The of planning and building controls and CFA guidelines for assessing permit Department of Planning and Community Development (DPCD) is currently applications high bushfire risk areas in a manner which ‘give[s] priority to working to verify the appropriateness of areas subject to the Bushfire protecting human life and to ensure that development does not occur in areas in Management Overlay. Unlike the former Wildfire Management Overlay, the which either the bushfire risk or the environmental cost of making people safe is new Bushfire Management Overlay can be adapted to local conditions too high.’ through the use of Schedules to the overlay.

An overview of the key changes to planning controls and building regulations Large areas of the Triangle are subject to the Bushfire Management Overlay. is provided below. The purposes of the Bushfire Management Overlay are: . To identify areas where the bushfire hazard requires minimum bushfire protection measures for subdivision and buildings and works to be specified.

. To ensure that the location, design and construction of development and ‐ The requirements for defendable space are corresponding the implementation of bushfire protection measures are considered. construction levels vary depending on the type of development proposed. This approach seeks to recognise the vulnerability of . To ensure that development does not proceed unless the risk to life and different uses to bushfire and the broader planning context property from bushfire is managed to an acceptable level. associated with the development. The requirements for new development in the Bushfire Management Overlay . A Report demonstrating how the application meets the relevant are set out in Clause 52.47 – Planning Requirements. This comprises detailed objectives, standards, mandatory standard and decision guidelines set objectives, standards, mandatory standards and decision guidelines that a out in clause 52.47. permit application must comply with. A new development must meet all of the relevant objectives of the clause. These objectives aim to achieve Any planning permit issued under the Bushfire Management Overlay will development that: include a mandatory condition that requires the homeowner to maintain the bushfire protection measures set out in the permit. . Assists to strengthen community resilience to bushfire . Ensures the consideration of the location, design and construction of Vegetation Removal development and the implementation of bushfire protection measures in areas of bushfire hazard It is recognised that clearing and maintaining defensible space around buildings can increase the chances of a building surviving a bushfire. As such . Ensures development does not proceed unless the risk to life and new planning provisions have been introduced regarding the removal of property from bushfire can be reduced to an acceptable level. vegetation in areas affected by the Bushfire Management Overlay. Under the requirements of the overlay, a Bushfire Management Statement . For new developments, the appropriate level of defendable space is must be prepared on behalf of, or by the permit applicant, to demonstrate based on the requirements of the Bushfire Management Overlay and is compliance with the requirements of the Bushfire Management Overlay. The determined as part of the planning permit application. Statement must include: . For existing dwellings in the Bushfire Management Overlay, a new ‘10/50 . A Bushfire Site Assessment which calculates defendable space and rule’ has been introduced to enable residents to clear any vegetation construction requirements for new development. within 10 metres and any vegetation other than trees within 50 metres of an existing house. This allows for increased bushfire mitigation in the ‐ Defendable space refers to an area of land around a building where areas with the highest hazard vegetation is modified and managed to reduce the effects of flame contact and radiant heat associated with bushfire. . For existing dwellings in other areas, the 10/30 rule applies state‐wide except in 21 metropolitan municipalities and allows residents to clear any ‐ Construction requirements are specified as Bushfire Attack Levels vegetation within 10 metres of their house and any vegetation other (BAL) as defined by AS 3959‐2009 Construction of buildings in than trees within 30 metres. bushfire prone areas (AS 3959‐2009). A BAL corresponds to a modelled level of bushfire exposure considering factors such as embers, flying debris, radiant heat, wind and exposure to flames. As a development’s potential exposure to bushfire increases so does the BAL.

NEW BUILDING REGULATIONS Table 2 ‐ BAL and corresponding construction sections within AS3959‐2009 New bushfire regulations, Bushfire Amendment (Bushfire Construction) Bushfire Attack Description of Predicted Bushfire Attack & Levels of Exposure Regulations 2011, came into effect on 8 September 2011, replacing the interim Level Regulations made in March 2010. These Regulations implement permanent BAL ‐ LOW There is insufficient risk to warrant specific construction bushfire construction requirements for land in Victoria. requirements The Regulations provide for the following: BAL ‐ 12.5 Ember attack . The Minister for Planning has the authority to designate bushfire prone areas. BAL ‐ 19 Increasing levels of ember attack and burning debris ignited by windborne embers together with increasing heat flux between . The relevant Building Surveyor must accept a bushfire attack level (BAL) 12.5 and 19kWm2 specified by a planning scheme or a planning permit for the construction requirements for a building. BAL ‐ 29 Increasing levels of ember attack and burning debris ignited by windborne embers together with increasing heat flux between . In designated bushfire prone areas a minimum construction standard of 19 and 29kWm2 BAL 12.5 for ember protection applies.2 BAL ‐ 40 Increasing levels of ember attack and burning debris ignited by The Regulations increase the construction requirements on residential windborne embers together with increasing heat flux with the buildings for increased fire protection. This ranges from construction increased likelihood of exposure to flames measures that provide ember protection at the lowest level to direct flame BAL ‐ FZ (Flame Direct exposure to flames from fire front in addition to heat flux protection at the highest. Under the Regulations bushfire prone areas have Zone) and ember attack. been designated across the State. All new houses or alterations/additions in a designated bushfire prone area must meet a minimum Bushfire Attack Level http://www.buildingcommission.com.au/www/html/2606‐what‐is‐a‐bushfire‐attack‐ (BAL) of 12.4, in accordance with AS 3959‐2009 Construction of buildings in level‐bal.asp bushfire prone areas (AS 3959‐2009). The recommendations of the 2009 Bushfire Royal Commission, coupled with The Standard covers all new buildings, alterations and additions in the State recent changes to the State Planning Policy Framework and the Building of Victoria and requires new and replacement homes designed, constructed Regulations, mean that bushfire threat must be given a high priority when and located with improved bushfire protection. Areas are defined under six considering the strategic future direction for The Triangle. The significance of Bushfire Attack Level (BAL) categories from low to extreme risk, as the issue is heightened by the high risk status of parts of the region and its summarised at Table 2. recent bushfire history.

2 Source: http://www.buildingcommission.com.au/www/html/2435‐news‐and‐information.asp [Accessed 29/9/11]

. The requirements of any applicable Minister’s Direction must be met.

3.2 THE RURAL ZONES Furthermore, the existing size or pattern of allotments in an area should not A suite of rural zones was introduced to the Victorian Planning Provisions in be the sole basis for deciding to apply a particular zone. 2004 in recognition of the changing nature of farming throughout Victoria and to address ad hoc and incompatible use and development in rural areas. OVERVIEW OF THE RURAL ZONES The different rural zones affect and influence, in varying capacities, the key The following provides an overview of the key characteristics of the various themes identified for this project, being Agriculture, Tourism, Rural Living and rural zones, based on the VPP Practice Note. Copies of the rural zone Environment and Landscape. provisions are provided at Appendix B. The following provides a detailed description, analysis and comparison of the different rural zones. FARMING ZONE The Farming Zone (FZ) is the predominant rural zone applied throughout the APPLYING THE RURAL ZONES Triangle.

The Department of Planning and Community Development’s Applying the The Farming Zone is primarily concerned with keeping land in agricultural Rural Zones Practice Note provides guidance on the strategic justification production and avoiding land uses that could limit future farming or constrain needed to apply the four rural zones, in addition to detailing the purposes and agricultural activities. Some non‐farming uses may be considered if they are features of each zone and the circumstances as to where they may be applied. ‘in conjunction with’ a specified farming activity or meet certain limitations on size or scale. The Practice Note states that the application of a new rural zone or adjustments to an existing rural zone should be underpinned by clearly There is an expectation that land use and development decisions will be made expressed planning policies in the planning scheme. in favour of protecting and supporting farming. Therefore in reaching a decision on proposals in this zone, significant weight must be given to the It states that a planning authority may need to use a number of VPP tools to farming productivity of the land and the relevance of the proposal to farming. successfully implement its rural strategic objectives. In deciding which rural zone should be utilised, the following principles should be applied: RURAL ACTIVITY ZONE . The zone should support and give effect to the State Planning Policy Framework. The Rural Activity Zone (RAZ) does not currently apply to any land within the . The zone should broadly support all policy areas in the Municipal Triangle. Strategic Statement (for example, economic, housing, environmental The Rural Activity Zone is a mixed use rural zone that caters for farming and and infrastructure policy). other compatible land uses. In this zone: . The rationale for applying the zone should be clearly discernible in the . The zone purpose and provisions support the continuation and growth of Local Planning Policy Framework. farming but provide the opportunity for non‐farming uses to be . The zone should be applied in a way that is consistent with its purpose. considered in appropriate locations.

. A wider range of tourism, commercial and retail uses may be considered RURAL CONSERVATION ZONE compared to the Farming Zone and Rural Conservation Zone. The Rural Conservation Zone (RCZ) currently applies to land adjoining the . Farming uses are encouraged to establish and expand, subject to proper Black Range State Park in the Northern Grampians Shire. safeguards in regard to environment and amenity considerations. The Rural Conservation Zone is primarily concerned with protecting and As the mix of uses that may be considered in the Rural Activity Zone is wide‐ conserving rural land for its environmental features or attributes. The ranging, the planning scheme must clearly specify what the planning conservation values of the land must be identified in the schedule to the zone authority seeks to achieve in any area where the zone is to be applied and how and could include historic, archaeological, landscape, ecological, cultural or discretion will be exercised. This may be achieved through: scientific values. . Setting out how discretion will be exercised through the Local Planning Land use and development is controlled in the zone to safeguard the natural Policy Framework; or environment and conserve the identified environmental qualities of the land. . Including a purpose statement in the schedule to the zone, which Some uses may only be considered if they are in conjunction with a specified describes the preferred mix of land uses in the area, desired or preferred farming activity or meet certain limitations on size or scale. location for particular uses, approaches for managing off‐site land use impacts and a specific need that the proposal should meet. Under the Rural Conservation Zone most agricultural uses require a planning permit. In general, there is an expectation that a proposal will only be The Practice Note clarifies that the Rural Activity Zone may be the most permitted if it conserves the values identified for the land, the site is appropriate zone to apply if a planning authority is keen to facilitate the environmentally capable of sustaining the proposal, and it is compatible with establishment of larger scale tourism uses or a more diverse mix of tourism surrounding land uses. and recreation uses. In deciding to apply the Rural Activity Zone to facilitate tourism in an area, matters to be considered include: RURAL LIVING ZONE . The need to protect the agricultural, environmental and cultural values of the area. The Rural Living Zone (RLZ) generally applies to the periphery of major towns and throughout smaller settlements in the Triangle. . The scale and mix of tourism and recreation uses to be encouraged. This zone provides for residential use in a rural environment. It is designed to . Whether there are opportunities to build alliances between tourism cater for lots in a rural setting that are large enough to accommodate a business operators, farmers, food and wine producers and trail network dwelling and a farming use. The farming use is likely to be carried on for managers. reasons other than the need to provide a significant source of household . The product and infrastructure needs of tourists and the local income. community. . Requirements for the siting, planning and design of tourism facilities.

COMPARISON OF RURAL ZONES TOURISM USES The following provides a comparative analysis of uses and development The rural zones provide varying degrees of support for tourism. The Rural permitted under the different rural zones. Refer to Appendix C for a summary Activity Zone and the Rural Living Zone allow the widest range of uses, of permitted land uses associated with the rural zones. though it is highlighted that the purpose of the Rural Living Zone is to provide for residential use in a rural setting. The Rural Conservation Zone is the most restrictive in regards to tourism uses. AGRICULTURAL USES The Farming Zone, the predominant zone in the Triangle, places significant All four rural zones support the use of land for agriculture. A wider range of limitations on tourism uses including prohibiting: agricultural uses are allowed as of right in the Farming Zone and the Rural Activity Zone compared to the Rural Living Zone and Rural Conservation . Accommodation, other than a Bed and Breakfast and Host Farm, unless Zone. The Farming Zone and the Rural Activity Zone have identical in conjunction with Agriculture, Outdoor Recreation, Rural Industry or requirements and conditions regarding land uses. The requirements and Winery. conditions for uses in the Rural Living Zone and Rural Conservation Zone are . Retail Sales, other than Primary Produce Sales, which allows the sale of almost identical, except that animal boarding is prohibited in the Rural only unprocessed produce grown on the property or an adjoining Conservation Zone. property. A permit is not generally required for agricultural uses in the Farming Zone . Motor Racing Tracks. and Rural Activity Zone, while a permit is generally required in the Rural Living . Zone and Rural Conservation Zone. Exceptions to this include: Arts & Craft Centres. . Intensive Animal Husbandry (permit required in Rural Activity Zone and The Farming Zone is however the only zone that allows an Amusement Farming Zone, prohibited in the Rural Living Zone & Rural Conservation Parlour and a Nightclub (subject to a permit). The latter must not be used for Zone). more than 10 days in a calendar year. . Animal Keeping except Animal Boarding (limit of 5 animals in Rural The main differences between the Rural Activity Zone and the Rural Living Activity Zone and Farming Zone and 2 animals in Rural Living Zone and Zone despite their purpose are: Rural Conservation Zone). . A Convenience Shop must not have direct access to a rural freeway in . Animal Boarding (permit required for Rural Activity Zone, Farming Zone the Rural Activity Zone. and Rural Living Zone, prohibited in Rural Conservation Zone). . Hostels are prohibited in the Rural Activity Zone (as in Farming Zone and . Rice Growing (permit required in all zones). Rural Conservation Zone). . Apiculture (permit not required in all zones). . A Motor Racing Track is prohibited in the Rural Living Zone (as in Farming Zone and Rural Conservation Zone). In relation to storage, a permit is required for a freezing and cool storage and a rural store in all of the zones. There are conditions for storage in the Rural . Restaurants or Taverns must not have direct access to a rural freeway in Living Zone. In the Rural Conservation Zone, freezing and cooling storage is the Rural Living Zone. only for agricultural produce or products.

Key prohibitions on tourism uses in the Rural Conservation Zone that are Dwelling in Farming Zone Assessment Tool (Ararat) allowed in other zones are: The Ararat Zoning Review (2007) introduced a three step schedule to provide a . Minor Sports & Recreation Facility (e.g. Open Sports Grounds, Golf consistent framework for assessing applications for planning permits to erect Courses, Paintball Games Facilities, Zoos). a dwelling on a lot less than 40 hectares in the Farming Zone. It aims to: . Cinemas. . Inform applicants of the matters that need to be addressed in their . Drive‐in Theatres. application and the relative importance of each of the assessment criteria; . Art Galleries. . Provide Council with a consistent basis to identify whether information is . Museums. adequate, and the elements of the proposal that are consistent with . Function Centres. planning policies and those that are inconsistent; and . Halls. . To explain the basis of Council’s decision.

It is noted a Plant Nursery is allowed subject to a permit in the Rural The criteria used in the schedule are derived mainly from the Ararat Planning Conservation Zone, however it is prohibited in the Farming Zone and Rural Scheme and identify all of the requirements set out in the State Planning Living Zone. Policy Framework, the Local Planning Policy Framework and the Farming Zone. USE OF LAND FOR A DWELLING EXISTING USES The rural zones provide varying degrees of support for the use and development of dwellings. A dwelling is allowed as of right in the Rural Living Under the Victoria Planning Provisions ‘existing use’ rights apply in cases Zone, provided it is sited on a lot at least the area specified in the schedule to where a land use is being lawfully carried out and the planning scheme is the zone, and if no minimum is identified, then 8 hectares. changed to either prohibit that use or place additional restrictions upon it.

A planning permit is triggered in the Rural Conservation Zone and Rural Existing use right provisions seek to ensure that lawful land uses are not Activity Zone for use of land for a dwelling. There is no minimum lot size adversely affected by changes in planning controls. In doing so they also seek requirement. to ensure that any pre‐existing conditions or limitations continue to apply; that the amenity of an area is not further damaged; and, ideally, that a A planning permit is not required for the use of land for a dwelling in the transition in land use is achieved over time. Farming Zone, provided it is sited on a lot at least the area specified in the schedule to the zone, and if no minimum is identified, then 40ha. Existing use rights apply to the land, not the owner, and it is up to the owner of the property to prove that they apply. An existing use may be established The Farming Zone, Rural Living Zone and Rural Conservation Zone all specify in one of the following ways: that there must be only one dwelling on the lot. . The use was lawfully carried out before the planning provisions took effect.

. A permit for the use had been granted immediately before the new planning provisions took effect and the use commences before the permit expires. . A permit had been previously granted for an alternative use, one that does not comply with the current planning provisions, and the use commences before the permit expires. . Proof of continuous use for 15 years is established (the use cannot have ceased for a period of two years during this time). . A utility service provider or other private service provider that continues a use previously carried out by a government agency.

An existing use right expires if the use stops for a period of two years, or for two or more periods which together total two years in any period of three years. In the case of seasonal uses, existing use rights expire if the use does not take place for two years in succession.

Where existing use rights can be proven, the existing use provisions (planning scheme Clause 63) enable a planning permit to be issued for buildings and works that would otherwise be prohibited or restricted by conditions. Applications of this type are assessed to ensure that local amenity is not damaged and that compliance can be achieved with all of the scheme requirements that can be reasonable met.

Similarly, a permit may be issued for an alternative use that does not comply with the scheme, provided that the alternative will be less detrimental to the amenity of the locality than the existing use.

4 VISION & KEY THEMES

Rural City of Ararat and Northern Grampians Shire | Ararat – Stawell – Halls Gap Triangle Project

4.1 OVERVIEW

The project brief identifies key four strategic themes affecting land use and development in the Triangle: . Agriculture . Tourism . Rural Living . Landscape and Environment

This chapter presents the vision for the Triangle, encompassing each of the key themes and an assessment of the key policy directions, trends, issues and opportunities as they relate to each theme. It also makes recommendations to guide future decision making and land management.

4.2 VISION

A Vision for the Stawell‐Ararat‐Halls Gap Triangle has been prepared to provide direction for future planning policies and controls. It has been developed from information contained in background materials and the results of research and community discussions undertaken as part of this project.

The Stawell‐Ararat‐Halls Gap Triangle is a natural, serene and welcoming place to live and visit. It is filled with surprises: dramatic mountains, rolling hills, abundant flora and fauna, lakes, historic buildings, diverse agricultural activities, wineries and tourist attractions.

Agriculture is the economic and cultural cornerstone of the Triangle. Other activities, including rural living and tourism, exist in harmony with productive agricultural activities. Housing is clustered around existing settlements so as to avoid the fragmentation of agricultural land and land use conflicts.

The Triangle is also a thriving tourist destination, with tourism activities capitalising on and respecting its natural attributes. It supports a range of accommodation types, eateries and outdoor experiences which appeal to people of all ages and life stages. Larger scale tourism activities are focussed on the main towns, where infrastructure is capable of supporting it; as well as on a limited number of strategic sites. Smaller, boutique tourism experiences are located throughout the triangle, complimenting agricultural enterprises.

An emphasis on protecting human life means that settlements and infrastructure are carefully planned to minimise risks associated with environmental hazards, land degradation and waterway health. In particularly hazardous or sensitive locations new development is discouraged altogether.

The environment is sustainably managed and developed within the Triangle. Buildings are sensitively designed and sited to blend into the surrounding landscape. Land and water management activities aim to support biodiversity and provide fauna links between conservation reserves and along waterways.

4.3 AGRICULTURE ANALYSIS OF AVAILABLE INFORMATION Local policy identifies agriculture is the largest industry within Ararat Rural According to Australian Collaborative Land Use and Management Practices City Council and Northern Grampians Shire Council in terms of employment (ACLUMP) the Triangle has a temperate climate which is ideal for wool, grain and economic activity. and wine production. The predominant agricultural land uses in the Triangle include: POLICY CONTEXT . Grazing modified pastures The State Planning Policy Framework (SPPF) promotes sustainable . Some dry land cropping agriculture and rural production in rural areas. It aims to protect productive . Grazing natural vegetation farmland and prevent urban activities from being inappropriately dispersed in rural areas. . Production forestry

The Local Planning Policy Frameworks (LPPFs) for both Ararat and Northern . Nature conservation. Grampians aim to ensure productive agricultural land is protected from Data from the Australian Bureau of Statistics (2008) indicates that the fragmentation. Agricultural land is to be managed in an environmentally significant majority of total land area in the Triangle is ‘Grazing Land’ (63%), sustainable and responsible manner in order to protect its productive use. followed by ‘Land under Crop’ which includes grape growing, broadacre crops The four rural zones all support agricultural activities, but have different and the farming of vegetables, fruits and nuts (30%) and ‘Agriculturally objectives: Unproductive Land’, including houses and sheds (14%). . The Farming Zone is the predominant and default zone throughout the Agriculture within Ararat Rural City Council is dominated by the sheep Triangle. This zone is primarily focussed on protecting and promoting industry with high grade wool being the major agricultural product. However agriculture. grain, mutton, beef and viticulture provide significant revenue. . The Rural Activity Zone is a more flexible zone, which caters for farming Within Northern Grampians Shire Council broad scale cropping generally and other compatible uses. occurs in the north of the Shire and grazing and viticulture in the south. . Farming may occur in the Rural Living Zone; however this is subordinate Viticulture is a well established industry in and around Great Western and a to residential land uses. growth industry in that part of the Shire located in the foothills of the Pyrenees. . The Rural Conservation provides for agriculture use consistent with the conservation and of environmental and landscape values of the area. In 2005, the Department of Primary Industries undertook a Land Capability Pilot Project for the Rural City of Ararat. The study indicated that high quality agricultural land is located in the areas of Ararat West and North West, due to the flood plains and gently undulating slopes. The soil quality and agricultural versatility of the key locations in the north east of the Rural City of Ararat can

© planisphere 2012 29 Rural City of Ararat and Northern Grampians Shire | Ararat – Stawell – Halls Gap Triangle Project be seen in Appendix D. There has been no recent study of agricultural land RECOMMENDATIONS capability or quality in the Northern Grampians Shire. Agriculture has traditionally been and will continue to be the cornerstone of Irrigated Class C recycled water, processed at plans in Ararat and Stawell, is the local economy. Analysis of available data indicates that areas of the available to farmers in the area. This is supplemented by individual land Triangle possess high quality soils as reflected by their versatile land uses and owners’ water storages. high yields. It is anticipated that salinity and land degradation will impact the The Victorian Wine Industry Association (VWIA) Knowledge Project ranks the region, however, with proper management; existing and future agricultural Grampians as second lowest of the 21 GI wine regions in Victoria in terms of uses in the area will continue to prosper. For these reasons, it is encouraged revenue generated per mega litre of water used. The region experiences that the Farming Zone continues to be the predominant zone applied to land relatively lower rainfall than other regions in Victoria, illustrating the throughout the study area. importance of water management in the area. The following recommendations are made in regard to agriculture in the Triangle: COMMUNITY FEEDBACK . Undertake a land capability assessment of agricultural land within Northern Grampians Shire to better understand potential opportunities Key messages received during stakeholder and community consultation and constraints for agriculture in the area. regarding agriculture in the Triangle include: . Encourage the establishment of agricultural products that complement . Protect agricultural land in the area, do not ‘cut up’ productive land. the existing wine region (e.g. olives). . The Triangle was historically an apple growing area. The industry . Discourage the establishment of additional grapes in the area due to the declined due to irrigation constraints, water shortage and costs wine glut facing the Victorian market, unless existing wineries are associated with transporting produce to the markets. seeking to diversify their vineyards to niche varieties which are growing . Lamb / sheep production is an opportunity for the area. The land around in demand (e.g. prosecco). Pomonal in particular is farmed for this purpose as the soils in this area . Investigate the establishment of less intensive agricultural uses in the are well suited to lamb production. The abattoir located in Stawell also Triangle (e.g. organic farming). This is a lucrative market that is supports local lamb production and is considered to support the consistently growing in popularity and will also have the effect of competitive strength of the Triangle. reducing the impacts of salinity and soil degradation. . There are facilities in the Triangle which allow farmers to process grapes . Continue to support the Frewstal Abattoir in Stawell, to continue sheep and livestock, which is considered to support local agriculture. However production and processing in the area. there is nowhere or way to harvest olives. . There is a tension between agriculture, tourism and commuters, particularly in regard to their approach to land management, expectations and values for the area.

