Draft Ararat-Stawell-Halls Gap Triangle Project Report
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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 © Planisphere 2012. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968. PROJECT CONTROL Status Version Checked Checked Date PM PD released Final Report 1 JMR JLR 01/08/2012 © planisphere 2012 i Rural City of Ararat and Northern Grampians Shire | Ararat – Stawell – Halls Gap Triangle Project 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 © planisphere 2012 ii Rural City of Ararat and Northern Grampians Shire | Ararat – Stawell – Halls Gap Triangle Project © planisphere 2012 iii 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. © planisphere 2012 2 Rural City of Ararat and Northern Grampians Shire | Ararat – Stawell – Halls Gap Triangle Project . 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