ANALYSIS OF AVAILABLE INFORMATION 4.4 TOURISM The Triangle is located within the Grampians Tourist Region. The key products Local policy identifies tourism as a key economic and employment growth strengths of the Grampians Region include adventure and Indigenous‐ industry for both Ararat Rural City Council and Northern Grampians Shire heritage tourism. By calculating the ratio of the region’s total tourism output Council. to its total economic output, it is estimated tourism represents 2.7% of the economy in the Grampians region. The key product strengths of the Triangle are Food and Wine, Wildlife and Nature. These are discussed in greater detail POLICY CONTEXT below.

According to the Northern Grampians Local Planning Policy Framework Data from Grampians Tourism indicates that the majority of overnight visitors (LPPF), the Grampians is the second most visited region in Victoria. Council is (70%) to the Grampians come from the intrastate market, followed by 24% committed to increasing visitor numbers, expenditure and length of stay in from interstate and 6% from the international market. The majority of visitors the Shire to maximise returns from the tourism sector. to the Grampians Tourism Region stay 1‐3 nights (79%) followed by 4‐7 nights The Ararat Local Planning Policy Framework is also committed to promoting (13%). Only a small proportion of visitors stay in the region for more than 8 tourist opportunities in the municipality through the pursuit of population nights. There is anecdotal evidence that the number of tourists visiting the growth, new capital and employment initiatives. Triangle has be increasing over time.

The rural zones provide opportunities for tourism in varying capacities: The most common activities undertaken by domestic and international visitors to the Triangle include eating out at restaurants, . The Farming Zone provides for a range of non‐farming activities; bushwalking/rainforest walks, visiting national or State parks and general however these must be associated with, and must not adversely affect, sightseeing. the use of the land for agriculture. Figure 6 provides an overview of key existing tourist attractions and . The Rural Activity Zone is a mixed use zone that provides for a wide infrastructure in the Triangle. range of uses and development that are compatible with the agricultural, environmental and landscape values of the area. NATURE-BASED TOURISM . The Rural Living Zone has wide discretion in relation to tourist uses; however the primary purpose of the zone is to provide for residential The area’s proximity to Grampians National Park has resulted in the nature‐ uses in a rural setting. based tourism market growing considerably. Nature‐based tourism is defined as any tourism that relies on experiences directly related to the natural . The Rural Conservation Zone is the most restrictive zone in terms of environment including ecotourism, adventure tourism, native wildlife parks tourism related uses and development. This zone is focused on and gardens, extractive tourism (for example fishing and gold panning), sea, protecting and enhancing identified environmental, landscape and sand and sun tourism (for example boating and sailing) and nature retreats. historic values of the land. According to research undertaken for the Nature Based Tourism Strategy 2008‐2012, key issues that are hindering the development of nature based tourism in the Triangle include:

. Lack of a policy and planning framework to enable private investment; ACCOMMODATION . High yield product gaps including accommodation, activities and Data from the Australian Tourism Data Warehouse (2011) indicates that there amenities; and is a total of 70 accommodation establishments in the Triangle. However . Undersupply of experiences for international markets. according to information provided in a public submission, this could be substantially higher. The significant majority of tourist accommodation is Tourism Victoria’s Regional Marketing Plan for the Grampians recommends located in Halls Gap (63%), followed by Stawell (17%). Pomonal has 9% of the the development of infrastructure such as walking and bicycle trails to accommodation facilities in the Triangle. There is potential for this township capitalise on the region’s natural assets. to increase its provision to absorb some of the excess demand from Halls Gap.

Accommodation is currently generally clustered in Halls Gap, Stawell and WINERIES Ararat.

The Grampians Wine Region is centred around the Triangle and forms an Tourism Victoria’s Regional Marketing Plan for the Grampians recommends important part of the local economy and identity. the following key tourism infrastructure for the area: . There are a total of twenty‐four wineries in the Region, twenty‐two of . High quality boutique accommodation, to support the proposed which have cellar door operations. Grampians Long Distance Trail. . According to the Victorian Wine Industry Association’s Knowledge . Accommodation associated with food and wine product. Project, the Region is ranked 9th out of Victoria’s 21 regions in terms of wine sales with total revenue of $40,135,705. An assessment of visitor accommodation in the Ararat and the Eastern Grampians indicates a gap in relation to large accommodation . Wineries in Victoria grow on average 23 hectares of winegrapes per establishments. This accommodation type caters to the coach group, winery. Wineries in the Grampians average 76 hectares of winegrapes conference, meetings and conventions, and education group market grown per establishment, indicating that the winery operations in the segments. area are considerably larger than other wine regions.

Wineries are generally clustered around Great Western and Ararat, west of ADVENTURE SPORTS the Western Highway. Until recently, the privately‐run Stawell Motor Cross Club operated on a property zoned Rural Conservation within the Black Range. At the time of its commencement the land use was considered to be permitted under the Northern Grampians Planning Scheme as it was a small scale domestic operation.

However, as the enterprise grew, the use began to conflict with the objectives of the Rural Conservation Zone. At its peak, the Motor Cross Club had over 10,000 members, many from across Victoria and Australia, and was in contention to host a number of leading events with international riders. As a

result of enforcement action the club was ordered to cease its operations in Activity Zone, the application of the Special Use Zone to support tourism 2011 and to revegetate the four hectares of land used for the track. proposals is less likely to be necessary.

Although the original location of the motor cross club is considered to be inappropriate due to its impact on the environmental values of the Black COMMUNITY FEEDBACK Range, the social and economic benefits warrant consideration of an Key messages received during stakeholder and community consultation alternative location. regarding tourism in the Triangle include: Both municipalities have expressed a view that an alternative site for the club . Tourism is considered the ‘bread and butter’ of the area. There is should be found within the Triangle area. The proprietor has also expressed a support for the expansion of the local tourism industry as a means of keen interest in setting up a similar track with other uses including laser improving quality of life and choice for residents. skirmish and paint ball. . Need to attract people year round and to encourage them to stay for The relocation of the facility is considered to be consistent with broader more than a couple of days. tourism objectives for the Triangle provided that a suitable site can be found that avoids conflicts with environmental values, residential amenity and the . Current gaps in the current local tourism offering include: agricultural viability of the site and surrounding land. ‐ Resort‐type facilities throughout the area (e.g. day spas) ‐ Quality restaurants and cafes – including wineries which have an THE SPECIAL USE ZONE associated dining area The Special Use Zone applies to the site of the Jallukar Hills Wine Village, ‐ Family oriented tourist activities (e.g. mountain biking). located between Pomonal and Moyston adjacent to the Ararat Pomonal . There is support for the establishment of small tourism businesses in the Road. Schedule 3 to the Zone is a site‐specific provision, which has the Triangle which complement the area’s strengths (e.g. berry farm, craft – following purpose: ceramics, printing and painting, galleries). To provide for the use, development and subdivision of the land for a tourism . Potential to establish off‐road motor sports track in the Triangle – this is based development including a vineyard, winery, wine village conference centre considered to complement the current tourism offering. and accommodation. . Potential for more farm stays in the area, particularly to attract overseas To provide for the sustainable use of land for extensive animal husbandry and crop raising. visitors. However access may be an issue as many roads throughout the area are unsealed. The use and development of land as permitted by the zone has not . Lake Lonsdale and Lake Fyans are popular for fishing and other water‐ commenced. based recreational activities. Potential to improve infrastructure and The Special Use Zone has been used in the past in circumstances where the marketing associated with these locations. standard suite of rural zones lacked the flexibility to accommodate specific . Most existing tourist operations ’sit in the landscape‘. Sensitive, tourism‐related development proposals. With the introduction of the Rural responsive and ‘low key’ design is important to the future expansion of tourism in the area.

. The role of Stawell and Ararat should be to support Halls Gap tourism by providing complementary experiences (e.g. retail, heritage) and higher‐ order retail opportunities and services.

. The following principles should guide the location of new adventure RECOMMENDATIONS sports facilities (e.g. motor cross, paintball etc) in the Triangle. The use and development of land for adventure sport: Tourism is a key economic and employment growth industry for the Triangle. There is potential to further develop and expand existing strength areas such ‐ Must not adversely impact existing environmental, landscape or as nature based tourism, food and wine, wildlife and indigenous tourism. heritage values. ‐ Must not reduce the agricultural productivity of the land or The following recommendations are made in regard to tourism in the adjoining properties. Triangle: ‐ Must be located, sited and developed to minimise adverse impacts . Develop a strategy for nature‐based tourism in the Triangle, in on the amenity of nearby dwellings and tourism activities (e.g. in collaboration with the Department of Sustainability and Environment, relation to issues such as noise, light, dust, traffic and parking). Parks Victoria and Grampians Tourism. The Strategy should identify priority projects and marketing initiatives to support increased visitation . Investigate the development of an off‐road bike track / bicycle trail and and private investment. associated supporting infrastructure (e.g. water stations, shade, rubbish bins) linking the key townships and attractions of the Triangle. . Encourage and support development which addresses the identified gaps in the accommodation offering within the Triangle. . Consider applying the Rural Activity Zone to encourage larger scale tourist oriented development on strategic development sites within the . Encourage and support the establishment of cafes, restaurants and Triangle. The proposals should be designed and located to: accommodation within or adjacent to existing townships to support economic activity and access to services in the settlements. ‐ Support and supplement existing tourism activities and infrastructure. . Encourage and support the establishment of eateries and accommodation at wineries, as long as their establishment does not ‐ Avoid adverse impacts on landscape and environmental values. adversely impact upon productive agricultural land. ‐ Address gaps in the current offer of tourist accommodation and . Encourage the establishment of adventure tourism operations within the activities within the triangle. Triangle, to complement the region’s product strength and improve ‐ Avoid adverse impacts on productive agricultural land and tourist offering and yield. environmental hazards. . Continue to work with the Stawell Motor Cross Club towards finding a more appropriate location for redevelopment of the motor cross track within the Triangle.

. The Rural Living Zone provides for residential use in a rural environment. 4.5 RURAL LIVING It is not essential that a dwelling be genuinely associated with a farming use on the land. The Triangle accommodates both permanent and holiday communities. The . Residential uses are subordinate to the environmental values of the land key residential areas in the Triangle are Ararat, Stawell, Halls Gap, Pomonal in the Rural Conservation Zone. A planning permit is always required to and Moyston. use land for a dwelling in the Rural Conservation Zone.

POLICY CONTEXT ANALYSIS OF AVAILABLE INFORMATION The State Planning Policy Framework states that new housing development in According to Victoria in Future (2012) projections, the population of the rural areas should be limited and well‐managed. Planning for rural living Triangle is expected to fall over the next twenty years. However, at the same needs to consider natural resource attributes, landscape values and time household sizes (the number of persons living in each dwelling) are also environmental qualities, property servicing costs to government, possibilities falling. Due to the slow projected rate of overall population decline this means for consolidation of existing isolated small lots in rural zones and required that the number of dwellings required to house the population is still expected buffer distances from intensive animal husbandry. to increase. In addition, a proportion of additional new dwellings will be In the Rural City of Ararat, areas at Moyston, Pomonal and the fringe of Ararat required to supply the holiday home market for non‐permanent residents. are identified as a location for rural living development. The available supply Changes to the profile of the permanent population, including ageing, higher of land currently exceeds medium term demand. The Ararat Local Planning levels of disability, and smaller household sizes will also influence the housing Policy Framework (LPPF) seeks to contain urban development within existing requirements of the permanent population. Older people may be expected to towns in accordance within Township Framework Plans. It also aims to require smaller, lower maintenance houses that are in close proximity to discourage land fragmentation and an oversupply of rural living land. transport and services. The majority of housing that meets these The Northern Grampians Local Planning Policy Framework seeks to provide requirements is located within main townships, rather than in the rural areas for alternative lifestyles. These include rural living opportunities on the fringe which are the focus of this report. of Stawell and close to other small townships that provide access to urban There are opportunities for rural residential land uses throughout the Farming services and amenities. Zone and Rural Living Zone areas of the Triangle. As previously discussed, the The rural zones provide opportunities, in varying capacities, for the use and Rural Living Zone is applied more extensively within NCS. In particular, the development of a dwelling: Northern Grampians Planning Scheme contains five different schedules to the Rural Living Zone, specifying minimum lot sizes ranging from 4ha to 32ha. In . Non‐farm dwellings and land uses unrelated to farming are discouraged comparison, the Schedule to the Rural Living Zone in the Ararat Planning in the Farming Zone. Scheme specifies a minimum lot size of 2ha and 8ha to land in Moyston and . The Rural Activity Zone is a flexible zone, allowing for non‐agricultural Pomonal. These areas are illustrated at Figure 7. uses to be considered in appropriate locations. A planning permit is The number of residential building approvals in the Triangle has varied always required to use land for a dwelling. considerably across the last five years. A noticeable decline was experienced during the 2008/09 period which coincided with the Global Financial Crisis

(GFC) and dip in building approvals across the country. Prior to the GFC there The tourism role of Halls Gap causes the population to fluctuate considerably was a peak in the number of building approvals (28 in total) in June 2007/08. throughout the year and accordingly the town has a large number of This may be due to the aftermath of the 2006 bushfires and is considered an unoccupied dwellings (42% compared to Stawell’s 9%). It is forecast that a anomaly. total of 24ha of land would be required for residential development between 2005 and 2036. Based on feedback provided by Councillors and community members from both Ararat and Northern Grampians, there is ongoing pressure and demand for dwellings on land in the Farming Zone. As previously discussed, Ararat POMONAL Rural City Council employs the Dwelling in Farming Zone Assessment Tool to According to Ararat Rural Zone Review (2007), Pomonal has typically attracted guide decision making. There is no equivalent tool currently used by Northern households who live elsewhere (such as Geelong and Melbourne) or who use Grampians Shire. urban based services on an irregular basis. A Strategy for the Future Growth of The following provides an overview of the key trends and strategic directions Pomonal (2005) identifies the town as a suitable site to accommodate demand for the main settlements within the Triangle. Figure 7 illustrates the minimum from the loss of supply in Halls Gap. lot sizes associated with the Rural Living Zone throughout the study area. Some areas of the township are constrained by severe soil water‐logging conditions and steep slopes. ARARAT According to the Ararat Rural Zone Review (2007), Ararat will continue to be MOYSTON the focus for most development in the Rural City. It is forecast that most (65 Moyston is located approximately 15 km west of Ararat and has become a percent) of the residential growth for the Rural City of Ararat will be satellite town of Ararat. According to Ararat Rural Zone Review (2007), it is concentrated in and around the town of Ararat anticipated that the town will continue to be attractive as a location for rural residential lifestyle for households who also wish to utilise the services and STAWELL employment opportunities in Ararat. The North Grampians Rural Living Strategy (2005) projects that Stawell’s population will decline due, in part, to an aging population. Notwithstanding, there is demand for smaller lots, closer to the town centre and community services as well as diverse lot sizes and dwelling types to accommodate a changing demographic. It forecasts that a total of 52ha of land is required for residential development between 2005 and 2036.

HALLS GAP The North Grampians Rural Living Strategy (2005) notes that the population of Halls Gap has slowed considerably in recent years, which may be due to a lack of available housing stock and an aging population.

COMMUNITY FEEDBACK . Ararat Rural City should continue using the Dwelling in Farming Zone Assessment Tool. Key messages received during stakeholder and community consultation . Northern Grampians Shire should consider using the Dwelling in Farming regarding rural living in the Triangle include: Zone Assessment Tool to guide the assessment of planning permit . Many people move to the Triangle for the lifestyle. Small acreages in the applications for dwellings in the Farming Zone. area are considered to provide good hobby farming opportunities. . Encourage residential and holiday home development in Pomonal to . There are issues associated with the numerous small sized allotments in absorb demand from the Halls Gap market. the Triangle which are included in the Farming Zone. These lots are . Continue to monitor planning permit and building approvals for considered unlikely return to a farming use and are unproductive. Such residential development / dwellings in the Triangle. allotments are difficult to sell, as owners can not get a planning permit to develop a house. . Some issues exist in relation to the management of Rural Living Zone, ‘lifestyle’ allotments. The land purchased to establish hobby farms, and tend to livestock, but in some cases landowners are unable to adequately maintain them. . Residents of small townships in the Triangle have limited access to services and facilities. There is support for ’different types of development‘; however there is a desire that the area remain view and landscape dominant.

RECOMMENDATIONS Modest population growth and a significant number of existing vacant zoned lots has resulted an adequate supply of rural living land in most areas. Firm growth is projected in all major townships especially for a variety dwelling types to meet the changing demographics of the Triangle. Based on our assessment there is currently a sufficient supply of rural living zoned land within the study area to meet future demand. Therefore, this study does not recommend the rezoning of additional Farming Zone land for rural living purposes.

The following recommendations are made in regard to rural living in the Triangle:

. The Rural Living Zone caters primarily for residential use. Decision 4.6 ENVIRONMENT, LANDSCAPE & guidelines seek to ensure that allotment size and subdivision layout do not adversely affect the natural environment or amenity of surrounding RISKS land uses. The landscape and environmental values of the area significantly contribute to . The Rural Conservation Zone is primarily concerned with protecting and local character, liveability and productivity. conserving rural land for its environmental features and attributes. Overlay controls may be applied to protect particular environmental, POLICY CONTEXT landscape and historic values or manage environmental risks. They apply to the specific areas where values or risks have been identified and operate in The State Planning Policy Framework reinforces the importance protecting addition to the relevant zone provisions. sites and features of nature conservation, biodiversity, geological or landscape value. It also states that planning must implement environmental principles for ecologically sustainable development. ANALYSIS OF AVAILABLE INFORMATION

The Ararat Local Planning Policy Framework recognises that the condition of land, water and biological resources in the region is declining. It identifies the LANDSCAPE rural and natural landscapes surrounding Grampians National Park and Black The Triangle contains significant natural features and landscapes, which Range as important assets, sensitive to development as viewed from vantage contribute to local identity and character. The Grampians is a nationally points within the parks and from adjoining land. Protection of these significant landscape made up of dramatic ridges and escarpments that are landscapes is important to tourism and the environment. visible throughout Western Victoria.

The Northern Grampians Local Planning Policy Framework acknowledges that Black Range is composed of granite bedrock that pre‐dates the Grampians. It the environmental attributes and natural beauty of the Shire make the area a is now covered by granite sand which is quite distinct from the surrounding beautiful place to live and visit. Management of the environment, soil. sustainability of land forms, biodiversity principles and catchment management strategies are important tools to foster conservation of the Northern Grampians and Ararat Council’s have adopted distinct approaches environment and need to be embraced by the community in general. to protecting these significant landscapes: The rural zones vary in their emphasis on environmental and landscape values: . Northern Grampians applies Design and Development Overlay, Schedule 1 (DDO1) and Significant Landscape Overlay, Schedule 1 (SLO1) to . The Farming Zone encourages sustainable land management practices. protect the unique landscape of the Grampians, while the Rural The principal objective of the zone is to protect agricultural land for Conservation Zone (RCZ) applies to land surrounding the Black Range. agricultural uses. . Ararat applies the Significant Landscape Overlay, Schedule 1 (SLO1) to . A mix of uses, compatible with agriculture and the environmental land in the vicinity of the Grampians National Park and Black Range. The characteristics of the area are encouraged in the Rural Activity Zone. Farming Zone applies throughout the rural areas of the municipality.

the Department of Sustainability and Environment in conjunction with the Glenelg Hopkins and Wimmera Catchment Management Authorities.

Roadside vegetation plays an important role as a wildlife habitat while contributing to the visual quality and character of the area. The Ararat Planning Scheme applies the Vegetation Protection Overlay along several roads within the Triangle such the Western Highway, and parts of Ararat‐

Pomonal Road and Grampians Road. No similar controls apply in Northern Grampians. HERITAGE The Triangle contains six sites with identified heritage values, protected by WATER BODIES the Heritage Overlay: Watercourses, water‐bodies and wetlands represent a significant . Northern Grampians Planning Scheme environmental resource functioning drainage areas, stream habitat, wildlife ‐ Heritage Overlay 1 ‐ Hard Hill Mining Site corridors and key landscape areas. Mount Williams Creek is a significant watercourse traversing the Triangle. It is protected by a Schedule 2 to the ‐ Heritage Overlay 7 ‐ Seppelts Champagne Cellars. Environmental Significance Overlay (ESO2) in the Ararat Planning Scheme.

. Ararat Planning Scheme Lake Fyans is a major environmental asset in the Triangle. It supplies water to ‐ Heritage Overlay 112 ‐ Fountain Head Brewery Residence Stawell and St. Arnaud. It is also protected by ESO2 in the Ararat Planning Scheme. ‐ Heritage Overlay 113 – ‘Westgate’ ‐ Heritage Overlay 114 ‐ Hard Hill Mining Site ENVIRONMENTAL RISKS ‐ Heritage Overlay 119 ‐ Lexington Homestead, which is also listed on Extensive areas of the Triangle are bushfire prone and subject to the Bushfire the Victorian Heritage Register. Management Overlay (BMO). Significant bushfires most recently affected the Triangle between New Year’s Eve and the end of January 2006. VEGETATION Fire authorities have assessed Halls Gap, Pomonal and Ararat as having an The Triangle supports significant and remnant vegetation which contributes ‘extreme’ fire risk. Moyston and Stawell have a ‘very high’ fire risk. Township to biodiversity, provides habitat and is a dominant environmental Protection Plans have been prepared for high bushfire risk townships across characteristic of the area. Victoria, including those referred to above. According to the CFA3, high risk bushfire townships have been identified because the townships: Both the Ararat and Northern Grampians Planning Schemes apply the VPO to land within the Triangle in order to protect, conserve and enhance significant vegetation and landscape values. However it is noted that the VPO is used more widely throughout Ararat Shire and is based on analysis completed by 3 http://www.cfa.vic.gov.au (accessed February 2012)

. Have high population densities, which may also rise because of the influx Rural City of Ararat are common across the project area, however no similar of summer tourists. recent work has been undertaken within Northern Grampians to verify this assumption. The following issues were identified: . Are located in areas where the physical characteristics of the area assist in building fire intensity. . Sheet and rill erosion greatly reduces agricultural productivity and contributes to sedimentation and turbidity in streams. . Fires are potentially well fed by fuel load before they reach the town or community. Some communities are more likely to be impacted by a well . Gully and tunnel erosion are threats to water quality within the study established bushfire. area. . People have limited ability to leave the area safely by road because of . Within the study area there are a number of steeply sloping areas that the limited number of roads or the likelihood that those affected do not are susceptible to landslip after significant winter rainfall. know the local area well. . Wind erosion commonly results in the loss of topsoil and agricultural . Fire trucks may not be able to be to access the area so there will be more productivity. reliance on local resources only . Some communities have not had experience over time in preparing for extreme fire events . Some older, historical townships are constructed with materials and standards that are not designed to minimise the impact of fire.

There are some areas of the study area, particularly in Halls Gap and to the north of Great Western, which are subject to flooding. The most recent major flood event affected Halls Gap in January 2011. The Halls Gap Flood Study (2008) was undertaken on behalf of the Wimmera Catchment Management Authority and Northern Grampians Shire Council. The study notes that due to the significant residential development along the base of the Mount Difficult Range and within the Halls Gap Valley floor region (many at ground level), the area is vulnerable to flood during significant weather events. In addition to raising flood awareness amongst property owners, there is a need to inform and manage flooding risks to the large number of tourists, particularly campers, which are exposed to this environmental hazard. The study also recommends the application of the Land Subject to Inundation Overlay and Floodway Overlay to areas within the township.

The Land Capability Pilot Project for the Rural City of Ararat identifies a number of land hazards in the Shire. As the landscape is relatively similar across the whole Triangle it is assumed that the land hazards identified for the

. Prepare Integrated Fire Management Plans for bushfire prone areas in the Triangle, such as Pomonal and Halls Gap, in collaboration with COMMUNITY FEEDBACK Council, the Department of Sustainability and Environment and Country Key messages received during stakeholder and community consultation Fire Association. regarding the environment and landscape of the Triangle include: . Undertake a condition assessment of key local access roads in areas . The Triangle has a unique and valued character, constituted by: affected by the Bushfire Management Overlay in collaboration with the Department of Sustainability and Environment and Country Fire ‐ Rural atmosphere – minimal street lighting, no kerb and channel Association to determine the capability to support safe and efficient ‐ Natural environment – trees, creeks and waterbodies, mountains movement in fire prone areas. ‐ Country landscape – wide open spaces, rolling hills. . Update the Ararat and Northern Grampians Municipal Strategic Statement to provide objectives and strategies associated with Council’s . Will lose and/or displace residents if the area is overdeveloped. management of bushfire prone areas. . New development in the area should be ‘organic’ and ‘natural’ to . Review the Significant Landscape Overlay Schedules that apply in both reinforce local character and landscape values. planning schemes to ensure a consistent approach to landscape . Local residents generally accept that bushfire risk is part of living in the protection. area. . Review the geographical extent of the Significant Landscape Overlays in both municipalities to ensure they provide adequate protection to RECOMMENDATIONS significant landscape features such as Grampians and Black Ranges. The Triangle possesses significant environmental and landscape features, which impact the potential for future development while also defining local character.

The following recommendations are made in regard to the landscape and environment of the Triangle: . Undertake mapping and assessment of native vegetation quality throughout the Northern Grampians Shire. Upon completion of the assessment, review the extent of the Vegetation Protection Overlay within the Shire. . Undertake investigations, mapping and assessment of environmental risks through the Triangle, and update the Northern Grampians and Ararat Municipal Strategic Statement’ accordingly.

5 INVESTIGATION AREAS

Rural City of Ararat and Northern Grampians Shire Council | Ararat – Stawell – Halls Gap Triangle Project

5.1 OVERVIEW ASSESSMENT APPROACH Based on advice from key project stakeholders and the outcomes of The following assessment is generally based on: community consultation, seven areas within the Triangle for were identified for further investigation: . A review of existing zone and overlay provisions . Great Western – Current and future tourism role and revitalisation . A review of existing policy and background materials opportunities arising from the Western Highway duplication. . Demographic statistics . Black Range – Address inconsistencies in planning approach between . Analysis of residential building approvals data and available land supply Councils regarding the protection of environmental and landscape (where appropriate) values. . Analysis of aerial photography . Lake Fyans – Investigate current and future tourism role. . Assessment of environmental risks (based on existing information) . Moyston – Assess demand and supply for rural living. . Onsite inspections . Pomonal – Assess demand and supply for rural living and investigate appropriate planning controls to manage environmental risks and values, . Local businesses searches particularly at the interface with Grampians National Park. . Community and stakeholder consultation . Halls Gap Valley Floor – Assess demand and supply for rural living and tourism development and investigate appropriate planning controls to manage environmental risks and values, particularly at the interface with Grampians National Park. . Halls Gap East – Investigate current and future tourism role and investigate appropriate planning controls to manage environmental risks and values.

These areas are illustrated at Figure 9. Consistent with the project brief, the following analysis focuses on the rural zones and does not seek to address residential or township zones. Issues associated with these zones have been addressed in other documents referenced within this report.

ASSESSMENT PRINCIPLES The following principles have guided the review of rural zones and overlay controls within the Triangle: . The Farming Zone is the appropriate zone in Victoria for productive agricultural areas as should continue to apply to the majority of the study area in order to support ongoing productivity. . The existing townships and settlements within the Triangle, including land within the Residential 1 and Rural Living Zones, should remain the focus for new dwelling development in order to avoid further fragmentation of agricultural land and land use conflicts. . Large scale tourism activity should be focussed on existing settlements and, possibly, a small number of strategic development sites. Depending on the merits of the proposal, this may require the rezoning of land. . Smaller scale tourism operations may be accommodated throughout the Triangle provided they are consistent with existing zone provisions and are designed to avoid land use conflicts and adverse environmental impacts. . Identified environmental and landscape values should be protected and enhanced, particularly at the interfaces with National and State Parks. The protection of these values may warrant additional planning controls, including the application of the Rural Conservation Zone. . Development is discouraged in areas in which are prone to environmental hazards, and where the risk or environmental cost of making people safe is too high.

Figure 10 ‐ Great Western New Building Approvals 5.2 GREAT WESTERN

Great Western is located on the Western Highway, between Stawell and 6 Ararat, in Northern Grampians Shire Council. 4 5 2 2 3 1 Great Western has a history of grape growing and wine making. This role has 0 0 0 been reinforced and consolidated with the recent expansion of Southcorp 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 (Seppelt) and Bests Wineries. Great Western is branded as a ‘wine village’. Great Western New Building Approvals Great Western is located within an area of poor, rocky soils, which are suitable for viticulture but require large fields for septic waste disposal. Furthermore, Source: Northern Grampians Shire Council, 2011 the area to the north of the township is flood and bushfire prone. The town is connected to reticulated water, but is not serviced by reticulated sewerage. Great Western offers a comparatively wide variety of residential opportunities, including: The following planning controls currently apply to Great Western: . Standard residential allotments located through the town centre, on Township Zone Zone land zoned Township Zone. Rural Living Zone, Schedule 2 (8 ha minimum lot size) Rural Living Zone, Schedule 5 (32 ha minimum lot size) . Hobby farm style allotments located to north of the township on land Farming Zone zoned Rural Living Zone 2 (8ha minimum lot size). . Farming / agricultural allotments located to the south of the township Heritage Overlay (Seppelt Champagne Cellars) Overlay on land zoned Rural Living Zone 5 (32ha minimum lot size) and Farming Land Subject to Inundation Overlay Zone. Bushfire Management Overlay The majority of Great Western is zoned Rural Living Zone 5. This zone applies to the area’s key wineries Seppelt (part), Grampians Estate and South Corp ASSESSMENT Wines. The 32ha minimum lot size is too large for most rural living properties and is comparable to the minimum lot size in a Farming Zone (40 hectares). RURAL LIVING Under this zoning, wine production and ancillary uses are able to operate without threat from residential development and with little conflict with the The number of new building approvals in Great Western has increased very zone’s objectives. Reducing lot sizes any further may result in wineries being slightly over the past 10 years, as illustrated at Figure 10 below. The total sold off and turned into Rural Living lots. This would significantly damage the number of building approvals peaked in 2005 where there were six approvals, future potential of the wine village. before dropping to zero in 2009. Overall, there has been a very low demand Furthermore, the lack of reticulated sewerage is major constraint to future for lots in Great Western with a projected average take up of just three lots residential growth in Great Western, meaning allotments must be of a size to per year. allow on‐site treatment.

TOURISM site, and potentially some surrounding allotments, to Rural Activity Zone to encourage future commercial and tourism development in Great Western. The Northern Grampians Municipal Strategic Statement establishes the The rezoning of Best’s and adjoining land should be investigated once the following strategic directions regarding tourism in Great Western: final alignment of the highway by‐pass is confirmed.

. Encourage viticulture and wine production in the area. Seppelts winery is predominantly located within the Township Zone but also . Potential for industrial land use expansion to complement the wineries. extends into the Farming Zone to the south of Great Western. The Township However, adequate regard needs to be given to balance a mix of Zone should be flexible enough to accommodate current and future tourism industrial and residential uses of land. activities on the site. . Promote tourism and retail uses in the existing commercial area. The Grampians Estate Great Western Wine Cellar (Cellar Door) is located on Farming Zone land fronting the Western Highway. It is understood that this Great Western currently provides a relatively low level of visitor amenity. operation may also be impacted, and potentially require relocation, due to the There are a limited number of restaurants and cafes, especially those open on duplication project. Grampians Estate also makes a significant contribution to Sunday, which are a key hindrance to tourism development by limiting the the local economy and township character. It is recommended that this potential for the township to retain visitors. Moreover, the small number of operation be retained in proximity of the Great Western town centre, boutique visitor accommodation does not encourage high yield visitors, preferably in areas currently zoned Township Zone or Rural Living Zone. noting that there are currently six accommodation establishments in and around Great Western; one motel, two bed and breakfasts and three self contained cottages.

The current tourism offer at wineries in Great Western is also limited. Few wineries have a restaurants and accommodation to complement the wine operations. As outlined above, without restaurants there is difficulty in retaining visitors in the town, in particular the high yield market. Seppelt winery has a self contained cottage at their establishment however there is potential for more visitor accommodation, similar to that of Balgownie Estate WESTERN HIGHWAY DUPLICATION or Ainsworth Estate in the Yarra Valley. Providing visitor infrastructure will in turn increase visitation levels not only at wineries but also in the region. VicRoads is currently upgrading the Western Highway (A8) as a four‐lane divided highway between Ballarat and Stawell. The project aims to improve road safety, enhance road freight frequency, reduce travel times and costs, ZONING OF WINERY OPERATIONS provide better access to local facilities and support regional development and economic growth. Best’s winery is currently predominantly within the Farming Zone which may constrain the potential of the site to be further developed for winery‐related VicRoads have recently reduced a shortlist of six options for the duplication of tourism purposes. It is also recognised that the winery site may be impacted the highway between Ararat and Stawell to a preferred alignment illustrated by the Western Highway duplication. Best’s is an important component of at Figure 11. This alignment is currently being investigated, assessed and Great Western; it is a gateway to the township and has a considerable refined through the preparation of an Environmental Effects Statement. economic impact on the area. It may be appropriate to consider rezoning the

The preferred alignment bypasses Great Western, extending north of the FUTURE DIRECTION township. This is considered to provide an opportunity to revitalise the town centre, and reinforce its role as a key tourism node in the Triangle. Great Western will reinforce and enhance its role as a tourism and wine based settlement. The diversion of highway traffic around the town will create a Figure 11 ‐ Preferred Alignment: Western Highway Duplication Ararat ‐ Stawell challenge to attract passing tourists into the town, but will also provide an opportunity to consolidate and enhance the amenity of the town centre.

Aside from addressing current zoning anomalies, no revisions to the existing rural zones are proposed in Great Western. Future growth and development should be accommodated in the existing TZ, Rural Living Zone 2 and Rural Living Zone 5. This is considered to provide for the protection of local agriculture, while deterring the ribbon development along the Western Highway between Great Western and Stawell. It is also important that the existing Rural Living Zone minimum lot size areas are retained. In particular, the current Rural Living Zone 5 in Source: VicRoads Community Update, October 2011 Great Western limits the threat of development for smaller rural living lots while supporting local winery operations. This will become ZONING ANOMALY especially important during times of hardship such as droughts where many wineries may be vulnerable to residential development. The review of rural zones within Great Western has identified a zoning anomaly associated with the racecourse and recreation reserve located on Great Western‐Moyston Road. This land is owned by the Department of RECOMMENDATIONS Natural Resources and Environment and managed by a local Committee of The actions are recommended for Great Western: Management. It is located within the Farming Zone. This rural zone review provides an opportunity to address this zoning anomaly rezone to Public Park . Amend Clause 21.05 of the Northern Grampians Planning Scheme to and Recreation Zone (PPRZ), allowing for the long term management, promote the revitalisation of Great Western associated with the Western maintenance and development of the site. Highway duplication. . At the time of writing a planning scheme amendment was being prepared by Amend Clause 21.07 of the Northern Grampians Planning Scheme to Council to address zoning anomalies associated with parklands across the reinforce the role of Great Western as a wine village and tourist Shire. It is understood the zoning of the Great Western Racecourse and destination, and encourage the development of tourism infrastructure, Recreation Reserve will be addressed through this process. including boutique accommodation, restaurants and cafés, in Great Western. . Amend the Northern Grampians Planning Scheme to rezone the Great Western Racecourse from Farming Zone to Public Park and Recreation Zone to support its ongoing use and maintenance.

. Investigate the potential rezoning of Bests Winery and surrounding allotments from Farming Zone to Rural Activity Zone, once the final alignment of the Western Highway Duplication project is confirmed, to support current and future winery and tourism operations and the establishment of a tourism node at the western gateway to Great Western. . If impacted by the Western Highway duplication, encourage Grampians Estate Great Western Wine Cellar (Cellar Door) to be retained in proximity of the Great Western town centre, preferably in areas currently zoned Township Zone or Rural Living Zone. . Prepare a Master Plan for the Great Western town centre, once the alignment of the Western Highway Duplication is confirmed, to direct investment and identify funding opportunities for public realm improvements. . Develop a Signage Policy for Great Western that addresses visual clutter throughout the town centre, improves wayfinding and reinforces local character. . Support the development of smaller boutique short stay accommodation on land located within the Township Zone and Rural Living Zone. This will attract and capitalise on potential high yield visitors who may be visiting wineries and are seeking a quality visitor experience. . Encourage improved tourist product at wineries, including improved cellar door facilities, dining facilities, and art or sculpture gardens for example. Winery development similar to that in the found in the Yarra Valley and the Mornington Peninsula where wineries have a mix of tourism uses could strengthen tourism in the region . Establish a heritage walk through the township to identify, interpret and link locations of historical interest throughout Great Western.

GREAT WESTERN URBAN DESIGN Creek Concongella Creek and its tributaries are key environmental features environs in Great Western. The creek normally has a year‐round flow, but can GUIDELINES be reduced to waterholes during dry or drought periods. The Great Western Township Plan (1997) identifies the following key elements which contribute to the visual character and identity of Great Western town DESIGN OBJECTIVES centre.

Table 3 ‐ Great Western Character Elements Based on the identified key character elements of Great Western, the following design objectives have been developed to support the revitalisation Element Description of the town centre:

Town Heavily treed roadside vegetation . Retain older buildings that contribute to the local character and heritage approaches Vineyards closer to township, reflect ‘wine village’ character of the township. . Ensure that new buildings and structures respond positively to the Wide streets Majority of streets have 30m wide road reserves existing character of the town. Street trees Deciduous avenue trees, reinforce Great Western is a ‘township . Reinforce key gateway locations, at Seppelts winery to the east and settlement’ Bests Winery to the west, through appropriate development which Vineyards Visibility of vineyards, particularly from the Western Highway emphasises the importance of their town entry locations and their roles supports the ‘wine village’ theme for the town as local landmarks. Vines used as decorative plantings on verandahs and buildings on the . Maintain the predominant front boundary and side setback patterns main street through the town centre. Woodland Areas closest to the railway and creek, contribute to the character of . Encourage the retention of existing canopy trees. the township as being nestled amongst eucalypt woodland. . Ensure that landscaping is integrated with the design of new Undulating Township is cradled in flat areas around the creek and the Western development and complements the vegetation of the wider area and land / Highway. local ‘wine village’ character. topography Highest points are located at the Seppelt Winery, Nature Reserve and tip. From these vantage points, the township buildings are barely . Reinforce the rural and rustic character of the town centre when visible due to the tree cover provided by the woodland vegetation. designing and developing new infrastructure (e.g. no kerb and channel). . Minimise the visual impact of car parking areas on the Main Street. Heritage Buildings that contribute to the historical character are generally from th th the late 19 and early 20 century. . Rationalise and improve signage throughout the town centre. There are a number of sites of local historic interest (e.g. cemetery, Great Western Hall and Toll Gate, Best’s Winery, Seppelt Winery, General Store)

MUNICIPAL STRATEGIC STATEMENT 5.3 BLACK RANGE The Ararat Planning Scheme identifies the rural and natural landscape Black Range is located between Great Western and Stawell, and traverses the surrounding the Black Range as an important asset. Clause 21.04‐4 seeks to municipal boundary between Northern Grampians Shire and Ararat Rural City. protect rural landscapes and environmental values as follows: The area possesses significant environmental, ecological and landscape values . Recognise that public land is an important resource and ensure that it and sensitivities. and adjacent private land are properly managed The subject area includes Crown Land known as the Black Range Scenic . Control development that may have an effect on landscape qualities and Reserve, and the Department of Sustainability and Environment are the environmental, social and economic values of public land and surrounds. Committee of Management responsible for maintaining the area. There is no mention of the established values associated with the Black A variety of agricultural activities are established on the freehold land Ranges within the Northern Grampians Planning Scheme. surrounding the range.

The following planning controls currently apply to the Black Ranges: ZONE CONTROLS Zone Public Conservation and Resource Zone Both Councils have also adopted different zoning controls for the area Farming Zone (ARC) surrounding the State Park. Rural Conservation Zone (NGS) . Northern Grampians Shire has applied the Rural Conservation Zone to an Overlay Vegetation Protection Overlay, Schedule 1 ‐ Significant and Remnant extensive area surrounding the range. The Schedule to the zone Vegetation Areas(ARC) identifies the following conservation values associated with the land and Vegetation Protection Overlay, Schedule 2 – Roadside Vegetation specifies a minimum subdivision area of 80ha: Protection Areas (ARC) To protect erosion prone land from inappropriate use and development Significant Landscape Overlay, Schedule 1 ‐ Grampians Surrounds and Black Range (ARC) To protect remnant vegetation. Wildfire Management Overlay (NGS) . Ararat Rural City has applied the Farming Zone to land surrounding the Black Range within its municipality. ASSESSMENT OVERLAY CONTROLS PLANNING POLICY The Councils’ approach also differs in the application of overlay controls to the Black Range. Northern Grampians Shire and Ararat Rural City have adopted different approaches to the management and protection of the Black Range as outlined The Bushfire Management Overlay applies extensively to the Rural below. Conservation Zone zoned land in Northern Grampians Shire. While two

© planisphere 2012 55 Rural City of Ararat and Northern Grampians Shire Council | Ararat – Stawell – Halls Gap Triangle Project different overlay controls apply in Ararat Rural City, namely the Vegetation ENVIRONMENT & LANDSCAPE Protection Overlay and Significant Landscape Overlay. . The Vegetation Protection Overlay, Schedules 1 and 2 protect Soil Type / Land Form significant areas of native vegetation identified in the Sites of Biodiversity According to the Land Resource Assessment of the Glenelg Hopkins Region Significance in the Rural City of Ararat – June 2003 undertaken by Glenelg (2001) soils around Black Range fall into two clear categories: Hopkins Catchment Management Authority. The Schedules to the Overlays specify the location, significance and characteristics of the . Ararat marine silstone – The dominant landform of this land unit is protected areas. The area surrounding Black Range comprises: dissected undulating rises, although there are also some rolling low hills and some undulating plains that are mainly the footslopes of the rises. . Black Range Scenic Reserve Remnants (VPO1) including high quality Gully erosion on the plains below these hills and on the drainage remnants, Hills Herb‐rich Woodland, Plains Grassy Woodland and depression is quite severe scattered Red Gums. This area contains rare or threatened Victorian species and supports high biodiversity vales and links. . Ararat colluvial ‐ The colluvial slopes around Ararat originate from the hills and rises of Cambro Ordovician marine siltstone, although some . Creek Junction Road, Bellellen (VPO2) contains Long‐leaf Box Heathy colluvial slopes are of granite origin. These soils are prone to water Woodland and the Swift Parrot and Speckled Warbler. This area contains erosion rare or threatened Victorian species and supports high biodiversity vales and links. These soils are prone to gully and water erosion. The latter occurs particularly when land use practices exceed land capability. Significant Landscape Overlay, Schedule 1 applies to areas abutting and in proximity of the Park. The landscape objectives associated with this control Vegetation are: As previously discussed, Black Range and surrounding land supports native To recognise the significance of the environmental and landscape values of the vegetation that is rare or threatened. The area also possesses high Grampians National Park and the Black Range in the local context and as a major biodiversity and natural vales. natural feature tourist attraction.

To minimise the intrusion of development upon the landscape of the Grampians AGRICULTURE National Park and Black Range, whether the development detracts from the view towards the park, or views obtained from within the park. Some agricultural land uses are established in the area surrounding Black To minimise the intrusion of development upon access roads leading towards the Range. Observed agricultural activities include grazing and the crop raising Grampians National Park and Black Range. (grapes and olives). As previously discussed, the Rural Conservation Zone is primarily concerned with The proposed Rural Conservation Zone places greater restrictions on conserving rural land for its environmental features or attributes. It is designed to agricultural land uses in comparison to the Farming Zone. Under the be applied to rural areas where the protection of the environmental features of the proposed Rural Conservation Zone, a planning permit is required to undertake land is of primary strategic importance. These features could include native a range of agricultural activities that are generally allowed as of right in the vegetation, flora and fauna, significant habitats, or the visual qualities of the land. Farming Zone. Examples of such uses include horticulture, extensive animal husbandry and timber production. Industrial uses other than rural industry,

Warehouse uses other than Store, most types of Retail premises and Intensive minimum subdivision size of 40 ha that currently applies in the Farming Zone animal husbandry are prohibited in the Rural Conservation Zone. be retained if the land is rezoned to Rural Conservation Zone.

Existing use rights, discussed at Chapter 3, will apply to established A number of heavily vegetated Rural Living Zone zoned allotments agricultural operations in the area. immediately abutting the northern edge of the Rural Conservation Zone within Northern Grampians Shire have also been identified. It is TOURISM recommended that these also be investigated for either rezoning to Rural Conservation Zone or the application of a Vegetation Protection Overlay. The rezoning land of land surrounding Black Range within Ararat Rural City to Rural Conservation Zone would limit the potential for tourism development in FUTURE DIRECTION the area. However, given the existing zoning, the extent of native vegetation, and the limited infrastructure in the area proposed for rezoning, it is The landscape and environmental values of Black Range and surrounds will be considered that development potential is already highly restricted. protected and enhanced through sustainable and coordinated land management between Ararat Rural City and Northern Grampians Shire.

CONCLUSION Farming Zone land adjoining the Black Range Scenic Reserve should be Based on the current overlay controls that apply to the land, the area abutting rezoned to Rural Conservation Zone as illustrated in Figure 12. Land the Black Range Scenic Reserve possesses established and significant native recommended for rezoning falls within one or more of the following criteria: vegetation, flora and fauna and landscape values. Therefore it is . Known environmental values or risks ‐ locations where the Bushfire recommended that the land identified within Ararat Rural City be rezoned Management Overlay, Vegetation Protection Overlay and/or Significant from Farming Zone to Rural Conservation Zone in order to better reflect and Landscape Overlay apply support the identified environmental and landscape values and provide an appropriate interface to the Black Range Scenic Reserve. This is considered to . Vegetation cover – land with significant vegetation cover, where also facilitate an integrated and consistent approach between Councils in the substantial clearing is likely to be discouraged under the Victorian Native management and protection of the identified land. Consistent with the Vegetation Management Framework Applying the Rural Zones Practice Note (2007), this area possesses: . Continuity between planning schemes – the extent of the existing Rural . Relatively intact natural areas where land use and development could Conservation Zone in Northern Grampians Shire, particularly to the east result in the loss of important environmental features or values and west of Black Range, has been taken into account when examining the area recommended for rezoning on the southern side of the . Areas of biodiversity and ecological significance municipal boundary.

. Rural areas of high scenic or landscape value In addition to the land recommended for rezoning on the Ararat Rural City . Unstable rural areas, prone to erosion and bushfire. side of the boundary, some additional heavily vegetated land has been identified on the Northern Grampians Shire side for further investigation. The average (mean) parcel size in the identified area is approximately 44.9ha. Additional research has been recommended as the significance of the The median parcel size is 36.4ha. It is therefore recommended that the vegetation is not known and because the Rural Conservation Zone is already extensive on the northern side of Black Range.

RECOMMENDATIONS The following actions are recommended for Black Ranges: . Amend the Ararat Planning Scheme to rezone identified land from Farming Zone to Rural Conservation Zone. . Undertake a landscape assessment of the northern extent of Black Range, from the Northern Grampians Shire side. Consider applying the Significant Landscape Overlay in appropriate areas to protect views to and from Black Range. . Undertake a study of environmental values, particularly vegetation, in the identified areas of Northern Grampians Shire. Consider rezoning these areas to Rural Conservation Zone, and/or applying a Vegetation Protection Overlay.

The principal operating objective for Lake Fyans is to keep it as full as 5.4 LAKE FYANS practicable throughout the year. The water level is kept to 18,460ML which is 0.5 metres below the historic full level. This is due to the condition of the Lake Fyans is a large lake located approximately 17km east of Halls Gap within embankment and provides additional freeboard as the lake has no spillway. Northern Grampians Shire. The area is a popular location for recreation However, operators are conscious that the Lake has a number of recreational including fishing, swimming, sailing, water skiing and kayaking / canoeing. uses and subsequently is kept as high as possible. Water can be transferred from Lake Bellfield from Lake Fyans if required to support customers Lake Fyans and Lake Lonsdale are major water storages within the Wimmera dependent on the Lake. Mallee Water Supply System. Much of the water within the lakes system services towns within the Grampians Region Water Authority District with Lake Fyans supporting Stawell, Great Western and Ararat. TOURISM

Lake Fyans has two accommodation facilities available. The first is the angling The area contains the Lake Fyans Holiday Park that can accommodate up to club that has 100 camp sites and six cabins that can sleep 40 people. The 1800 guests in with 40 cabins, 47 powered sites, 140 unpowered sites and 71 other is Lake Fyans Holiday Park which can accommodate up to 1800 guests annual caravan sites which are supported by infrastructure including a camp in cabins and powered / unpowered sites. kitchen, shower and washing facilities, a billiard room and a bistro. The park often reaches capacity during the peak season. Lake Fyans Holiday Park is The following planning controls currently apply to Lake Fyans: operated under a lease arrangement with the Lake Fyans Recreational Area Committee of Management. This lease has recently been reviewed and will Zone Public Conservation Resource Zone Farming Zone (surrounding area) expire in 2029. Water levels have been high in 2011 however this has not always been the Overlay Environmental Significance Overlay, Schedule 2 – Significant Lake Environs case. Long term projections show that rainfall levels are expected to decrease Bushfire Management Overlay and temperatures set to increase which will speed up evaporation of the lake. According to the Lake Fyans Economic Input to the Regional Economy Report (Linqage International 2011), visitation numbers and economic impact ASSESSMENT reduced considerably during the drought. Improving visitor amenity will help to ensure that visitation levels can remain high into the future despite lowered rainfall. WATER SUPPLY The Lake is used for urban water consumption in Stawell, Great Western and Ararat while a small number of rural uses, including vineyards, also utilise the lake’s water. Water consumption to meet the needs of population growth has been projected out to 2050. The Lake did have additional growth water available however approximately 95% of this was purchased by a mineral sands company which has limited the potential for further growth considerably.

ECONOMIC CONTRIBUTION OF LAKE FYANS accommodation facility which would cater towards a different demographic group. This could involve a self‐contained eco lodge resort which would have a According to the Lake Fyans Economic Input into the Regional Economy focus on the environmental amenity of the area and attract high yield visitors. Report (Linqage International 2011): This should be located in the north eastern corner which would provide views . Recreational uses, scouting and Holiday Park patronage contributes in across the lake. A feasibility study would need to be completed to determine excess of $7.78 million to the local economy. the capacity of the proposed development. . Employment generated by activities at Lake Fyans equates to 94.8 full time jobs which, using a conservative multiplier, has an indirect impact of LANDSCAPE & ENVIRONMENT $23.3 million on the local economy annually. Environmental Significance Overlay, Schedule 2 – Significant Lake Environs . It is estimated that the increase in water levels on the lake has resulted in (ESO2) affects most of the area surrounding the Lake and seeks to provide for an additional impact of $3.68 million annually. appropriate water management and water body protection. Future uses and development in the area must consider and balance: Figure 13 shows the economic impact of various uses in Lake Fyans. This shows that water skiing and canoeing has the greatest economic impact . The need to prevent the contamination of water supply; comprising (31.8%) followed by fishing (31.3%). The Tourist Park comprises . The need to protect water supply resources; 27% of the total economic impact, which is the equivalent to $2.1 million annually to the regional economy. However it is important to note that the . The desirability of locating any effluent or waste water disposal systems, Tourist Park’s revenue was affected considerably by the drought. or other potential sources of pollution at least 50 metres from Lake Fyans or Lake Lonsdale; Figure 13 ‐ Economic Impact of Lake Fyans . The ability of any proposed effluent or other treatment system to Scouting Sailing prevent effluent or other waste affecting water quality in the lakes 1.3% 0.9% system; and Water . The desirability of preventing the development of any buildings and Fishing Skiing / 31.3% Canoeing works including dams within 20 metres of Lake Fyans or Lake Lonsdale. 31.8% Therefore the ESO2 will ultimately impact on the potential for further commercial investment in the area in the future.

It is also noted that the Bushfire Management Overlay applies to Lake Fyans and surrounds. Swimming 7.9% Tourist Park 27.0% The significant economic impact and visitation numbers of the existing holiday park shows that there may be potential for an additional

FUTURE DIRECTION Lake Fyans should continue to strengthen its role for irrigation and tourism purposes. The lake provides excellent views toward the Grampians and there is further potential to improve the tourism offer of the Lake to provide for markets other than families and boating enthusiasts.

However, an integrated strategic plan should be prepared for the area to recognise and enhance its significant role for water storage, tourism and recreation.

At this stage, no revisions to the existing planning controls are recommended for the Lake Fyans area.

RECOMMENDATIONS The following actions are recommended for Lake Fyans: . Amend Clause 21.07 of the Northern Grampians Planning Scheme to reflect the tourism role and potential of Lake Fyans. . Prepare a Master Plan for Lake Fyans in conjunction with various Committees of Management, Department of Sustainability and Environment and Grampians Region Water Authority. This should include a feasibility study for the development of an eco‐lodge resort.

5.5 MOYSTON ASSESSMENT Moyston is located approximately 15km west of Ararat and currently has a population of 270 residents. The township functions as a rural residential RURAL LIVING ‘commuter’ community, with access to employment, shopping, health services and education in Ararat. The Ararat Municipal Strategic Statement seeks attract people who enjoy a rural living experience with convenient access to employment, shopping, Existing facilities and infrastructure in Moyston include a general store, schooling and health services in Ararat, to Moyston. It encourages the recreation reserve and pavilion, primary school, post office, police station, provision of a range of low density residential and rural living residential public amenities, CFA station and community hall. developments within convenient access to the core community facilities.

The town does not have access to reticulated sewerage services and there are Figure 14 illustrates there has been a slight upwards trend in the number of no plans to provide this service. new building approvals in Moyston over the past ten years. Approvals peaked in 2002 with a total of ten approvals. The Grampians Bushfire in 2006 may The following planning controls currently apply to Moyston: have resulted in the number of building approvals remaining relatively high in Zone Township Zone the following years (2006, 2007 and 2008) however the overall trend sees a Public Use Zone consistent and strong demand for housing within the township. Public Park and Recreation Zone Figure 14 ‐ Moyston New Building Approvals Public Conservation and Resource Zone Rural Living Zone Farming Zone

Vegetation Protection Overlay, Schedule 1 – Significant and Remnant Overlay 10 Vegetation Areas 7 Vegetation Protection Overlay, Schedule 2 – Roadside Vegetation 6 Protection Areas. 6 6 5 Significant Landscape Overlay, Schedule 1 ‐ Grampians Surrounds and Black Range 3 Wildfire Management Overlay 1 1 1 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010

Moyston New Building Approvals

would serve. Tourism investment would be better spent expanding and Moyston currently contains standard residential allotments, located through improving the tourism offer at other key locations in the Triangle. the town centre, on land zoned Township Zone, as well as small acreages surrounding the town centre on land zoned Rural Living Zone (1ha and 8ha Moyston has limited nature based tourism potential with most tourism minimum lot size). Farming Zone land surrounds the township. businesses choosing to locate closer to Halls Gap, leveraging off the offer there. Businesses located in Moyston would not experience the same level of Figure 15 illustrates that Moyston has a great deal of vacant and under utilised visitation especially as visitors travelling through Stawell to Halls Gap would Rural Living zoned land. In particular, there is a total of 318 hectares of vacant not pass the township which would limit the number of opportunistic visitors. Rural Living zoned land and 71 hectares of land with further development potential. New development should be located in these existing zoned lots, negating the requirement for further rezoning. LANDSCAPE & ENVIRONMENT

In 2011, the average annual lot consumption rate was five. Using this as a The following description of environmental and landscape features is based guide, there is just under 40 years worth of supply. on the analysis contained in the Ararat Rural Zone Review (2007). The lack of reticulated sewerage is major constraint to future residential Soil Type / Land Form growth in Moyston. The Ararat Rural Zone Review (2007) recommends a minimum lot size of at least 1ha through the township to allow for on‐site The soils around Moyston generally fall into three main categories: treatment. . Alluvial material through the centre of the township; . Duricrust, with patches of sedimentary metamorphic material, in the outer lying eastern edges of the township area, transitioning in to farming areas; . Tertiary and Cambrian Sedimentary material to the west of the township.

The identified soil types typically have low effluent disposal capacity, although this may become moderate in some landform types. The Ararat Rural Zone Review (2007) recommends, based on these natural attributes, TOURISM combined with the lack of reticulated sewerage, that further urban development in Moyston should be discouraged. There is limited existing tourism development within Moyston. The topography around Moyston is mostly gently undulating, with slopes of Moyston is the birthplace of AFL with the rules being written by a local between 3 and 5%. Flatter areas occur on floodplain areas to the immediate resident, Tom Wills however there is very little evidence that this has occurred east of the township, with grades of between 1 and 3%. within the town. Moyston has a statue dedicated to him as well as an oval named in his honour. There is little potential to expand the AFL tourism offer further due to the size and location of the town as well as the small market it

Native Vegetation

A significant area of vegetation is located to the south‐west of the township. This area supports rare and threatened species and possesses high biodiversity vales, and is subject to the Vegetation Protection Overlay, Schedule 1. Part of this vegetation is located in an area designated for conservation, zoned Public Conservation and Resource Zone, while part remains in the Rural Living Zone (minimum lot size 8ha). It is noted that the discussed Rural Living Zone area appears to be public land, owned by Council.

Significant native vegetation is also located north of the township, towards Rocky Point Road. This area is also subject to VPO1.

Protected roadside vegetation is located along part of Ararat‐Pomonal Road, Rocky Point Road and Better Route Road.

FUTURE DIRECTION Moyston will continue to function as a rural residential ‘commuter’ township, a satellite of Ararat. It will experience modest growth spurred mainly by the overflow in Ararat and Halls Gap. It will become popular for rural living ‘tree changers’ as well as holiday homes.

As there is a sufficient supply of land available to meet medium to long term demand, no revisions to the existing planning controls are proposed in Moyston.

RECOMMENDATIONS The actions are recommended for Moyston: . Develop a Structure Plan for Moyston as part of Council’s Settlement Strategy to efficiently guide subdivision and future development in Moyston. . Rezone heavily vegetated Council owned land currently zoned Rural Living Zone and affected by the Vegetation Protection Overlay to Public Resource and Conservation Zone. . Should there be further demand for rural living allotments, encourage subdivision of vacant and undeveloped parcels zoned Rural Living Zone to their minimum lot size to optimise the supply of rural residential land.

ASSESSMENT 5.6 POMONAL

Pomonal is a small township located in the north‐west edge of Ararat Rural RURAL LIVING City Council, approximately 20 kilometres from Halls Gap and 40 kilometres Most land in Pomonal is located in the Rural Living Zone, with the majority of from Ararat. Nestled adjacent to the foothills of Grampians National Park, land surrounding the town centre designated with a minimum 1ha lot size. residents of Pomonal enjoy spectacular panoramic views to the Grampians Land in the south‐west and north‐west of the town must have a minimum and a relaxed rural residential lifestyle. area of 2ha and 8ha respectively. Council has recently received authorisation Pomonal has limited existing facilities, consisting of a general store, tavern, (Amendment C20) to rezone an allotment on Church Road with an area of community hall, recreation reserve and children’s playground, primary school approximately 20ha, from Farming Zone to Rural Living Zone (minimum area and CFA. Some antique and craft businesses and tourist accommodation is of 8ha). also located in Pomonal. Locals and visitors to the area travel to nearby larger towns for their comparison shopping and service needs.

Reticulated water is available to most of the town. Pomonal is not serviced by reticulated sewerage.

The following planning controls currently apply to Pomonal: Zone Farming Zone Rural Living Zone Public Use Zone 2 ‐ Education Public Park and Recreation Zone Public Conservation and Resource Zone

Overlay Vegetation Protection Overlay, Schedule 1 – Significant and Remnant Vegetation Areas Vegetation Protection Overlay, Schedule 2 – Roadside Vegetation Protection Areas. Significant Landscape Overlay, Schedule 1 ‐ Grampians Surrounds and Black Range Bushfire Management Overlay

Figure 16 illustrates that Pomonal has generally had a consistent level of growth over the past ten years, aside from a peak of seven new building approvals in 2002, followed by a low of zero in 2003. Notwithstanding, Pomonal’s new building approvals have remained relatively constant over the past ten years at approximately three approvals annually. There has been an increase since 2008 indicating that there may be an upwards trend into the future.

A number of real estate agents have indicated they have received considerable interest in land within Pomonal. Anecdotally, there is evidence that Pomonal is absorbing the overflow of rural living development from Halls Gap as many are being priced out or are unable to source land. Demand in Pomonal may be further compounded by the holiday home market which although increasing, has been softened by recent wether events including flooding and bushfires have made a number of visitors wary of buying in the area.

susceptibility to hazards. Furthermore, Clause 21.03 of the Ararat Planning Figure 16 ‐ Pomonal New Building Approvals Scheme discourages further rural living development to the west of the township towards the Grampians National Park.

7 TOURISM 5 5 4 4 Pomonal’s proximity to Halls Gap has provided the township with a number of 3 opportunities for commercial development and holiday home products. 2 However, although the township has had an increase in rural living and 1 1 0 1 holiday home property, there has been little commercial development in the 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 township to date.

Existing commercial and tourist development includes:

. Tourist accommodation Figure 17 indicates that there is potential to accommodate 283 lots in varying . Bar and bistro sizes if all lots were subdivided to their minimum lots size. There are two properties along Pomonal Road and three along Ararat – Halls Gap Road that . Retail/wholesale plant nurseries have the potential to provide between 13 and 52 lots based on minimum lot . Olive grove sizes. Larger properties such as these could yield approximately 136 lots in total and subsequently should be the focus of subdivision. . Horse stud

Based on Pomonal’s average annual building approval rate of three, there is . James McMurtrie Glass Blowing Studio just over 94 years of land available. The Strategy for the Future Growth of Pomonal (2005) recommends the It is highlighted that there is an area of Rural Living Zone land located application of the Township Zone along Ararat Pomonal Road to promote approximately three kilometres south of the centre of Pomonal. The area has tourism development and commercial interest in the area. Conversely, the a minimum lot size of 1ha and analysis of aerial photography indicates that Ararat Rural Zone Review (2007) identifies the following precincts in the the most allotments are currently developed. It is understood that Council is Pomonal town centre: planning to prepare a Small Settlements Strategy for the municipality. This . Central Community ‐ northeast of the intersection between Pomonal provides an opportunity to address the better and future integration of this East Road and Halls Gap‐Ararat Road. This area is currently zoned Rural Rural Living Zone area with the township proper. Living Zone. The Strategy for the Future Growth of Pomonal (2005) recommended that east . Community and Commercial ‐ southwest of the intersection between of the township be rezoned to the Low Density Residential Zone to be Pomonal East Road and Halls Gap‐Ararat Road. This area is currently developed in three stages. This finding was not supported by the subsequent zoned Public Use Zone 2 and Public Conservation and Resource Zone. Ararat Rural Zone Review (2007). Both studies recommend that the area west of Pomonal is retained as rural living due to its environmental values and

. Recreation and Leisure – southeast of the intersection between Pomonal East Road and Halls Gap‐Ararat Road. This area is currently zoned Rural Living Zone and Public Park and Recreation Zone.

The Ararat Rural Zone Review does not provide any guidance regarding the appropriate future use, development or zoning of these areas. This should be addressed through the upcoming Small Settlement Strategy.

Vegetation Protection Overlay, Schedule 1 ‐ Significant and Remnant ENVIRONMENT & LANDSCAPE Vegetation Areas. Significant roadside vegetation is also located along the key connections into The environmental values and characteristics of an area influence its potential the township (Ararat‐Pomonal Road, Ararat‐Halls Gap Road, Pomonal East for development and population growth. The following description of Road, and Cherrytree Road) contributing to the sense of arrival and identity of environmental and landscape features is based on the analysis contained in the township. These areas are affected by the Vegetation Protection Overlay, the Ararat Rural Zone Review (2007). Schedule 2 – Roadside Vegetation Protection Areas. Soil Type / Land Form Bushfire Soils around Pomonal fall into three clear categories, which are very closely Land adjoining the Grampians National Park as well as the western extent of aligned with changes in landform. The three soil / landform categories are: Pomonal township has a high bushfire risk. This area is affected by the . Alluvial floodplains: to the east of the township. These are generally very Bushfire Management Overlay. gentle to flat in profile (ranging from less than 1% to 3% slope); Fire authorities have assessed Pomonal as possessing an extreme fire risk. A . Grampians colluvium: on the slopes which contain the main township township protection plan, including the identification of a safe refuge for the area, and which represent the transition from the flat floodplain areas to community, has been prepared. the east and the steep slopes of the Grampians to the west. These slopes are generally gentle, ranging from 3 –10% in grade; Landscape

. Grampians sandstone: on steeper slopes to the west of the township. The Significant Landscape Overlay, Schedule 1 – Grampians Surrounds and These slopes essentially form the eastern boundary of the Grampians Black Range applies to Pomonal and its surrounds. The landscape character National Park, and rise abruptly from the transitional slopes to grades of objectives to be achieved are: greater than 10%, up to 32%. To recognise the significance of the environmental and landscape values of the The identified soil categories generally have capacity for effluent disposal; Grampians National Park and the Black Range in the local context and as a major however they are susceptible to erosion and other hazards. natural feature tourist attraction.

Grampians colluvium is best suited to effluent disposal; accordingly the Ararat To minimise the intrusion of development upon the landscape of the Grampians Rural Zone Review (2007) recommends that smaller lot rural residential National Park and Black Range, whether the development detracts from the view subdivision is concentrated around the Pomonal town centre. towards the park, or views obtained from within the park. To minimise the intrusion of development upon access roads leading towards the Native Vegetation Grampians National Park and Black Range Native vegetation is primarily located west of the Pomonal town centre, on the eastern border of the Grampians National Park. Native vegetation is also located through the town centre, generally along a number of the creek lines which emanate from the Mt. William Range. These areas are affected by

SITE SPECIFIC ANALYSIS . The area is not connected to reticulated water or sewerage. The western edge of Pomonal is located in close proximity to Grampians The Ararat Rural Zone Review (2007) discourages rural residential National Park, as illustrated by Figure 18 . This area is referred to as ‘Pomonal development west of Pomonal due to the slope of the land, poor quality soils West’ and comprises land currently zoned Farming Zone and Rural Living and extensive and very high quality vegetation in the area. The study Zone. The area is subject to Vegetation Protection Overlay, Schedule 1 ‐ recommends that any additional development should be directed to the east Significant and Remnant Vegetation Areas, Significant Landscape Overlay, and south of the town. Clause 21.03 of the Ararat Planning Scheme also Schedule 1 ‐ Grampians Surrounds and Black Range and the Bushfire discourages further rural living development to the west of the township Management Overlay. towards the Grampians National Park.

ENVIRONMENTAL & PHYSICAL CHARACTERISTICS BUSHFIRE The interrelationship between existing conditions and planning scheme Land to the west of Pomonal, adjoining the Grampians National Park, is provisions at the interface between Pomonal and Grampians National Park steeply sloping and densely vegetated. These characteristics make the area may be summarised as follows: highly susceptible to bushfire, as is evidenced by the application of the Bushfire Management Overlay. Pomonal itself has been classified by fire . A variety of rural residential, tourism and agricultural uses are currently authorities as having an extreme fire risk. As such, the ongoing management established in the Farming Zone areas. The Rural Living Zone areas are and future development of this area needs to be undertaken in a way that is undeveloped. compatible with the bushfire risks to the local community.

. The Rural Living Zone allotments have not been subdivided and have a State planning policy requires Council and authorities to prioritise the minimum lot size of 8ha. protection of human life over other policy considerations in planning and . According to the Schedule to VPO1 the area possesses important links decision‐making in areas at risk from bushfire. for the Grampians National Park and supports species including Pomonal West is considered to be an area where the bushfire risk is so high Grampians National Park, Hairy Correa, Reader’s Daisy, large Red Gums that development should be restricted. with hollows, Grass trees and the Long‐nosed Potoroo. This area contains vulnerable and threatened species as well as high biodiversity values. GRAMPIANS NATIONAL PARK . Onsite inspection and analysis of aerial photography indicates that much The Grampians National Park is reserved and managed under the provisions of the identified area is densely vegetated, particularly the Rural Living of the National Parks Act. Parks Victoria is responsible for the management of Zone areas. the park and in March 2003 it adopted the Grampians National Park . Land rises abruptly from the transitional slopes to grades of greater than Management Plan which provides the framework for the ongoing 10% and up to 32%. development and management of the area. . The land is characterised by poorer quality soils. The Grampians National Park is the fourth largest, and, one of the highest profile parks in Victoria. It is a core area for biodiversity and is recognised as . The area is generally accessed by unmade roads. the single most important botanical reserve in Victoria. It is highly valued for

its landscape, recreation, education and tourism characteristics. The Park also zone land use and development is controlled to safeguard natural values and has great cultural significance, possessing a landscape rich in Aboriginal conserve the identified values of the land. Existing overlays, such as the Dreamtime stores and the State’s largest concentration of rock art sites as Bushfire Management Overlay, Vegetation Protection Overlay and Significant well as other valued places and artefacts. It is noted that the park is one of Landscape Overlay would continue to apply. 200 sites in Victoria listed on the Register of the National Estate as a Natural Place, in recognition of the area’s outstanding values and its importance as Farming Zone Land part of our heritage. A number of properties, illustrated at Figure 18, currently in the Farming Zone The Plan notes that the park is almost entirely surrounded by private farming adjacent, or in close proximity, to Grampians National Park should be rezoned land, the majority of which is at least partially cleared. This farming land has from Farming Zone to Rural Conservation Zone. These properties provide an the potential to impact on the park’s ecological processes and landscape. The important interface to the National Park and sensitive planning controls are Plan acknowledges that tourism development in areas surrounding the park required to protect environmental and landscape values. Vegetation can complement the park experience and augment park management. The protection, landscape and bushfire management overlays already apply in this plan provides particular guidance in regard to managing boundary and area. adjacent uses, it aims to: The application of the Rural Conservation Zone would also support and . Cooperate with adjoining landholders and local municipalities to manage respond to the objectives and management directions contained in the boundary and adjacent land use issues. Grampians National Park Management Plan.

. Protect park values and encourage the development of tourist and other Consistent with Applying the Rural Zones Practice Note (2007), the Farming facilities outside the park that complement park aims. Zone areas adjoining the Public Conservation and Resource Zone are: Relevant management strategies identified in the Plan are: . Areas of biodiversity and ecological significance . Liaise with local planning authorities in conjunction with DSE and private . Rural areas of high scenic or landscape value landholders to ensure that the development and use of planning controls . do not compromise the achievement of management aims for the park Unstable rural areas, prone to erosion and bushfire. . Encourage landowners to use covenants and agreements to enhance It is recommended that a 20 hectare minimum lot size be applied to the conservation values on adjacent land. proposed Rural Conservation Zone in order to continue to provide for the agricultural use of land while balancing the environmental sensitivities of the area. DISCUSSION It is recommended that Ararat Rural City Council consider rezoning land in the Rural Living Zone Land Farming Zone and Rural Living Zone identified at in Pomonal West to a more A number of properties to the west of Pomonal that are currently within the appropriate zone, such as the Rural Conservation Zone, which protects the Rural Living Zone should also be rezoned to the Rural Conservation Zone. The environmental values and reflects risks and vulnerabilities of the land. The sites nominated are undeveloped, heavily vegetated, have limited access and Rural Conservation Zone is primarily concerned with protecting and are subject to both the Bushfire Management Overlay and Vegetation conserving rural land for its environmental features and attributes. Under this Protection Overlay.

Development of the lots under the current zone would require substantial 4. Rezone to the identified land to Rural Conservation Zone and clearing of significant vegetation in order to provide vehicle access and increase the minimum lot size to 20ha. This approach would address adequate defensible space around homes. On balance, it is considered that the issue of providing consistency between the objectives of the zone the environmental cost of developing these lots cannot be justified when and values of the land. It would ensure that land use and development opportunities exist on the eastern side of Pomonal to accommodate future decisions are driven by the identified environmental and landscape growth in areas that are safer and would have less environmental impact. values and characteristics of the area. Increasing the minimum lot size to 20ha, would essentially discourage the subdivision of and residential It is considered that there is a mismatch between the environmental values development on this highly valuable and vulnerable land. and risks of the land and its current zone, noting that the primary purpose of the Rural Living Zone is to provide for residential use in a rural environment. It is recommended that Option 3 or 4 be pursued by Ararat Rural City Council, with the latter being the optimal outcome. Consistent with Applying the Rural Four options for the future planning controls of identified Rural Living Zone Zones Practice Note (2007), the nominated Rural Living Zone areas in Pomonal zoned land in Pomonal West have been considered: West are: 1. No change to the existing planning controls which apply to the land. It . Areas of biodiversity and ecological significance is likely to be difficult and costly to develop and service the identified areas under its current zoning, particularly due to the need to address . Rural areas of high scenic or landscape value both Bushfire Management Overlay and Native Vegetation Management . Unstable rural areas, prone to bushfire Framework objectives. As such it is possible that the land would not realise the ‘residential use in a rural environment’ potential provided for by the Rural Living Zone. FUTURE DIRECTION 2. Increase the minimum lot size in the identified Rural Living Zone area. Pomonal will continue to function as a rural residential and holiday home Under the existing provisions the land must have a minimum site area of destination, absorbing housing demand overflow from Halls Gap. Some 8ha for subdivision and the use of the land for a dwelling. Increasing the limited commercial and tourism development should be encouraged in the minimum lot size would potentially reduce, but not eliminate, the town; however this should complement, not compete with, Halls Gap. difficulty of balancing bushfire risk and environmental values in this location. A number of properties currently in the Farming Zone adjacent, or in close proximity, to Grampians National Park should be rezoned from Farming Zone 3. Rezone the identified land to Rural Conservation Zone and retain the to Rural Conservation Zone. These properties provide an important interface existing minimum lot size. This approach would address the issue of to the National Park and sensitive planning controls are required to protect providing consistency between the objectives of the zone and values of environmental and landscape values. Vegetation protection, landscape and the land. It would ensure that land use and development decisions are bushfire management overlays already apply in this area. driven by the identified environmental and landscape values and characteristics of the area. However, it does not address the A number of properties to the west of Pomonal that are currently within the development feasibility issues discussed at Option 1. Rural Living Zone should be rezoned to the Rural Conservation Zone. The sites nominated are undeveloped, heavily vegetated, having limited access and are subject to both the Bushfire Management Overlay and Vegetation Protection Overlay. Development of the lots would require substantial clearing of

significant vegetation in order to provide vehicle access and adequate . Consider rezoning the Central Community Precinct and Community and defensible space around homes. On balance, it is considered that the Commercial Precinct identified in the Ararat Rural Zone Review (2007) environmental cost of developing these lots cannot be justified when from Rural Living Zone to Township Zone as part of the Ararat Smaller opportunities exist on the eastern side of Pomonal to accommodate future Settlement Strategy. This is considered to encourage and consolidate growth in areas that are safer and would have less environmental impact. commercial development.

Land recommended for rezoning falls within one or more of the following . Should there be further demand for rural living allotments, encourage criteria: subdivision of vacant and undeveloped parcels zoned Rural Living Zone to their minimum lot size to optimise the supply of rural residential land. . Known environmental values or risks ‐ locations where the Bushfire Management Overlay, Vegetation Protection Overlay and/or Significant Landscape Overlay apply . Buffer areas adjacent to the National Park – properties adjacent to or within approximately 1 kilometre of the National Park (in order to avoid confusion, the recommended boundary follows property boundaries and therefore extends beyond 1 kilometre in some instances) . Access ‐ locations with limited road access, as this may exacerbate risks in the event of a natural disaster . Vegetation cover – land with significant vegetation cover, where substantial clearing is likely to be discouraged under the Victorian Native Vegetation Management Framework

The properties rezoned from Farming and Rural Living Zones to Rural Conservation Zone should be subject to a minimum lot size of 20 hectares. However a minimum lot size of 8ha may be considered for the allotments current included in the Rural Living Zone.

RECOMMENDATIONS The following actions are recommended for Pomonal: . Rezone the identified area in Pomonal West, adjoining the Public Conservation and Resource Zone, from Farming Zone and Rural Living Zone to Rural Conservation Zone in order to protect life and property, enhance identified environmental values and provide an appropriate interface to the Grampians National Park.

5.7 HALLS GAP FINDINGS Halls Gap is a highly scenic and unique township located in the heart of Grampians National Park. The natural beauty, proximity to the National Park RURAL LIVING and concentration of existing infrastructure make Halls Gap the focus for tourism in the Triangle. Halls Gap is a tourist town with a high proportion of holiday homes. This is reflected in the number of unoccupied dwellings in the area (42%) which is The township is located in a river valley. Steep and densely vegetated slopes considerably larger than other towns such as Stawell (9%). and cleared farmland surround its town centre. Fyans Creek extends along the east of the township, while the Wonderland Range dramatically defines Residential development in the Halls Gap Valley Floor is generally the western extent of the settlement. concentrated to areas zoned Residential 1 Zone. Some dwellings and tourist accommodation is also located on Farming Zone land, abutting the Public The township supports a broad range of business, residential, tourism and Conservation and Resource Zone. public land uses. Halls Gap is serviced by reticulated water and sewerage. Figure 19 shows the total number of new building approvals in Halls Gap Halls Gap is a volatile environment. It is an area of extreme fire hazard and is between 2001 and 2011. It demonstrates that the total number of new susceptible to erosion, landslip and flooding. buildings in Halls Gaps has decreased considerably over the ten year period. This may reflect a lack of demand, high / low property prices or may indicate a The following planning scheme controls apply under the Northern Grampians limited lot supply. The spike of seven new developments in 2007 may be a Planning Scheme: result of the 2006 Grampians bushfires. Zone Residential 1 Zone Business 1 Zone Figure 19 ‐ Halls Gap New Building Approvals Public Park and Recreation Zone Road Zone Category 1 Farming Zone 16 14 Overlay Bushfire Management Overlay 13 Design and Development Overlay 10 Vegetation Protection Overlay (Schedule 1) 8 7 5 3 3 3 1 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011

Halls Gap New Building Approvals

TOURISM purchasing impact and promoting a greater retention of local and tourist expenditure within the Shire. Visitation to the Stawell SLA, which contains Halls Gap, has declined over the past ten years. Domestic visitation has declined by an average of 2.9% per Halls Gap Central has approximately eight hectares of BZ1 zoned land across 2 annum while international tourism at an average of 0.54% per annum. 31 lots. However the township currently comprises of approximately 11,263m of retail floor space, suggesting that much of the Business 1 Zone zoned land This decrease in visitation may be related recent natural disasters which have is under utilised. Furthermore much of the existing commercial land is owned given Halls Gap poor publicity and made many people wary of visiting such a by a single proprietor. densely vegetated and isolated area. Furthermore, there is relatively poor visitor amenity in Halls Gap with limited investment in visitor infrastructure The following issues are identified in regard to the current retail offer in Halls and commercial product in recent years. Gap:

Figure 20 ‐ International and Domestic Visitation Stawell SLA . The existing retail offer in Halls Gap is basic with very little specialised retail or food. The strip has a number of shops providing basic visitor amenity including souvenirs. . Halls Gap has three restaurants that similarly provide a basic food offer. 14.3% . There is very little product differentiation in Halls Gap, with most of the retail and food provided aimed at lower yield markets. 11.7% 11.1% As such, there is opportunity to develop food product offer that will meet the 9.8% needs of higher yield markets. 8.7% 8.1% 7.8% 8.2% Halls Gap’s falling domestic visitation numbers may indicate a reduction in 6.9% repeat visitation which is often due to a low standard of visitor amenity. 6.5% 6.8% Refreshing the commercial product and increasing the food and retail offer would increase visitation and encourage people to return to Halls Gap.

June June June June June June June June June June June 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 Year Ending

Source: TRA 2011

COMMERCIAL AND RETAIL DEVELOPMENT

Clause 21.08 of the Northern Grampians Planning Scheme promotes integrated tourist and retail investment at the Shire’s major tourist destinations, particularly Halls Gap, as a means of maximising marketing and

ENVIRONMENT & LANDSCAPE . Encourage landowners to use covenants and agreements to enhance conservation values on adjacent land. GRAMPIANS NATIONAL PARK MANAGEMENT PLAN TOPOGRAPHY Halls Gap is located within a valley flanked on either side by Grampians National Park. Rising steeply to the west of the town are the Wonderland and The Halls Gap Urban Design Framework (2004) describes the key Victory Ranges; and to the east the Mount William Range. Parks Victoria is characteristics and capacity associated with the Halls Gap topography: responsible for the management and development of the Park in accordance . The Fyans Creek flood plain, extending along Grampians Road to the with the Grampians National Park Management Plan. Pomonal turn off and beyond, is generally flat with slope varying from 5‐ 10%. Areas within this slope range are generally suitable for traditional As previously highlighted, the Grampians National Park is: housing and of medium density dwelling types. . A core area for biodiversity and is recognised as the single most . Land along the west side of Grampians Road from Lake Bellfield to important botanical reserve in Victoria. Delley’s Bridge rises steeply to the Wonderland Ranges, possessing . Highly valued for its landscape, recreation, education and tourism slopes of 10‐20% and 20% plus. It is generally considered possible to characteristics. build dwellings on slopes of 15% maximum without causing undue disturbance to the natural ground contour and therefore achieving . Culturally significant, possessing a landscape rich in Aboriginal reasonable levels of tree retention. Dreamtime stores and the State’s largest concentration of rock art sites as well as other valued places and artefacts. NATIVE VEGETATION . One of 200 sites in Victoria listed on the Register of the National Estate as a Natural Place, in recognition of the area’s outstanding values and its According to the Halls Gap Urban Design Framework (2004) Halls Gap is importance as part of our heritage. characterised predominantly by indigenous vegetation, consistent with the valley floor ecosystem of the Grampians valley floor area. The dominant tree The Management Plan notes that the park is almost entirely surrounded by species throughout the Halls Gap settlement is Manna Gum (Eucalyptus private farming land, the majority of which is at least partially cleared. This viminalis). Many of the dominant over storey trees remain to maintain a farming land has the potential to have an impact on the park’s ecological strong native tree landscape in the area. processes and landscape. The Plan acknowledges that tourism development in areas surrounding the park can complement the park experience and The VPO applies to all freehold land located in the Halls Gap township. augment park management. Refer to Appendix E for maps illustrating the vegetation and natural values of Relevant management strategies identified in the Plan are: the Halls Gap Valley Floor. . Liaise with local planning authorities in conjunction with DSE and private landholders to ensure that the development and use of planning controls do not compromise the achievement of management aims for the park

LANDSCAPE . Fyans Creek ‐ Flooding of the valley floor due to Fyans Creek flows is limited to rare and extreme flood events, in excess of 1 in 200 year ARI Halls Gap has a unique and highly valued landscape. The Halls Gap Urban events. Design Framework (2004) identifies 11 different landscape types throughout the township. . Mount Difficult gullies south of Glen Street ‐ During a heavy rainfall event, considerable runoff is generated from the steep escarpments of DDO1 applies to all freehold land located in the township. The design the Mount Difficult Range. This surface runoff generally flows overland objectives associated with this control are: as sheet flow before concentrating into gullies. This can give rise to nuisance flooding for properties along the foot of the Mount Difficult To ensure the design, siting and bulk of buildings has regard to the natural Range. environment in which it is located. . Valley floor south of Hemley Court ‐ Overland flow across Grampians To ensure that development recognises and complements the natural attributes Road at Tandara Road join overland flow along the valley floor from the of the Grampians National Park. south. This combined shallow overland flow may threaten dwellings To ensure that buildings do not impact on views to and from the National Park. adjacent to Tandara Road where the floor levels are at ground level. . From Tandara Road, the overland flow continues along the valley floor to BUSHFIRE the north. Flooding also threatens dwellings east of Grampians Road. . Mount Difficult Range gullies Glen Street to Stony Street ‐ Similar to The Bushfire Management Overlay applies throughout the Halls Gap township. the south of Glen Street, several gullies and overland flow paths drain The extensive native vegetation and steep terrain create a significant fire from the Mount Difficult Range between Glen Street and Stony Creek. hazard. High visitor numbers during peak tourist season complicates the During high runoff events, overtopping of Grampians Road occurs with management of the fire risk during the fire danger period in summer. Fire overland flows potentially affecting several buildings. A constructed authorities have assessed Halls Gap as possessing an extreme fire risk. A bund is located to the west of the Halls Gap Caravan Park, and captures township protection plan, including the identification of a safe refuge for the overland flows generated upslope from the caravan park and re‐directs community, has been prepared. these flows to Stony Creek. Thus reduces overland flows across the caravan park and associated flood hazard to campers. It is highlighted FLOODING that significant ponding has occurred along Grampians Road in front of the commercial and retail building. Halls Gap is subject to flash flooding with significant flood events occurring in 1946, 1992, 1996, 2003 and 2005. The Halls Gap Flood Study (2008) was The study recommends the application of the LSIO, based on the 1 in 100 year initiated by the Wimmera Catchment Authority in conjunction with Northern ARI flood extent, and FO, which is intended to delineate land subject to higher Grampians Shire Council and provides an assessment of flood levels and flood flood risk, to land within the township. It also recommends a series of risks within the township. infrastructure upgrades and improvements to mitigate flooding risk.

It describes the characteristics and vulnerability of the following relevant areas in the township:

SITE SPECIFIC ANALYSIS . The area to the west is densely vegetated and the Vegetation Protection Overlay, Schedule 1 – Halls Gap / Lake Bellfield Environs affects most The planning controls in two discrete areas of Halls Gap have been freehold land located in Halls Gap. This control seeks to protect native investigated and assessed in detail. These areas are illustrated at Figure 21 vegetation which is the dominant environmental characteristic of the and include Farming Zone land adjoining the Grampians National Park and area, complementing the National Park. Farming Zone land located on Valley Drive. . The Bushfire Management Overlay affects all land within and surrounding Halls Gap. FARMING ZONE AREAS Importantly State planning policy requires Council and authorities to prioritise The Farming Zone currently applies to the eastern and western extent of Halls the protection of human life over other policy considerations in planning and Gap, abutting the National Park (which itself is included in the Public decision‐making in areas at risk from bushfire. Halls Gap is considered to be Conservation and Resource Zone). Some residential and tourism uses are an area where the bushfire risk is so high that development should be currently established in these areas. restricted.

The following observations are made in regard to the application of the The Halls Gap Urban Design Framework (2004) notes the following in regard to Farming Zone in these areas: the application of the Rural Zone (the precursor to the suite of rural zones) through the Halls Gap Valley Floor: . The average lot size in this area is approximately 7.46ha noting that the minimum lot size for dwellings and subdivision in the Farming Zone in The use of the rural zoning…has been an effective way of placing the land within 40ha. a holding pattern, to discourage or prevent intense development on the upper slopes or the valley floor. The land is not used for rural purposes apart from some . Allotments are generally used for rural residential purposes, although grazing by conventional farm animals and wildlife. The land is in some cases stock grazing does occur on some of the land. serviced and in others unable to be serviced due to the slope.

. There are two existing motels located in Farming Zone land, west of It is considered that the Farming Zone is an inappropriate zone control to Grampians Road. apply in these areas. It is acknowledged that the Farming Zone has been . Land west of Grampians Road from Lake Bellfield to Delley’s Bridge rises successful to date in putting “land within a holding pattern, to discourage or steeply to the Wonderland Ranges. Slopes of 10‐20% are recorded in prevent intense development on the upper slopes or the valley floor”. However this area, noting that fire risk increases relative to the slope of the land the existing environmental and landscape values, physical characteristics and and its aspect toward the prevailing winds (Halls Gap Urban Design capacity of the land are inconsistent with the objectives of the zone, noting Framework, 2004). that the Farming Zone is primarily concerned with keeping land in agricultural production and avoiding land uses that could limit future farming or constrain . Land east of Grampians Road is highly valued for its open grasslands agricultural activities. character, both as relief from the otherwise imposing forested surrounds, and also for their significant value as an important wildlife Based on the above it is recommended that Northern Grampians Shire corridor with grazing wildlife being clearly visible at times (Halls Gap Council consider rezoning the Farming Zone land identified at Figure 21 to a Urban Design Framework, 2004). more appropriate zone, such as the Rural Conservation Zone, which protects the environmental values and reflects risks and vulnerabilities of the land.

The Rural Conservation Zone is primarily concerned with protecting and conserving rural land for its environmental features and attributes. Under this zone land use and development is controlled to safeguard natural values and conserve the identified values of the land. Furthermore it would ensure that future land use and development decisions are driven by the identified environmental and landscape values and characteristics of the area.

Consistent with the Applying the Rural Zones Practice Note (2007), the Farming Zone areas adjoining the Public Conservation and Resource Zone in Halls Gap are: . Relatively intact natural areas where land use and development could result in the loss of important environmental features or values . Areas of biodiversity and ecological significance . Rural areas of high scenic or landscape value . Unstable rural areas, prone to erosion, flooding and bushfire.

In order to continue to discourage the development of these lots for residential purposes the existing 40 hectare minimum lot size that applies in the Farming Zone should be applied to the proposed Rural Conservation Zone.

VALLEY DRIVE, HALLS GAP Although the Northern Grampians Planning Scheme currently discourages development on the valley floor in order to protect the character of the village Northern Grampians Shire Council has received a submission from Locality and maintain vistas to and from the Grampians National Park, the Halls Gap Building Design and Management seeking the rezoning of land located on Urban Design Framework (2004) provides some support for future Valley Drive from Farming Zone to a more appropriate and flexible zone development in this area: which reflects its current use and development potential. Because the valley floor is in a central location; is close to services; has flat The subject area comprises two allotments totalling approximately 16.85ha of topography; is generally cleared of trees and has a relative low fire risk it is land. It is located approximately 350m from the town centre as illustrated at preferable to promote development of appropriate type in this area in preference Figure 21. Adjoining land is zoned Residential 1 Zone, Business 1 Zone and to other areas in and around Halls Gap. There is some concern that a Public Conservation and Resource Zone. The subject area is presently used development that is undesirable will be the outcome of the continued pressure and developed for residential and tourism purposes, including: being applied to have this land developed. It may therefore be reasonable…to consider low‐level developments that allow for retention of part of the valley . A dwelling located to the north of the area. It is noted that this site has floor as open space and wetland. approval for the development of a Bed and Breakfast. It is considered that the Farming Zone is an inappropriate zone control for the . Tourist accommodation – ‘Aspect Villas’ ‐ located to the south of the Valley Drive area based on the recommendations of previous strategic area. The development includes a residence, three one‐bedroom self studies, coupled with the existing and approved uses and development on the contained holiday villas and a wetland. site.

. Planning approval has recently been granted for the development of a There may be potential to encourage the establishment of tourism and retail health and spa facility, including spa, sauna, gym, lounge, lap pool and product along Valley Drive, capitalising on its proximity to existing treatment rooms to the east of the area. commercial development. However the location would have poor frontage and limited passing traffic. Notwithstanding, providing additional Furthermore the identified areas are generally cleared of vegetation and appropriately zoned land would provide the opportunity for additional connected to reticulated water and sewerage. proprietors to enter the market which would increase competition and Existing development in the subject area is of a high quality, designed and subsequently invigorate the existing market. Moreover, new facilities would landscaped with respect to its sensitive context. provide opportunities to provide different product, particularly high quality dining and food.

Three options for the future planning controls of identified Farming Zone land on Valley Drive have been considered:

1. Rezone the land to Rural Conservation Zone, consistent with the FUTURE DIRECTION recommendation for the balance of the valley floor. This would limit the development potential of the land, noting that the area is presently Halls Gap will continue to provide the focus for tourism in the Triangle. It used and developed for residential and tourism purposes. The area abuts should expand its commercial offer, in particular improving the food and wine the commercial centre of Halls Gap, is generally cleared of trees and has a experience, to address the recent decline in visitation to the area. relative low flooding risk and has been identified in previous strategic studies as suitable for tourist related development. Land within the Farming Zone to the east and west of the town centre, adjoining the Grampians National Park, should be rezoned to Rural 2. Rezone the land to a residential zone, such as the Low Density Conservation Zone. This would address the bushfire risk of the area, dense Residential Zone or Residential 1 Zone. This study recommends that vegetation cover which makes future development and use impractical, more intense and residential development be focused in Halls Gap East significant and established environmental and landscape values, and provide where the risks to life and property are not as significant. The objectives an appropriate interface with the Grampians National Park. of the noted zones are focused on encouraging residential development, as opposed to supporting sustainable mixed use development. The minimum lot size applicable to land rezoned to Rural Conservation Zone should be consistent with the existing Farming Zone. 3. Rezone the land to Rural Activity Zone and apply the Development Plan Overlay or Design and Development Overlay. Application of the Identified Farming Zone land on Valley Drive should be rezoned to Rural Rural Activity Zone would support commercial and tourism development Activity Zone to encourage appropriate tourism based mixed use which complements and the particular landscape feature and natural development, reflecting existing conditions and recent permits granted in attractions of the area. The application of the Development Plan relation to this land. Prior to rezoning a Development Plan Overlay should be Overlay (or Design and Development Overlay) would require the prepared which seeks to ensure an integrated and sustainable development landowners to adopt a strategic and integrated approach to the future proposal that is respectful to the environmental and landscape values of the development of the area, including the investigation of its locality. environmental, landscape and community values and risks, before development could proceed. It would also be possible to include design guidelines for future development, to ensure it is sensitive and RECOMMENDATIONS responsive to its surrounding context. The following actions are recommended for Halls Gap: It is recommended that Option 3 be pursued by Northern Grampians Shire . Amend the Northern Grampians Planning Scheme in the following Council. Consistent with Applying the Rural Zones Practice Note (2007), the manner: identified Farming Zone area on Valley Drive is: ‐ Rezone identified Farming Zone lots adjoining Public Conservation . An existing mixed use rural area supporting a variety of uses which and Resource Zone to Rural Conservation Zone complement the environmental and landscape values of the area and supports Council’s urban settlement objectives. ‐ Rezone identified land on Valley Drive from Farming Zone to Rural Activity Zone and apply the Development Plan or Design and . A rural area where commercial and tourism development will Development Overlay, requiring the consideration of the following complement and benefit the particular landscape features and natural key issues: attractions of the area.

 Building/development envelopes/building materials  Public access/open space  Habitat areas/corridors  Environmental hazards and vulnerabilities (particularly bushfire and flooding)  Buffers to Fyans Creek  Tree planting areas  Wetland areas  Vehicle access points  Traffic management. ‐ Apply the Floodway Overlay and Land Subject to Inundation Overlay to the land as recommended in the Flood Study 2008. . Review local policy, Clause 22.04 ‐ Halls Gap / Lake Bellfield, to reflect the outcomes of this study. . Develop a Halls Gap Tourism and Retail Signing Policy based on the recommendations of the Halls Gap Tourism Signing Rationalisation Project (2008) and consider applying principles to other areas in the Triangle.

RURAL LIVING 5.8 HALLS GAP EAST The area is predominantly zoned Rural Living Zone. Land to the west of The area known as Halls Gap East comprises the land south of Grampians Ararat‐Halls Gap Road has a minimum lot size of 8ha, while land to the east Road and to the east and west of Ararat‐Halls Gap Road, just outside the Halls has a minimum lot size of 20ha. Gap town centre. The area is located on the eastern side of Mount William The building approval data presented at Figure 19, in the previous section, Range. also incorporates land located in Halls Gap East. It indicated that the number The area supports a range of tourist orientated development as well as rural of new buildings in Halls Gaps‐Halls Gap East area has decreased considerably residential development. between 2001 and 2011. There was a spike of seven approvals in 2007, perhaps a result of the 2006 Grampians bushfires, and a low of one in 2010. The following planning controls currently apply to Halls Gap East under the Northern Grampians and Ararat Planning Schemes: There may be potential to reduce the minimum lot size or rezone land currently zoned Rural Living Zone, south of Grampians Road. This could assist Public Conservation and Resource Zone Zone in alleviating and redirecting demand from the centre of Halls Gap. Rural Living Zone, Schedule 2 Notwithstanding, a further assessment of rural living demand and Rural Living Zone, Schedule 4 environmental and agriculture values is needed to warrant the rezoning. This Farming Zone (Ararat Rural City Council) could occur as part of a structure planning process for the area.

Overlay Wildfire Management Overlay TOURISM Figure 22 identifies existing tourism development in Halls Gap East. A range FINDINGS of more land intensive uses have established in this area, including the Halls Halls Gap East is identified as an appropriate area to consolidate tourism land Gap Zoo and The Gap Vineyard. The Halls Gap Zoo has become an important uses in the Triangle. The area is located in close proximity to Grampians tourism attraction in the area and has increased its total revenue by 400% National Park and Halls Gap town centre. It also possesses good access to over the past four years. A range of accommodation types, including Bed and other tourism assets in the Triangle, such as Lake Fyans. Breakfast, farm stay and cabins, are also located in the area.

Importantly Halls Gap East is likely to be less vulnerable to environmental The Halls Gap Urban Design Framework (2004) states that it is likely that hazards, including bushfire, landslip and erosion, due to the topography of the people using accommodation in the northern approaches precincts will tour land, natural features and vegetation cover. For these reasons the area should the region and the Grampians National Park without being totally reliant on be investigated as to its suitability for accommodating long term residential the facilities and services on offer in Halls Gap. The net result of increased and tourism growth as an alternative to the sensitive Halls Gap Valley floor. accommodation facilities in the northern approaches precincts is less pressure on Halls Gap for similar types of development.

There is potential to rezone land fronting Ararat‐Halls Gap Road to Rural Activity Zone in order to support and enhance its tourist role, particularly as the area is already emerging as a productive mixed use rural area. This

includes identified land south of Birdswing Road, currently zoned Farming The Rural Activity Zone should be applied to the identified properties Zone in Ararat Rural City. adjoining Ararat‐Halls Gap Road to encourage mixed use tourist oriented development. Several of these properties are currently used and developed However further assessment of local environmental values and risks, land for tourism and visitor accommodation purposes. capacity and commercial feasibility is necessary to justify such a rezoning. There may also be potential to decrease the minimum lot size of land east of A structure plan should be prepared for Halls Gap East to examine its potential Ararat‐Halls Gap Road. to accommodate future residential and tourism growth, while protecting environmental and landscape values. The locality appears to represent a ENVIRONMENT & LANDSCAPE viable alternative to further development within the Halls Gap Valley itself, where environmental and landscape values and hazards constrain future The Halls Gap Urban Design Framework (2004) identifies the following key growth. characteristics associated with Halls Gap East: As part of the structure plan, Rural Living land adjacent to Grampians National . Indigenous roadside vegetation and established canopy trees over Part should be evaluated to determine its appropriateness as an interface to roadway opening to cleared farmland behind. the park as well as its susceptibility to bushfire risks. Rezoning of part of this land to Rural Conservation Zone should be considered. . Low‐level roadside signage . Appealing rural approaches to the Grampians and Halls Gap RECOMMENDATIONS . The landscape type reinforces the distinction between the flat undulating farmland and the uplifted Grampians Ranges. The following actions are recommended for Halls Gap East:

No environmental or landscape controls currently apply to land within the . Apply the Rural Activity Zone to identified Rural Living Zone land Halls Gap East precinct. However according to biodiversity mapping abutting Ararat‐Halls Gap Road. undertaken by the Department of Sustainability and Environment, contained . Prepare a Structure Plan for Halls Gap East identifying environmental at Appendix D, the area possesses moderate to high natural values. and commercial opportunities and constraints to future residential and tourism development. The study should also investigate and address: The natural values are highest at areas abutting the Grampians National Park. It is recommended that Northern Grampians Shire Council and Ararat Rural ‐ Environmental values and risks City Council consider applying the Rural Conservation Zone to areas identified ‐ Appropriate minimum lot sizes for future development in the area at , subsequent and subject to a flora and fauna assessment of the area. ‐ Demand for rural living FUTURE DIRECTION ‐ Design and development guidelines New residential, tourism and commercial development should be ‐ Access and movement concentrated in Halls Gap East, given the significant environmental ‐ Signage constraints and risks in the valley floor. New land uses should be sensitively sited and developed to protect local character. ‐ Significant views to and from Grampians National Park.

. Consider applying the Rural Conservation Zone to identified land, based on a flora and fauna assessment of the area.

6 CONCLUSION

Rural City of Ararat and Northern Grampians Shire Council | Ararat – Stawell – Halls Gap Triangle Project

Furthermore location specific strategic direction and associated 6.1 CONCLUSION recommendations are provided for key areas in the Triangle, being: This report contains analysis and recommendations based on research and . Great Western community workshops undertaken by the consultants during the project. . Black Range This report establishes a strategic vision for the Triangle. This vision seeks to: . Lake Fyans . Protect agriculture as the economic and cultural cornerstone of the area; . Moyston . Manage future land uses and development to avoid the fragmentation of . Pomonal agricultural land and land use conflicts; . Halls Gap Valley Floor . Encourage tourism activities in the area, capitalising on and respecting the Triangle’s natural attributes; . Halls Gap East . Direct housing around existing settlements; and . Sustainably manage the areas natural resources and valued landscape.

Importantly the vision and recommendations of this study emphasises the protection human life, meaning that settlements and infrastructure must be carefully planned to minimise risks associated with environmental hazards, land degradation and waterway health. In particularly hazardous or sensitive locations new development is discouraged altogether.

It makes recommendations for changes to local policy, the application of planning controls and for further investigations, in order to provide for the effective, consistent, sustainable and integrated planning of land within the Triangle. Recommendations are made in relation to four key themes, namely agriculture, rural living, tourism and environment, landscape and risk.

Encourage and support the establishment of cafes, restaurants and 6.2 RECOMMENDATIONS accommodation within or adjacent to existing townships to support economic activity and access to services in the settlements. This section provides a consolidated list of recommendations, as they relate to the key themes and investigation areas of the Ararat‐Stawell‐Halls Gap Encourage and support the establishment of eateries and accommodation at Triangle Project. wineries, as long as their establishment does not adversely impact upon productive agricultural land. AGRICULTURE Encourage the establishment of adventure tourism operations within the Triangle, to complement the region’s product strength and improve tourist Undertake a land capability assessment of agricultural land within Northern offering and yield. Grampians Shire to better understand potential opportunities and constraints for agriculture in the area. Continue to work with the Stawell Motor Cross Club towards finding a more appropriate location for redevelopment of the motor cross track within the Encourage the establishment of agricultural products that complement the Triangle. existing wine region (e.g. olives). The following principles should guide the location of new adventure sports Discourage the establishment of additional grapes in the area due to the wine facilities (e.g. motor cross, paintball etc) in the Triangle. The use and glut facing the Victorian market, unless existing wineries are seeking to development of land for adventure sport: diversify their vineyards to niche varieties which are growing in demand (e.g. . Must not adversely impact existing environmental, landscape or heritage prosecco). values. Investigate the establishment of less intensive agricultural uses in the Triangle . Must not reduce the agricultural productivity of the land or adjoining (e.g. organic farming). This is a lucrative market that is consistently growing in properties. popularity and will also have the effect of reducing the impacts of salinity and soil degradation. . Must be located, sited and developed to minimise adverse impacts on the amenity of nearby dwellings and tourism activities (e.g. in relation to Continue to support the Frewstal Abattoir in Stawell, to continue sheep issues such as noise, light, dust, traffic and parking). production and processing in the area. Investigate the development of an off‐road bike track / bicycle trail and associated supporting infrastructure (e.g. water stations, shade, rubbish bins) TOURISM linking the key townships and attractions of the Triangle.

Develop a strategy for nature‐based tourism in the Triangle, in collaboration Consider applying the Rural Activity Zone to encourage larger scale tourist with the Department of Sustainability and Environment, Parks Victoria and oriented development on strategic development sites within the Triangle. The Grampians Tourism. The Strategy should identify priority projects and proposals should be designed and located to: marketing initiatives to support increased visitation and private investment. . Support and supplement existing tourism activities and infrastructure. Encourage and support development which addresses the identified gaps in . Avoid adverse impacts on landscape and environmental values. the accommodation offering within the Triangle.

. Address gaps in the current offer of tourist accommodation and activities Update the Ararat and Northern Grampians Municipal Strategic Statement to within the triangle. provide objectives and strategies associated with Council’s management of bushfire prone areas. . Avoid adverse impacts on productive agricultural land and environmental hazards. Review the Significant Landscape Overlay Schedules that apply in both planning schemes to ensure a consistent approach to landscape protection.

RURAL LIVING Review the geographical extent of the Significant Landscape Overlays in both municipalities to ensure they provide adequate protection to significant Ararat Rural City should continue using the Dwelling in Farming Zone landscape features such as Grampians and Black Ranges. Assessment Tool. Northern Grampians Shire should consider using the Dwelling in Farming GREAT WESTERN Zone Assessment Tool to guide the assessment of planning permit applications for dwellings in the Farming Zone. Amend Clause 21.05 of the Northern Grampians Planning Scheme to promote the revitalisation of Great Western associated with the Western Highway Encourage residential and holiday home development in Pomonal to absorb duplication. demand from the Halls Gap market. Amend Clause 21.07 of the Northern Grampians Planning Scheme to reinforce Continue to monitor planning permit and building approvals for residential the role of Great Western as a wine village and tourist destination, and development / dwellings in the Triangle encourage the development of tourism infrastructure, including boutique accommodation, restaurants and cafés, in Great Western. ENVIRONMENT, LANDSCAPE AND RISKS Amend the Northern Grampians Planning Scheme to rezone the Great Undertake mapping and assessment of native vegetation quality throughout Western Racecourse from Farming Zone to Public Park and Recreation Zone the Northern Grampians Shire. Upon completion of the assessment, review to support its ongoing use and maintenance. the extent of the Vegetation Protection Overlay within the Shire. Investigate the potential rezoning of Bests Winery and surrounding Undertake investigations, mapping and assessment of environmental risks allotments from Farming Zone to Rural Activity Zone, once the final through the Triangle, and update the Northern Grampians and Ararat alignment of the Western Highway Duplication project is confirmed, to Municipal Strategic Statement’ accordingly. support current and future winery and tourism operations and the establishment of a tourism node at the western gateway to Great Western. Prepare Integrated Fire Management Plans for bushfire prone areas in the Triangle, such as Pomonal and Halls Gap, in collaboration with Council, the If impacted by the Western Highway duplication, encourage Grampians Department of Sustainability and Environment and Country Fire Association. Estate Great Western Wine Cellar (Cellar Door) to be retained in proximity of the Great Western town centre, preferably in areas currently zoned Township Undertake a condition assessment of key local access roads in areas affected Zone or Rural Living Zone. by the Bushfire Management Overlay in collaboration with the Department of Sustainability and Environment and Country Fire Association to determine the capability to support safe and efficient movement in fire prone areas.

Prepare a Master Plan for the Great Western town centre, once the alignment LAKE FYANS of the Western Highway Duplication is confirmed, to direct investment and identify funding opportunities for public realm improvements. Amend Clause 21.07 of the Northern Grampians Planning Scheme to reflect the tourism role and potential of Lake Fyans. Develop a Signage Policy for Great Western that addresses visual clutter throughout the town centre, improves wayfinding and reinforces local Prepare a Master Plan for Lake Fyans in conjunction with various Committees character. of Management, Department of Sustainability and Environment and Grampians Region Water Authority. This should include a feasibility study for Support the development of smaller boutique short stay accommodation on the development of an eco‐lodge resort. land located within the Township Zone and Rural Living Zone. This will attract and capitalise on potential high yield visitors who may be visiting wineries and are seeking a quality visitor experience. MOYSTON Encourage improved tourist product at wineries, including improved cellar Develop a Structure Plan for Moyston as part of Council’s Settlement Strategy door facilities, dining facilities, and art or sculpture gardens for example. to efficiently guide subdivision and future development in Moyston. Winery development similar to that in the found in the Yarra Valley and the Mornington Peninsula where wineries have a mix of tourism uses could Rezone heavily vegetated Council owned land currently zoned Rural Living strengthen tourism in the region Zone and affected by the Vegetation Protection Overlay to Public Resource and Conservation Zone. Establish a heritage walk through the township to identify, interpret and link locations of historical interest throughout Great Western. Should there be further demand for rural living allotments, encourage subdivision of vacant and undeveloped parcels zoned Rural Living Zone to their minimum lot size to optimise the supply of rural residential land. BLACK RANGE Amend the Ararat Planning Scheme to rezone identified land from Farming POMONAL Zone to Rural Conservation Zone. Rezone the identified area in Pomonal West, adjoining the Public Undertake a landscape assessment of the northern extent of Black Range, Conservation and Resource Zone, from Farming Zone and Rural Living Zone from the Northern Grampians Shire side. Consider applying the Significant to Rural Conservation Zone in order to protect life and property, enhance Landscape Overlay in appropriate areas to protect views to and from Black identified environmental values and provide an appropriate interface to the Range. Grampians National Park.

Undertake a study of environmental values, particularly vegetation, in the Consider rezoning the Central Community Precinct and Community and identified areas of Northern Grampians Shire. Consider rezoning these areas Commercial Precinct identified in the Ararat Rural Zone Review (2007) from to Rural Conservation Zone, and/or applying a Vegetation Protection Overlay. Rural Living Zone to Township Zone as part of the Ararat Smaller Settlement Strategy. This is considered to encourage and consolidate commercial development.

Should there be further demand for rural living allotments, encourage Project (2008) and consider applying principles to other areas in the subdivision of vacant and undeveloped parcels zoned Rural Living Zone to Triangle. their minimum lot size to optimise the supply of rural residential land. Halls Gap East HALLS GAP Apply the Rural Activity Zone to identified Rural Living Zone land abutting Ararat‐Halls Gap Road. Amend the Northern Grampians Planning Scheme in the following manner: Prepare a Structure Plan for Halls Gap East identifying environmental and . Rezone identified Farming Zone lots adjoining Public Conservation and commercial opportunities and constraints to future residential and tourism Resource Zone to Rural Conservation Zone development. The study should also investigate and address: . Rezone identified land on Valley Drive from Farming Zone to Rural . Environmental values and risks Activity Zone and apply the Development Plan or Design and Development Overlay, requiring the consideration of the following key . Appropriate minimum lot sizes for future development in the area issues: . Demand for rural living ‐ Building/development envelopes/building materials . Design and development guidelines ‐ Public access/open space . Access and movement ‐ Habitat areas/corridors . Signage ‐ Environmental hazards and vulnerabilities (particularly bushfire and . Significant views to and from Grampians National Park. flooding) Consider applying the Rural Conservation Zone to identified land, based on a ‐ Buffers to Fyans Creek flora and fauna assessment of the area. ‐ Tree planting areas

‐ Wetland areas ‐ Vehicle access points ‐ Traffic management. . Apply the Floodway Overlay and Land Subject to Inundation Overlay to the land as recommended in the Flood Study 2008. ‐ Review local policy, Clause 22.04 ‐ Halls Gap / Lake Bellfield, to reflect the outcomes of this study. ‐ Develop a Halls Gap Tourism and Retail Signing Policy based on the recommendations of the Halls Gap Tourism Signing Rationalisation

APPENDIX A: SUMMARY OF OTHER TRIANGLE ZONES

Current Application of Rural Zones in the Triangle Zone Summary of Purpose4 Planning Scheme Schedule Minimum Subdivision Area (Hectares) in Number Schedule Farming Zone A zone strongly focused on protecting and promoting agriculture. Ararat ‐ 20ha (for intensive horticultural purposes) (FZ) 40ha (all other land) Northern Grampians ‐ 40ha (land in Halls Gap shown on map in Schedule) 80ha (all other land) Rural Activity A more flexible zone that allows agriculture and other compatible Ararat This zone is not used in the municipality Zone (RAZ) land uses. Northern Grampians This zone is not used in the municipality Rural A conservation zone that allows for the protection of special Ararat This zone is not used in the municipality. Conservation environmental features and attributes in an area. It provides for Zone (RCZ) agricultural use that preserves these features.

Northern Grampians ‐ 80ha Rural Living Zone A zone that caters for residential use in a rural setting. It provides Ararat ‐ 8ha (land in Moyston & Pomonal shown on (RLZ) for agricultural use that does not adversely affect the surrounding maps at Schedule) area. 2ha (land in Pomonal & Ararat north & south shown on maps in Schedule) 1ha (all other land) Northern Grampians 1 4ha 2 8ha 3 16ha 4 20ha 5 32ha

4 Source: Applying the Rural Zones Practice Note (DPCD, 2007); Ararat & Northern Grampians Planning Schemes

Summary of Other zones that Apply in the Triangle Zone Where it Applies Ararat Great Western Halls Gap Moyston Stawell Outside Townships

Township Zone (TZ)  

Residential 1 Zone (R1Z)   

Low Density Residential Zone (LDRZ)  

Mixed Use Zone (MUZ)  

Business Zones 1‐4 (BZ)   

Industrial Zones 1 & 3 (INZ)  

Public Use Zones (PUZ)      

Public Park & Recreation Zone (PPRZ)     

Public Conservation & Resource Zone (PCRZ)     

Special Use Zones (SUZ)   

Road Zone 1 (RDZ1)      

Overlays in the Triangle and Surrounds Overlay Summary of Purpose Where it applies Airport Environs Overlay To identify areas which are or will be subject to high levels of aircraft noise and AEO2 (Northern Grampians): Stawell airport (AEO) prevent people from being impacted by it. Design & Development To identify areas which are affected by specific requirements relating to the DDO1 (Northern Grampians): Halls Gap / Lake Bellfield environs Overlay (DDO) design and built form of new development. Environmental Audit Overlay To ensure that potentially contaminated land is suitable for a use which could Ararat be significantly adversely affected by any contamination. Environmental Significance To identify areas where the development of land may be affected by ESO2 (Ararat): Along watercourses and at water bodies Overlay (ESO) environmental constraints and ensure that development is compatible with ESO2 (Northern Grampians): Lake Fyans identified environmental values. ESO3 (Northern Grampians): Stawell wastewater treatment plant buffer area Heritage Overlay (HO) To conserve and enhance heritage places of natural and cultural significance In townships and the following sites in rural areas: and ensure that development does not adversely affect that significance. HO112 (Ararat): Fountain Head Brewery Residence, Military Bypass Road, Armstrong HO113 (Ararat): “Westgate”, Westgate Road, Armstrong HO114 (Ararat): Hard Hill Mining Site, Garden Gully Road and Hard Hill Road, Armstrong HO119 (Ararat): Lexington Homestead, 274 Moyston‐Great Western Road, Moyston Public Acquisition Overlay To identify and reserve land for a public purpose which is to be acquired by an PAO2 (Ararat): Rail re‐alignment in Ararat (PAO) authority. Road Closure Overlay (RXO) To identify a road that is closed by an amendment to this planning scheme. Rail re‐alignment in Ararat McNeill Street, Ararat Significant Landscape Overlay To identify, conserve and enhance the character of significant landscapes. SLO1 (Ararat): Grampians Surrounds and Black Range (SLO) SLO1 (Northern Grampians): Grampians environs Vegetation Protection Overlay To protect areas of significant vegetation and ensure that development VPO1 (Ararat): Significant and remnant vegetation areas (VPO) minimises loss of vegetation and preserves existing trees and other vegetation. VPO2 (Ararat): Roadside vegetation protection areas VPO1 (Northern Grampians): Halls Gap / Lake Bellfield environs Bushfire Management Overlay To identify areas of significant wildfire threat and ensure development does not Large areas throughout the Triangle (BMO) significantly increase this threat.

APPENDIX B: RURAL ZONE PROVISIONS

Purpose

To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To provide for residential use in a rural environment. To provide for agricultural land uses which do not adversely affect the amenity of surrounding land uses. To protect and enhance the natural resources, biodiversity and landscape and heritage values of the area. To encourage use and development of land based on comprehensive and sustainable land management practices and infrastructure provision.

35.03-1 Table of uses 23/09/2011 VC77 Section 1 - Permit not required Use Condition Animal keeping (other than Animal Must be no more than 2 animals. boarding) Bed and breakfast No more than 6 persons may be accommodated away from their normal place of residence. At least 1 car parking space must be provided foreach2personsabletobeaccommodated away from their normal place of residence. Dependent person's unit Must be the only dependent person’s unit on the lot. Must meet the requirements of Clause 35.03-2. Dwelling (other than Bed and The lot must be at least the area specified in a breakfast) schedule to this zone. If no area is specified, the lot must be at least 8 hectares. Must be the only dwelling on the lot. Must meet the requirements of Clause 35.03-2. Home occupation Informal outdoor recreation Minor utility installation Railway Tramway Any use listed in Clause 62.01 Must meet the requirements of Clause 62.01.

RURAL LIVING ZONE PAGE 1 OF 6 Section 2 - Permit required Use Condition

Accommodation (other than Dependent person’s unit and Dwelling) Agriculture (other than Animal keeping, Apiculture, Intensive animal husbandry and Timber production) Animal boarding Car park Must be used in conjunction with another use in Section 1 or 2. Community market Convenience shop The leasable floor area must not exceed 80 square metres. The site must not have direct access to a rural freeway. Dependent person’s unit - if the Must meet the requirements of Clause 35.03-2. Section 1 condition is not met Dwelling (other than Bed and breakfast) - if the Section 1 condition is not met Freeway service centre Must meet the requirements of Clause 52.30. Hotel The site must not have direct access to a rural freeway. Leisure and recreation (other than Informal outdoor recreation and Motor racing track) Medical centre Place of assembly (other than Amusement parlour, Carnival, Circus, and Nightclub) Plant nursery Postal agency Primary produce sales Restaurant The site must not have direct access to a rural freeway. Rural industry (other than Abattoir and Sawmill) Service station The site must either: Adjoin a business zone or industrial zone. Adjoin, or have access to, a road in a Road Zone. The site must not exceed either: 3000 square metres. 3600 square metres if it adjoins on two boundaries a road in a Road Zone. The site must not have direct access to a rural freeway. Store Must be in a building, not a dwelling, and used

RURAL LIVING ZONE PAGE 2 OF 6 Use Condition to store equipment, goods, or motor vehicles used in conjunction with the occupation of a resident of a dwelling on the lot. Tavern The site must not have direct access to a rural freeway. Timber production Must meet the requirements of Clause 52.18. Utility installation (other than Minor utility installation and Telecommunications facility) Any other use not in Section 1 or 3

Section 3 - Prohibited Use Abattoir Amusement parlour Brothel Cinema based entertainment facility Industry (other than Rural Industry) Intensive animal husbandry Motor racing track Nightclub Office (other than Medical centre) Retail premises (other than Community market, Convenience shop, Hotel, Plant nursery, Postal agency, Primary produce sales, Restaurant and Tavern) Saleyard Sawmill Transport terminal Warehouse (other than Store)

35.03-2 Useoflandforadwelling 19/01/2006 VC37 A lot used for a dwelling must meet the following requirements:

Access to the dwelling must be provided via an all-weather road with dimensions adequate to accommodate emergency vehicles.

The dwelling must be connected to a reticulated sewerage system or if not available, the waste water must be treated and retained on-site in accordance with the State Environment Protection Policy (Waters of Victoria) under the Environment Protection Act 1970.

The dwelling must be connected to a reticulated potable water supply or have an alternative potable water supply with adequate storage for domestic use as well as for fire fighting purposes.

The dwelling must be connected to a reticulated electricity supply or have an alternative energy source. These requirements also apply to a dependent person’s unit.

RURAL LIVING ZONE PAGE 3 OF 6 35.03-3 Subdivision

19/01/2006 A permit is required to subdivide land. VC37 Each lot must be at least the area specified for the land in a schedule to this zone. If no area is specified, each lot must be at least 8 hectares. A permit may be granted to create smaller lots if any of the following apply:

The subdivision is the re-subdivision of existing lots and the number of lots is not increased. An agreement under Section 173 of the Act must be entered into with the owner of each lot created which ensures that the land may not be further subdivided so as to increase the number of lots. The agreement must be registered on title.

The number of lots is no more than the number the land could be subdivided into in accordance with a schedule to this zone. An agreement under Section 173 of the Act must be entered into with the owner of each lot created which ensures that the land may not be further subdivided so as to increase the number of lots. The agreement must be registered on title.

The subdivision is by a public authority or utility service provider to create a lot for a utility installation.

35.03-4 Buildings and works 15/09/2008 VC49 A permit is required to construct or carry out any of the following:

A building or works associated with a use in Section 2 of Clause 35.03-1. This does not apply to:

An alteration or extension to an existing dwelling provided the floor area of the alteration or extension is not more than the area specified in a schedule to this zone or, if no area is specified, 50 square metres. Any area specified must be more than 50 square metres.

An out-building associated with an existing dwelling provided the floor area of the out-building is not more than the area specified in a schedule to this zone or, if no area is specified, 50 square metres. Any area specified must be more than 50 square metres.

An alteration or extension to an existing building used for agriculture provided the floor area of the alteration or extension is not more than the area specified in the schedule to this zone or, if no area is specified, 50 square metres. Any area specified must be more than 50 square metres. The building must not be used to keep, board, breed or train animals.

A rainwater tank.

Earthworks specified in a schedule to this zone, if on land specified in a schedule.

A building which is within any of the following setbacks:

The setback from a Road Zone Category 1 or land in a Public Acquisition Overlay to be acquired for a road, Category 1 specified in the schedule to this zone or, if no setback is specified, 30 metres.

The setback from any other road or boundary specified in the schedule to this zone.

The distance from a dwelling not in the same ownership specified in the schedule to this zone.

100 metres from a waterway, wetlands or designated flood plain.

RURAL LIVING ZONE PAGE 4 OF 6 35.03-5 Decision guidelines

19/01/2006 VC37 Before deciding on an application to use or subdivide land, construct a building or construct or carry out works, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate:

General issues

The State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

Any Regional Catchment Strategy and associated plan applying to the land.

The capability of the land to accommodate the proposed use or development.

Whether the site is suitable for the use or development and whether the proposal is compatible with adjoining and nearby land uses.

Agricultural issues

The capacity of the site to sustain the agricultural use.

Any integrated land management plan prepared for the site.

The potential for the future expansion of the use or development and the impact of this on adjoining and nearby agricultural and other land uses.

Environmental issues

The impact on the natural physical features and resources of the area and in particular any impact caused by the proposal on soil and water quality and by the emission of noise, dust and odours.

The impact of the use or development on the flora, fauna and landscape features of the locality.

The need to protect and enhance the biodiversity of the area, including the need to retain vegetation and faunal habitat and the need to revegetate land including riparian buffers along waterways, gullies, ridgelines, property boundaries and saline discharge and recharge area.

The location of on-site effluent disposal areas to minimise the impact of nutrient loads on waterways and native vegetation.

Design and siting issues

The impact of the siting, design, height, bulk, colours and materials to be used, on the natural environment, major roads, vistas and water features and the measures to be undertaken to minimise any adverse impacts.

The impact on the character and appearance of the area or features of architectural, historic or scientific significance or of natural scenic beauty or importance.

The location and design of existing and proposed infrastructure including roads, gas, water, drainage, telecommunications and sewerage facilities.

Whether the use or development will require traffic management measures.

35.03-6 Advertising signs 19/01/2006 VC37 Advertising sign requirements are at Clause 52.05. This zone is in Category 3.

RURAL LIVING ZONE PAGE 5 OF 6 Notes: Refer to the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement, for strategies and policies which may affect the use and development of land. Check whether an overlay also applies to the land. Other requirements may also apply. These can be found at Particular Provisions.

RURAL LIVING ZONE PAGE 6 OF 6 35.06 RURAL CONSERVATION ZONE 23/09/2011 VC77 Shown on the planning scheme map as RCZ with a number (if shown).

Purpose

To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To conserve the values specified in the schedule to this zone. To protect and enhance the natural environment and natural processes for their historic, archaeological and scientific interest, landscape, faunal habitat and cultural values. To protect and enhance natural resources and the biodiversity of the area. To encourage development and use of land which is consistent with sustainable land management and land capability practices, and which takes into account the conservation values and environmental sensitivity of the locality. To provide for agricultural use consistent with the conservation of environmental and landscape values of the area. To conserve and enhance the cultural significance and character of open rural and scenic non urban landscapes.

35.06-1 Table of uses 23/09/2011 VC77 Section 1 - Permit not required

Use Condition

Animal keeping (other than Animal Must be no more than 2 animals. boarding) Bed and breakfast No more than 6 persons may be accommodated away from their normal place of residence. At least 1 car parking space must be provided for each 2 persons able to be accommodated away from their normal place of residence. Home occupation Informal outdoor recreation Minor utility installation Railway Tramway Any use listed in Clause 62.01 Must meet the requirements of Clause 62.01.

Section 2 - Permit required

Use Condition Agriculture (other than Animal keeping, Apiculture, Intensive animal husbandry, and Timber production) Car park Must be used in conjunction with another use in Section 1 or 2. Community market Dependent person’s unit Must be the only dependent person’s unit on

RURAL CONSERVATION ZONE PAGE 1 OF 6 Use Condition the lot. Must meet the requirements of Clause 35.06- 2. Dwelling (other than Bed and breakfast) Must be the only dwelling on the lot. This does not apply to the replacement of an existing dwelling if the existing dwelling is removed or altered (so it can no longer be used as a dwelling) within one month of the occupation of the replacement dwelling. Must meet the requirements of Clause 35.06- 2. Emergency services facility Freezing and cool storage The goods stored must be agricultural produce, or products used in agriculture. Group accommodation Must be used in conjunction with Agriculture, Rural industry, or Winery. Must be no more than 6 dwellings. The lot on which the use is conducted must be at least the minimum subdivision area specified in a schedule to this zone. If no area is specified, the lot must be at least 40 hectares. This condition only applies to land in Metropolitan Melbourne. Host farm Interpretation centre Plant nursery Pleasure boat facility Primary produce sales Renewable energy facility (other than Must meet the requirements of Clause 52.42. Wind energy facility) Residential hotel Must be used in conjunction with Agriculture, Rural industry, or Winery. The number of bedrooms must not exceed the number specified in a schedule to the zone or 80 bedrooms, whichever is the lesser. The lot on which the use is conducted must be at least the minimum subdivision area specified in a schedule to this zone. If no area is specified, the lot must be at least 40 hectares. This condition only applies to land in Metropolitan Melbourne. Restaurant Must be used in conjunction with Agriculture, Rural industry, or Winery. The number of patrons present must not exceed the number specified in a schedule to the zone or 150 patrons, whichever is the lesser. The lot on which the use is conducted must be at least the minimum subdivision area specified in a schedule to this zone. If no area is specified, the lot must be at least 40 hectares. This condition only applies to land in Metropolitan Melbourne.

RURAL CONSERVATION ZONE PAGE 2 OF 6 Use Condition Rural industry (other than Abattoir and Sawmill) Rural store Timber production Must meet the requirements of Clause 52.18. Utility installation (other than Minor utility installation and Telecommunications facility) Wind energy facility Must meet the requirements of Clause 52.32. Winery Any use listed in Clause 62.01

Section 3 - Prohibited

Use Abattoir Accommodation (other than Dependent person’s unit, Dwelling, Group accommodation, Host farm, and Residential hotel) Animal boarding Industry (other than Rural industry) Intensive animal husbandry Leisure and recreation (other than Informal outdoor recreation) Retail premises (other than Community market, Plant nursery, Primary produce sales, and Restaurant) Place of assembly (other than Carnival and Circus) Sawmill Warehouse (other than Freezing and cool storage, and Rural store) Any other use not in Section 1 or 2

35.06-2 Use of land for a dwelling 19/01/2006 VC37 A lot used for a dwelling must meet the following requirements:

. Access to the dwelling must be provided via an all-weather road with dimensions adequate to accommodate emergency vehicles.

. The dwelling must be connected to a reticulated sewerage system or if not available, the waste water must be treated and retained on-site in accordance with the State Environment Protection Policy (Waters of Victoria) under the Environment Protection Act 1970.

. The dwelling must be connected to a reticulated potable water supply or have an alternative potable water supply with adequate storage for domestic use as well as for fire fighting purposes.

. The dwelling must be connected to a reticulated electricity supply or have an alternative energy source. These requirements also apply to a dependent person’s unit.

35.06-3 Subdivision 19/01/2006 VC37 A permit is required to subdivide land.

RURAL CONSERVATION ZONE PAGE 3 OF 6 Each lot must be at least the area specified for the land in a schedule to this zone. If no area is specified, each lot must be at least 40 hectares. A permit may be granted to create smaller lots if any of the following apply:

. The subdivision is the re-subdivision of existing lots, the number of lots is not increased, and the number of dwellings that the land could be used for does not increase. An agreement under Section 173 of the Act must be entered into with the owner of each lot created which ensures that the land may not be further subdivided so as to increase the number of lots. The agreement must be registered on title. The requirement to enter into an agreement only applies to a lot which could be further subdivided in accordance with this scheme.

. The subdivision is by a public authority or utility service provider to create a lot for a utility installation.

35.06-4 Long term lease or licence for Accommodation 31/10/2006 VC43 A permit is required to lease or license a portion of a lot for a period of more than 10 years if the portion is to be leased or licensed for the purpose of Accommodation. Each portion of a lot leased or licensed for the purpose of Accommodation must be at least the area specified as the minimum subdivision area for the land in a schedule to this zone. If no area is specified, each portion of a lot leased or licensed for the purpose of Accommodation must be at least 40 hectares. This provision only applies to land in Metropolitan Melbourne.

35.06-5 Buildings and works 15/09/2008 VC49 A permit is required to construct or carry out any of the following:

. A building or works associated with a use in Section 2 of Clause 35.06-1. This does not apply to:

. An alteration or extension to an existing dwelling provided the floor area of the alteration or extension does not exceed the area specified in a schedule to this zone or, if no area is specified, 50 square metres. Any area specified must be more than 50 square metres.

. An out-building associated with an existing dwelling provided the floor area of the out-building does not exceed the area specified in a schedule to this zone or, if no area is specified, 50 square metres. Any area specified must be more than 50 square metres.

. An alteration or extension to an existing building used for agriculture provided the floor area of the alteration of extension does not exceed the area specified in a schedule to this zone or, if no area is specified, 50 square metres. Any area specified must be more than 50 square metres. The building must not be used to keep, board, breed or train animals.

. A rainwater tank.

. Earthworks specified in a schedule to this zone, if on land specified in a schedule.

. A building which is within any of the following setbacks:

. 100 metres from a Road Zone Category 1 or land in a Public Acquisition Overlay to be acquired for a road, Category 1.

. 40 metres from a Road Zone Category 2 or land in a Public Acquisition Overlay to be acquired for a road, Category 2.

. 20 metres from any other road.

. 5 metres from any other boundary.

RURAL CONSERVATION ZONE PAGE 4 OF 6 . 100 metres from a dwelling not in the same ownership.

. 100 metres from a waterway, wetlands or designated flood plain.

35.06-6 Decision guidelines 31/10/2006 VC43 Before deciding on an application to use or subdivide land, lease or license a portion of a lot for a period of more than 10 years if the portion is to be leased or licensed for the purpose of Accommodation, construct a building or construct or carry out works, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate:

General issues

. The State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

. Any Regional Catchment Strategy and associated plan applying to the land.

. The capability of the land to accommodate the proposed use or development.

. How the use or development conserves the values identified for the land in the schedule.

. Whether use or development protects and enhances the environmental, agricultural and landscape qualities of the site and its surrounds.

. Whether the site is suitable for the use or development and the compatibility of the proposal with adjoining land uses.

Rural issues

. The environmental capacity of the site to sustain the rural enterprise.

. The need to prepare an integrated land management plan.

. The impact on the existing and proposed infrastructure.

. Whether the use or development will have an adverse impact on surrounding land uses.

Environmental issues

. An assessment of the likely environmental impact on the biodiversity and in particular the flora and fauna of the area.

. The protection and enhancement of the natural environment of the area, including the retention of vegetation and faunal habitats and the need to revegetate land including riparian buffers along waterways, gullies, ridgelines, property boundaries and saline discharge and recharge areas.

. How the use and development relates to sustainable land management and the need to prepare an integrated land management plan which addresses the protection and enhancement of native vegetation and waterways, stabilisation of soil and pest plant and animal control.

. The location of on site effluent disposal areas to minimise the impact of nutrient loads on waterways and native vegetation.

Design and siting issues

. The need to minimise any adverse impacts of siting, design, height, bulk, and colours and materials to be used, on landscape features, major roads and vistas.

RURAL CONSERVATION ZONE PAGE 5 OF 6 . The location and design of existing and proposed infrastructure services which minimises the visual impact on the landscape.

. The need to minimise adverse impacts on the character and appearance of the area or features of archaeological, historic or scientific significance or of natural scenic beauty or importance.

. The location and design of roads and existing and proposed infrastructure services to minimise the visual impact on the landscape.

35.06-7 Advertising signs 31/10/2006 VC43 Advertising sign requirements are at Clause 52.05. This zone is in Category 4.

Notes: Refer to the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement, for strategies and policies which may affect the use and development of land.

Check whether an overlay also applies to the land.

Other requirements may also apply. These can be found at Particular Provisions.

RURAL CONSERVATION ZONE PAGE 6 OF 6 35.07 FARMING ZONE

23/09/2011 VC77 Shown on the planning scheme map as FZ with a number.

Purpose

To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To provide for the use of land for agriculture. To encourage the retention of productive agricultural land. To ensure that non-agricultural uses, particularly dwellings, do not adversely affect the use of land for agriculture. To encourage use and development of land based on comprehensive and sustainable land management practices and infrastructure provision. To protect and enhance natural resources and the biodiversity of the area.

35.07-1 Table of uses 23/09/2011 VC77 Section 1 – Permit not required

Use Condition Agriculture (other than Animal keeping, Apiculture, Intensive animal husbandry, Rice growing and Timber production) Animal keeping (other than Animal Must be no more than 5 animals. boarding) Bed and breakfast No more than 6 persons may be accommodated away from their normal place of residence. At least 1 car parking space must be provided for each 2 persons able to be accommodated away from their normal place of residence. Cattle feedlot Must meet the requirements of Clause 52.26. The total number of cattle to be housed in the cattle feedlot must be 1000 or less. The site must be located outside a special water supply catchment under the Catchment and Land Protection Act 1994. The site must be located outside a catchment area listed in Appendix 2 of the Victorian Code for Cattle Feedlots – August 1995. Dependent person’s unit Must be the only dependent person’s unit on the lot. Must meet the requirements of Clause 35.07-2. Dwelling (other than Bed and Must be the only dwelling on the lot. breakfast) The lot must be at least the area specified in a schedule to this zone. If no area is specified, the lot must be at least 40 hectares.

FARMING ZONE PAGE 1 OF 7 Use Condition

Must meet the requirements of Clause 35.07-2. Home occupation Informal outdoor recreation Minor utility installation Railway Timber production Must meet the requirements of Clause 52.18. The plantation area must not exceed any area specified in a schedule to this zone. Any area specified must be at least 40 hectares. The total plantation area (existing and proposed) on contiguous land which was in the same ownership on or after 28 October 1993 must not exceed any scheduled area. The plantation must not be within 100 metres of: . Any dwelling in separate ownership. . Any land zoned for residential, business or industrial use. . Any site specified on a permit which is in force which permits a dwelling to be constructed. The plantation must not be within 20 metres of a powerline whether on private or public land, except with the consent of the relevant electricity supply or distribution authority. Tramway Any use listed in Clause 62.01 Must meet requirements of Clause 62.01.

Section 2 – Permit required

Use Condition Animal boarding Broiler farm Must meet the requirements of Clause 52.31. Car park Must be used in conjunction with another use in Section 1 or 2. Cattle feedlot – if the Section 1 Must meet the requirements of Clause 52.26. condition is not met The site must be located outside a catchment area listed in Appendix 2 of the Victorian Code for Cattle Feedlots – August 1995. Cemetery Community market Crematorium Dependent person’s unit – if the Must meet the requirements of Clause 35.07-2. Section 1 condition is not met Dwelling (other than Bed and breakfast) – if the Section 1 condition is not met Emergency services facility

FARMING ZONE PAGE 2 OF 7 Use Condition

Freeway service centre Must meet the requirements of Clause 52.30. Freezing and cool storage Group accommodation Must be used in conjunction with Agriculture, Outdoor recreation facility, Rural industry, or Winery. Must be no more than 6 dwellings. Host farm Intensive animal husbandry (other than Broiler farm and Cattle feedlot) Interpretation centre Leisure and recreation (other than Informal outdoor recreation and Motor racing track) Manufacturing sales Place of assembly (other than Must not be used for more than 10 days in a Carnival and Circus) calendar year. Primary produce sales Renewable energy facility (other than Must meet the requirements of Clause 52.42. Wind energy facility) Residential hotel Must be used in conjunction with Agriculture, Outdoor recreation facility, Rural industry, or Restaurant Winery. Rice growing Rural industry Rural store Saleyard Store (other than Freezing and cool Must be in a building, not a dwelling, and used storage and Rural store) to store equipment, goods, or motor vehicles used in conjunction with the occupation of a resident of a dwelling on the lot. Timber production – if the Section 1 Must meet the requirements of Clause 52.18. condition is not met Transfer station The use must cover no greater than 500m² and must not accept construction and demolition or commercial and industrial waste. Utility installation (other than Minor utility installation and Telecommunications facility) Veterinary centre Wind energy facility Must meet the requirements of Clause 52.32. Winery Any use listed in Clause 62.01

FARMING ZONE PAGE 3 OF 7 Section 3 – Prohibited

Use Accommodation (other than Dependent person’s unit, Dwelling, Group accommodation, Host farm and Residential hotel) Industry (other than Rural industry and Transfer station) Motor racing track Retail premises (other than Community market, Manufacturing sales, Primary produce sales and Restaurant) Warehouse (other than Store) Any other use not in Section 1 or 2

35.07-2 Use of land for a dwelling

19/01/2006 VC37 A lot used for a dwelling must meet the following requirements:

. Access to the dwelling must be provided via an all-weather road with dimensions adequate to accommodate emergency vehicles.

. The dwelling must be connected to a reticulated potable water supply or have an alternative potable water supply with adequate storage for domestic use as well as for fire fighting purposes.

. The dwelling must be connected to a reticulated electricity supply or have an alternative energy source. These requirements also apply to a dependent person’s unit.

35.07-3 Subdivision 19/01/2006 VC37 A permit is required to subdivide land. Each lot must be at least the area specified for the land in a schedule to this zone. If no area is specified, each lot must be at least 40 hectares. A permit may be granted to create smaller lots if any of the following apply:

. The subdivision is to create a lot for an existing dwelling. The subdivision must be a two lot subdivision. An agreement under Section 173 of the Act must be entered into with the owner of each lot created which ensures that the land may not be further subdivided so as to create a smaller lot for an existing dwelling. The agreement must be registered on title.

. The subdivision is the re-subdivision of existing lots and the number of lots is not increased. An agreement under Section 173 of the Act must be entered into with the owner of each lot created which ensures that the land may not be further subdivided so as to increase the number of lots. The agreement must be registered on title.

. The subdivision is by a public authority or utility service provider to create a lot for a utility installation.

35.07-4 Buildings and works 15/09/2008 VC49 A permit is required to construct or carry out any of the following:

FARMING ZONE PAGE 4 OF 7 . A building or works associated with a use in Section 2 of Clause 35.07-1. This does not apply to:  An alteration or extension to an existing dwelling provided the floor area of the alteration or extension is not more than the area specified in a schedule to this zone or, if no area is specified, 50 square metres. Any area specified must be more than 50 square metres.  An out-building associated with an existing dwelling provided the floor area of the out-building is not more than the area specified in a schedule to this zone or, if no area is specified, 50 square metres. Any area specified must be more than 50 square metres.  An alteration or extension to an existing building used for agriculture provided the floor area of the alteration or extension is not more than the area specified in the schedule to this zone or, if no area is specified, 100 square metres. Any area specified must be more than 100 square metres. The building must not be used to keep, board, breed or train animals.  A rainwater tank.

. Earthworks specified in a schedule to this zone, if on land specified in a schedule.

. A building which is within any of the following setbacks:  The setback from a Road Zone Category 1 or land in a Public Acquisition Overlay to be acquired for a road, Category 1 specified in a schedule to this zone or, if no setback is specified, 50 metres.  The setback from any other road or boundary specified in a schedule to this zone.  The setback from a dwelling not in the same ownership specified in a schedule to this zone.  100 metres from a waterway, wetlands or designated flood plain.

35.07-5 Application requirements for dwellings 19/01/2006 VC37 An application to use a lot for a dwelling must be accompanied by a written statement which explains how the proposed dwelling responds to the decision guidelines for dwellings in the zone.

35.07-6 Decision guidelines 19/01/2006 VC37 Before deciding on an application to use or subdivide land, construct a building or construct or carry out works, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate:

General issues

. The State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

. Any Regional Catchment Strategy and associated plan applying to the land.

. The capability of the land to accommodate the proposed use or development, including the disposal of effluent.

. How the use or development relates to sustainable land management.

. Whether the site is suitable for the use or development and whether the proposal is compatible with adjoining and nearby land uses.

FARMING ZONE PAGE 5 OF 7 Agricultural issues

. Whether the use or development will support and enhance agricultural production.

. Whether the use or development will permanently remove land from agricultural production.

. The potential for the use or development to limit the operation and expansion of adjoining and nearby agricultural uses.

. The capacity of the site to sustain the agricultural use.

. The agricultural qualities of the land, such as soil quality, access to water and access to rural infrastructure.

. Any integrated land management plan prepared for the site.

Dwelling issues

. Whether the dwelling will result in the loss or fragmentation of productive agricultural land.

. Whether the dwelling is reasonably required for the operation of the agricultural activity conducted on the land.

. Whether the dwelling will be adversely affected by agricultural activities on adjacent and nearby land due to dust, noise, odour, use of chemicals and farm machinery, traffic and hours of operation.

. Whether the dwelling will adversely affect the operation and expansion of adjoining and nearby agricultural uses.

. The potential for the proposal to lead to a concentration or proliferation of dwellings in the area and the impact of this on the use of the land for agriculture.

Environmental issues

. The impact of the proposal on the natural physical features and resources of the area, in particular on soil and water quality.

. The impact of the use or development on the flora and fauna on the site and its surrounds.

. The need to protect and enhance the biodiversity of the area, including the retention of vegetation and faunal habitat and the need to revegetate land including riparian buffers along waterways, gullies, ridgelines, property boundaries and saline discharge and recharge area.

. The location of on-site effluent disposal areas to minimise the impact of nutrient loads on waterways and native vegetation.

Design and siting issues

. The need to locate buildings in one area to avoid any adverse impacts on surrounding agricultural uses and to minimise the loss of productive agricultural land.

. The impact of the siting, design, height, bulk, colours and materials to be used, on the natural environment, major roads, vistas and water features and the measures to be undertaken to minimise any adverse impacts.

. The impact on the character and appearance of the area or features of architectural, historic or scientific significance or of natural scenic beauty or importance.

FARMING ZONE PAGE 6 OF 7 . The location and design of existing and proposed infrastructure including roads, gas, water, drainage, telecommunications and sewerage facilities.

. Whether the use and development will require traffic management measures.

35.07-7 Advertising signs 19/01/2006 VC37 Advertising sign requirements are at Clause 52.05. This zone is in Category 4. Notes: Refer to the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement, for strategies and policies which may affect the use and development of land. Check whether an overlay also applies to the land. Other requirements may also apply. These can be found at Particular Provisions.

FARMING ZONE PAGE 7 OF 7 35.08 RURAL ACTIVITY ZONE 23/09/2011 VC77 Shown on the planning scheme map as RAZ with a number.

Purpose

To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To provide for the use of land for agriculture. To provide for other uses and development, in appropriate locations, which are compatible with agriculture and the environmental and landscape characteristics of the area. To ensure that use and development does not adversely affect surrounding land uses. To provide for the use and development of land for the specific purposes identified in a schedule to this zone. To protect and enhance natural resources and the biodiversity of the area. To encourage use and development of land based on comprehensive and sustainable land management practices and infrastructure provision.

35.08-1 Table of uses 23/09/2011 VC77 Section 1 - Permit not required

Use Condition Agriculture (other than Animal keeping, Apiculture, Intensive animal husbandry, Rice growing and Timber production) Animal keeping (other than Animal Must be no more than 5 animals. boarding) Bed and breakfast No more than 6 persons may be accommodated away from their normal place of residence. At least 1 car parking space must be provided for each 2 persons able to be accommodated away from their normal place of residence. Cattle feedlot Must meet the requirements of Clause 52.26. The total number of cattle to be housed in the cattle feedlot must be 1000 or less. The site must be located outside a special water supply catchment under the Catchment and Land Protection Act 1994. The site must be located outside a catchment area listed in Appendix 2 of the Victorian Code for Cattle Feedlots - August 1995. Dependent person's unit Must be the only dependent person’s unit on the lot. Must meet the requirements of Clause 35.08-2.

RURAL ACTIVITY ZONE PAGE 1 OF 6 Use Condition Home occupation Informal outdoor recreation Minor utility installation Railway Timber production Must meet the requirements of Clause 52.18. The plantation area must not exceed any area specified in a schedule to this zone. Any area specified must be at least 40 hectares. The total plantation area (existing and proposed) on contiguous land which was in the same ownership on or after 28 October 1993 must not exceed any scheduled area. The plantation must not be within 100 metres of: . Any dwelling in separate ownership. . Any land zoned for residential, business or industrial use. . Any site specified on a permit which is in force which permits a dwelling to be constructed. The plantation must not be within 20 metres of a powerline whether on private or public land, except with the consent of the relevant electricity supply or distribution authority. Tramway Any use listed in Clause 62.01 Must meet the requirements of Clause 62.01,

Section 2 - Permit required

USE CONDITION Animal boarding Backpackers’ lodge Broiler farm Must meet the requirements of Clause 52.31. Camping and caravan park Cattle feedlot - if the Section 1 Must meet the requirements of Clause 52.26. condition is not met The site must be located outside a catchment area listed in Appendix 2 of the Victorian Code for Cattle Feedlots - August 1995. Community market Convenience shop The site must not have direct access to a rural freeway. Dependent person’s unit - if the Must meet the requirements of Clause 35.08-2. Section 1 condition is not met Dwelling (other than Bed and breakfast) Equestrian supplies Freeway service centre Must meet the requirements of Clause 52.30.

RURAL ACTIVITY ZONE PAGE 2 OF 6 USE CONDITION Group accommodation Host farm Hotel Intensive animal husbandry (other than Broiler farm and Cattle feedlot) Landscape gardening supplies Leisure and recreation (other than Informal outdoor recreation) Manufacturing sales Place of assembly (other than Amusement parlour, Carnival, Circus, and Nightclub) Primary produce sales Residential hotel Restaurant Rice growing Rural industry Service station The site must not have direct access to a rural freeway. Store Tavern Timber production - if the Section 1 Must meet the requirements of Clause 52.18. condition is not met Utility installation (other than Minor utility installation and Telecommunications facility) Winery Any other use not in Section 1 or 3

Section 3 - Prohibited

Use Accommodation (other than Backpackers’ lodge, Camping and caravan park, Dependent person’s unit, Dwelling, Group accommodation, Host farm, and Residential hotel) Amusement parlour Brothel Child care centre Cinema based entertainment facility Industry (other than Rural industry) Nightclub Office Retail premises (other than Community market, Convenience shop, Equestrian supplies, Hotel, Landscape gardening supplies, Manufacturing sales, Primary produce sales, Restaurant and Tavern) Transport terminal

RURAL ACTIVITY ZONE PAGE 3 OF 6 Use Warehouse (other than Store)

35.08-2 Use of land for a dwelling 19/01/2006 VC37 A lot used for a dwelling must meet the following requirements:

. Access to the dwelling must be provided via an all-weather road with dimensions adequate to accommodate emergency vehicles.

. The dwelling must be connected to a reticulated potable water supply or have an alternative potable water supply with adequate storage for domestic use as well as for fire fighting purposes.

. The dwelling must be connected to a reticulated electricity supply or have an alternative energy source. These requirements also apply to a dependent person’s unit.

35.08-3 Subdivision 19/01/2006 VC37 A permit is required to subdivide land. Each lot must be at least the area specified for the land in a schedule to this zone. A permit may be granted to create smaller lots if any of the following apply:

. The subdivision is to create a lot for an existing dwelling. The subdivision must be a two lot subdivision and one lot must be at least the area specified for the land in a schedule to this zone. An agreement under Section 173 of the Act must be entered into with the owner of each lot created which ensures that the land must not be further subdivided so as to create a smaller lot for an existing dwelling. The agreement must be registered on title.

. The number of lots is no more than the number the land could be subdivided into in accordance with a schedule to this zone. At least one lot must be at least the area specified for the land in a schedule to this zone. An agreement under Section 173 of the Act must be entered into with the owner of each lot created which ensures that the land may not be further subdivided so as to increase the number of lots, unless creating a lot for an existing dwelling. The agreement must be registered on title.

. The subdivision is by a public authority or utility service provider to create a lot for a utility installation.

35.08-4 Buildings and works 15/09/2008 VC49 A permit is required to construct or carry out any of the following:

. A building or works associated with a use in Section 2 of Clause 35.08-1. This does not apply to:

RURAL ACTIVITY ZONE PAGE 4 OF 6 . An alteration or extension to an existing dwelling provided the floor area of the alteration or extension is not more than the area specified in a schedule to this zone or, if no area is specified, 50 square metres. Any area specified must be more than 50 square metres.

. An out-building associated with an existing dwelling provided the floor area of the out-building is not more than the area specified in a schedule to this zone or, if no area is specified, 50 square metres. Any area specified must be more than 50 square metres.

. An alteration or extension to an existing building used for agriculture provided the floor area of the alteration or extension is not more than the area specified in the schedule to this zone or, if no area is specified, 100 square metres. Any area specified must be more than 100 square metres. The building must not be used to keep, board, breed or train animals.

. A rainwater tank.

. Earthworks specified in a schedule to this zone, if on land specified in a schedule.

. A building which is within any of the following setbacks:

. The setback from a Road Zone Category 1 or land in a Public Acquisition Overlay to be acquired for a road, Category 1 specified in a schedule to this zone or, if no setback is specified, 50 metres.

. The setback from any other road or boundary specified in a schedule to this zone.

. The setback from a dwelling not in the same ownership specified in a schedule to this zone.

. 100 metres from a waterway, wetlands or designated flood plain.

35.08-5 Decision guidelines 19/01/2006 VC37 Before deciding on an application to use or subdivide land, construct a building or construct or carry out works, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate:

General issues

. The State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

. Any Regional Catchment Strategy and associated plan applying to the land.

. The capability of the land to accommodate the proposed use or development, including the disposal of effluent.

. How the use or development relates to sustainable land management.

. Whether the site is suitable for the use and development and whether the proposal is compatible with adjoining and nearby land uses.

Agricultural issues

. Whether the use or development will support and enhance agricultural production.

. The potential for the use or development to limit the operation and expansion of adjoining and nearby agricultural uses.

. The capacity of the site to sustain the agricultural use.

RURAL ACTIVITY ZONE PAGE 5 OF 6 . The agricultural qualities of the land, such as soil quality, access to water and access to rural infrastructure.

. Any integrated land management plan prepared for the site.

Dwelling issues

. Whether the dwelling will result in the loss or fragmentation of productive agricultural land.

. Whether the dwelling will adversely affect the operation and expansion of adjoining and nearby agricultural uses.

Environmental issues

. The impact of the proposal on the natural physical features and resources of the area, in particular on soil and water quality.

. The impact of the use or development on the flora, fauna and landscape features of the locality.

. The location of on-site effluent disposal areas to minimise the impact of nutrient loads on waterways and native vegetation.

Design and siting issues

. The impact on the character and appearance of the area or features of architectural, historic or scientific significance or of natural scenic beauty or importance.

. The location and design of existing and proposed infrastructure including roads, gas, water, drainage, telecommunications and sewerage facilities.

. Whether the use or development will require traffic management measures.

35.08-6 Advertising signs 19/01/2006 VC37 Advertising sign requirements are at Clause 52.05. This zone is in Category 3. Notes: Refer to the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement, for strategies and policies which may affect the use and development of land. Check whether an overlay also applies to the land. Other requirements may also apply. These can be found at Particular Provisions.

RURAL ACTIVITY ZONE PAGE 6 OF 6 Rural City of Ararat and Northern Grampians Shire Council | Ararat – Stawell – Halls Gap Triangle Project

APPENDIX C: SUMMARY OF PERMITTED LAND USES IN THE RURAL ZONES Agricultural Uses by Zone Use Rural Activity Zone (RAZ) Farming Zone (FZ) Rural Living Zone (RLZ) Rural Conservation Zone (RCZ) AGRICULTURE Permit Not Required Permit Required Except Animal Keeping, Apiculture, Intensive Animal Husbandry, Rice Growing Except Animal Keeping, Apiculture, Intensive Animal Husbandry & Timber & Timber Production Production Animal Husbandry Permit Not Required Permit Required Except Animal Keeping, Apiculture & Intensive Animal Husbandry Except Animal Keeping, Apiculture & Intensive Animal Husbandry Animal Keeping Permit Not Required Permit Not Required Dog Breeding Except Animal Boarding Except Animal Boarding Racing Dog Keeping No more than 5 animals No more than 2 animals Animal Boarding Permit Required Permit Required Permit Required Prohibited Animal Training Permit Not Required Permit Not Required Permit Required Permit Required Horse Riding School Racing Dog Training Extensive Animal Husbandry Horse Stables Apiculture Permit Not Required Provided the requirements of the Apiary Code of Practice, May 1997 are met Intensive Animal Husbandry Permit Required Prohibited Prohibited Except Broiler Farm & Cattle Feedlot Broiler Farm Permit Required Prohibited Prohibited Provided the requirements of Clause 52.31 are met Cattle Feedlot Permit Not Required Prohibited Prohibited Provided the requirements of Clause 52.26 are met No more than 1000 cattle allowed & site must be located outside a special water supply catchment & a catchment area or permit required Site must be located outside a special water catchment under the Catchment & Land Protection Act 1994 & a catchment area listed in Appendix 2 of Victorian Code for Cattle Feedlots – August 1995 Permit Required (if Section 1 condition not met) Provided the requirements of Clause 52.26 are met Site must be located outside a catchment area listed in Appendix 2 of Victorian Code for Cattle Feedlots – August 1995 Aquaculture Permit Not Required Permit Required

Use Rural Activity Zone (RAZ) Farming Zone (FZ) Rural Living Zone (RLZ) Rural Conservation Zone (RCZ) Crop Raising Permit Not Required Permit Required Except Rice Growing & Timber Production Except Timber Production Horticulture Permit Not Required Permit Not Required Permit Required Permit Required Market Garden Rice Growing Permit Required Permit Required Permit Required Permit Required Timber Production Permit Not Required Permit Required Provided the requirements of Clause 52.18 are met Provided meets the requirements of Clause 52.18 Area must be at least 40ha and not located within 100m of dwelling in separate ownership or site with dwelling permit or residential, business or industrial zoned land or 20m of a powerline or permit required Permit Required (if Section 1 condition not met) Provided the requirements of Clause 52.18 are met WAREHOUSE Prohibited Prohibited Prohibited Prohibited Commercial Display Area Except Store Except Store Except Store Except Freezing & Cool Storage & Fuel Depot Rural Store Mail Centre Milk Depot Store Permit Required Permit Required Permit Required Prohibited Boat & Caravan Storage Except Freezing & Cool Storage & Provided in a building, not a dwelling, Except Freezing & Cool Storage & Shipping Container Storage Rural Store and used to store equipment, goods, Rural Store Provided in a building, not a dwelling, or motor vehicles used in conjunction Vehicle Storage and used to store equipment, goods, with the occupation of a resident of a or motor vehicles used in conjunction dwelling on the lot with the occupation of a resident of a dwelling on the lot Freezing & Cool Storage Permit Required Permit Required Permit Required Agricultural produce or products only Rural Store Permit Required Permit Required Permit Required

Tourism Uses by Zone Use Rural Activity Zone (RAZ) Farming Zone (FZ) Rural Living Zone (RLZ) Rural Conservation Zone (RCZ) ACCOMMODATION Prohibited Prohibited Permit Required Prohibited Corrective Institution Except Backpackers’ Lodge, Camping Except Dependent Person’s Unit, Except Dependent Person’s Unit & Except Dependent Person’s Unit, Residential Village and Caravan Park, Dependent Dwelling, Group Accommodation, Dwelling Dwelling, Group Accommodation, Person’s Unit, Dwelling, Group Host Farm & Residential Hotel Host Farm & Residential Hotel Retirement Village Accommodation, Host Farm & Residential Hotel Camping & Caravan Park Permit Required Prohibited Permit Required Prohibited Dependent Person’s Unit Permit Not Required Permit Required Must be the only dependent person’s unit on the lot Must be the only dependent person’s Must meet the requirements of Clause 35.08‐2 for RAZ, Clause 35.07‐2 for FZ & Clause 35.03‐2 for RLZ unit on the lot Permit Required (if Section 1 condition not met) Must meet the requirements of Clause 35.06‐2 Must meet the requirements of Clause 52.26 for RAZ, Clause 35.07‐2 for FZ & Clause 35.03‐2 for RLZ Dwelling Permit Required Permit Not Required Permit Required Caretaker’s House Except Bed & Breakfast Except Bed & Breakfast Except Bed & Breakfast Must meet requirements of Clause Must only be 1 dwelling on lot Must only be 1 dwelling on lot unless 35.08‐2 Lot must be at least the area specified in the Schedule to this zone, if no area is existing dwelling is being replaced & specified the lot must be at least 40ha for FZ & 8ha for RLZ meets requirements Must meet the requirements of Clause 35.07‐2 for FZ & Clause 35.03‐2 for RLZ Must meet requirements of Clause 35.06‐2 Bed & Breakfast Permit Not Required Must not accommodate more than 6 people away from their normal place of residence 1 car park must be provided for every 2 people accommodated away from their normal place of residence Group Accommodation Permit Required Permit Required Permit Required Permit Required Must be used in conjunction with Must be used in conjunction with Agriculture, Outdoor Recreation Agriculture, Rural Industry or Winery Facility, Rural Industry or Winery No more than 6 dwellings No more than 6 dwellings Host Farm Permit Required Permit Required Permit Required Permit Required Residential Building Prohibited Prohibited Permit Required Prohibited Boarding House Except Backpackers’ Lodge & Except Residential Hotel Hostel Residential Hotel Nurses’ Home Residential Aged Care Facility Nursing Home Residential College

Use Rural Activity Zone (RAZ) Farming Zone (FZ) Rural Living Zone (RLZ) Rural Conservation Zone (RCZ) Backpackers’ Lodge Permit Required Prohibited Permit Required Prohibited Residential Hotel Permit Required Permit Required Permit Required Permit Required Motel Must be used in conjunction with Must be used in conjunction with Agriculture, Outdoor Recreation Agriculture, Rural Industry or Winery Facility, Rural Industry or Winery Number of bedrooms must not exceed number specified in the zone or 80 bedrooms, whichever is lesser LEISURE & RECREATION Permit Required Permit Required Permit Required Prohibited Major Sports & Recreation Facility Except Informal Outdoor Recreation Except Informal Outdoor Recreation Except Informal Outdoor Recreation Except Informal Outdoor Recreation Race Course and Motor Racing Track and Motor Racing Track Minor Sports & Recreation Facility Permit Required Permit Required Permit Required Prohibited Indoor Recreation Facility Dancing School Open Sports Ground Outdoor Recreation Facility Golf Course Golf Driving Range Paintball Games Facility Pleasure Park Zoo Restricted Recreation Facility Informal Outdoor Recreation Permit Not Required Permit Not Required Permit Not Required Permit Not Required Motor Racing Track Permit Required Prohibited Prohibited Prohibited PLACE OF ASSEMBLY Permit Required Permit Required Permit Required Prohibited Cinema Except Amusement Parlour, Carnival, Except Carnival & Circus Except Amusement Parlour, Carnival, Except Carnival & Circus Drive‐in Theatre Circus & Nightclub Must not be used for more than 10 Circus & Nightclub days in a calendar year Exhibition Centre Art Gallery Museum Function Centre Conference Centre Reception Centre Hall Library

Use Rural Activity Zone (RAZ) Farming Zone (FZ) Rural Living Zone (RLZ) Rural Conservation Zone (RCZ) Place of Worship Restricted Place of Assembly Amusement Parlour Prohibited Permit required Prohibited Must not be used for more than 10 days in a calendar year Carnival Permit Not Required Circus Must meet the requirements of A ‘Good Neighbour’ Code of Practice for a Circus or Carnival, October 1997 Nightclub Prohibited Permit Required Prohibited Cabaret Must not be used for more than 10 days in a calendar year RETAIL PREMISES Prohibited Prohibited Prohibited Prohibited Gambling Premises Except Community Market, Except Community Market, Except Community Market, Except Community Market, Plant Betting Agency Convenience Shop, Equestrian Manufacturing Sales, Primary Convenience Shop, Hotel, Plant Nursery, Primary Produce Sales & Supplies, Hotel, Landscape Gardening Produce Sales & Restaurant Nursery, Postal Agency, Primary Restaurant Gaming Premises Supplies, Manufacturing Sales, Produce Sales, Restaurant & Tavern Motor Vehicle, Boat or Caravan Primary Produce Sales, Restaurant & Sales Tavern Car Sales Trade Supplies Timber Yard Food & Drink Premises Prohibited Prohibited Prohibited Prohibited Convenience Restaurant Except Hotel, Restaurant & Tavern Except Restaurant Except Hotel, Restaurant & Tavern Except Restaurant Take Away Food Premises Hotel Permit Required Prohibited Permit Required Prohibited Provided site does not have direct access to a rural freeway Restaurant Permit Required Permit Required Permit Required Permit Required Must be used in conjunction with Provided site does not have direct Must be used in conjunction with Agriculture, Outdoor Recreation access to a rural freeway Agriculture, Rural Industry, or Winery Facility, Rural Industry or Winery Number of patrons present must not exceed 150 patrons Tavern Permit Required Prohibited Permit Required Prohibited Provided site does not have direct access to a rural freeway Landscape Gardening Supplies Permit Required Prohibited Prohibited Prohibited Except Plant Nursery

Use Rural Activity Zone (RAZ) Farming Zone (FZ) Rural Living Zone (RLZ) Rural Conservation Zone (RCZ) Plant Nursery Permit Required Prohibited Prohibited Permit Required Garden Supplies Permit Required Prohibited Manufacturing Sales Permit Required Permit Required Prohibited Prohibited Market Prohibited Prohibited Prohibited Prohibited Except Community Market Except Community Market Except Community Market Except Community Market Community Market Permit Required Permit Required Permit Required Permit Required Postal Agency Prohibited Permit Required Prohibited Primary Produce Sales Permit Required Permit Required Permit Required Permit Required Shop Prohibited Prohibited Prohibited Prohibited Adult Sex Shop Except Convenience Shop Except Convenience Shop Beauty Salon &Equestrian Supplies Bottle Shop Department Store Hairdresser Supermarket Convenience Shop Permit Required Prohibited Permit Required Prohibited Provided site does not have direct Provided site does not have direct access to a rural freeway access to a freeway Provided leasable floor area does not exceed 80m2 Restricted Retail Premises Prohibited Prohibited Prohibited Prohibited Lighting Shop Party Supplies Equestrian Supplies Permit Required Prohibited Prohibited Prohibited RENEWABLE ENERGY FACILITY Permit Required Permit Required Permit Required Permit Required Except Wind Energy Facility Except Wind Energy Facility Provided the requirements of Clause Provided the requirements of Clause 52.42 are met 52.42 are met Wind Energy Facility Permit Required Permit Required Permit Required Permit Required Provided the requirements of Clause Provided the requirements of Clause 52.32 are met 52.32 are met NOT NESTED Arts & Craft Centre Permit Required Prohibited Permit Required Prohibited Car Park Permit Required Permit Required

Use Rural Activity Zone (RAZ) Farming Zone (FZ) Rural Living Zone (RLZ) Rural Conservation Zone (RCZ) Provided it is used in conjunction with another Section 1 or 2 use Cinema Based Entertainment Prohibited Prohibited Prohibited Prohibited Facility Freeway Service Centre Permit Required Prohibited Provided the requirements of Clause 52.30 are met Home Occupation Permit Not Required Permit Not Required Permit Not Required Permit Not Required Saleyard Permit Required Permit Required Prohibited Prohibited Veterinary Centre Permit Required Permit Required Permit Required Prohibited Winery Permit Required Permit Required Permit Required Permit Required

APPENDIX D: LAND CAPABILITY PILOT PROJECT FOR THE RURAL CITY OF ARARAT - SOIL QUALITY AND AGRICULTURAL VERSATILITY

Rural City of Ararat and Northern Grampians Shire Council | Ararat – Stawell – Halls Gap Triangle Project

APPENDIX E: DSE NATURAL VALUES MAPPING, SELECTED TRIANGLE AREAS

0 350 700 1050 1400 m.

Disclaimer: This map is a snapshot generated from Victorian Government data. This material may be of assistance to you but the State of Victoria does not guarantee that the publication is without flaw of any kind or is wholly appropriate for your particular purposes and therefore disclaims all liability for error, loss or damage which may arise from reliance upon it. All persons accessing this information should make appropriate enquiries to assess the currency of the data. Map Scale 1:40,587

Biodiversity Interactive Map A4 Landscape (c) The State of Victoria Department of Sustainability and Environment 2012 Produced on Fri Feb 10 17:26:37 EST 2012

Page 1 of 1 Pomonal Natural Values

0 250 500 750 1000 m.

Biodiversity Interactive Map A4 Landscape (c) The State of Victoria Department of Sustainability and Environment 2012 Produced on Tue Apr 03 13:06:34 EST 2012

Page 1 of 1 Halls Gap Valley Floor Natural Values

0 400 800 1200 1600 m.

Biodiversity Interactive Map A4 Landscape (c) The State of Victoria Department of Sustainability and Environment 2012 Produced on Wed Feb 08 16:52:25 EST 2012

Page 1 of 1 Halls Gap East Natural Values

0 600 1200 1800 2400 m.

Biodiversity Interactive Map A4 Landscape (c) The State of Victoria Department of Sustainability and Environment 2012 Produced on Wed Feb 08 16:55:42 EST 2012

Page 1 of 1