LOCAL PROVISION TOWONG PLANNING SCHEME

21.04 OBJECTIVES AND STRATEGIES

21.04-1 AGRICULTURE

Overview

Annual rainfall varies between 650-950mm, together with the climate is suitable for growing a wide range of agricultural products. The Shire has significant high quality agricultural land such as the Mitta River Valley and the flood plain areas along the Murray River located in its northern sectors. The Shire’s agricultural production exceeds $47 million per annum and supplies 37% of the Agricultural produce from the Ovens and Murray Region. Significant water resources are held within the Hume and Dartmouth Dams, which supply water for agricultural and urban communities from Towong to Adelaide. This level of production is very significant for the Ovens and Murray Region, given that it is produced from only 208,853 hectares or 31% of the total land area of the Shire. Towong Shire leads all other municipalities within this region in terms of value for all categories of agricultural production.

AGRICULTURAL TOWONG $ TOWONG OVENS MURRAY PRODUCTION REGION % % Cattle 22,303,626 46.80 37.1 Milk production 17,593,670 36.92 21.8 Pastures & Grasses 2,960,887 6.21 5.9 Wool 1,879,611 3.94 3.2 Sheep & lamb 1,175,272 2.47 2.5 slaughtering Pigs slaughtering 1,467,826 3.08 2.4 Other 278,387 0.58 27.1 Total G.V.P. 47,659,279 100 100 These figures are formed by the addition of the former local government areas. Source: Agriculture Victoria, 1995 The natural resources of the Shire, including soil and climate provide opportunities for further development of agricultural and horticultural products. The Murray, Mitta and Tallangatta river valleys all have high quality agricultural land that supports significant agricultural industries. The agricultural resource base is significant in terms of its importance to both Towong Shire and the Ovens and Murray Region and therefore must be supported. Investment in agricultural best practices need to be encouraged and certainty given to these land uses and, their value to the community. Diversification into other agricultural land uses also needs to be encouraged and further developed. Action in both of these areas will assist in broadening the economic base of the region. The potential of the agricultural areas to produce a wider range of product also needs to be further investigated. The broadening of the economic base can also be assisted by the encouragement of niche industries that can take advantage of processing local agricultural products.

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Issues

• Protection of high quality agricultural land. • Use of agricultural land for non-agricultural, rural living or hobby farming purposes that conflict with established agricultural and horticultural land uses. • The need for diversification of the economy from commodity to value adding products.

Objectives

• Ensure that the use and development of rural land is both compatible and complementary to agricultural activities. • Encourage agricultural diversity and promote opportunities for new farming enterprises. • Facilitate more intensive use and diversified use of rural land for higher value products, including horticulture, intensive animal husbandry and agroforestry. • Encourage the expansion of timber production on cropping and grazing land in areas where road infrastructure can be provided. • Protect water quality and water catchments of rivers and watercourses.

Strategies

• Retain and support high quality agricultural land in the Mitta, Murray, Corryong, Cudgewa, Thowgla and Tallangatta valleys. • Undertake a study to clearly identify those areas of high quality agricultural land. • Facilitate more intensive use and diversified use of rural land for higher value products, including horticulture, intensive animal husbandry and agroforestry which are compatible with surrounding farming practice. • Strengthen existing LandCare and catchment management practices and ensure that the North East Regional Catchment Strategy is implemented. • Encourage the use of LandCare principles within the planning process to rectify soil erosion and vegetation loss.

Planning scheme implementation

Apply the following zones, overlays and local policies:

• Rural Zone for all existing rural zones and adopt a 40 hectare subdivision minimum to prevent the fragmentation of larger rural lots.

• Environmental Significance Overlay to protect high quality agricultural land along the Mitta, Murray, Corryong , Cudgewa and Thowgla valleys.

• Rural Floodway Overlay to identify land within the 1 in 100 year flood.

• Fire hazard policy to ensure that new uses and development do not increase the risk of fire and to ensure that that appropriate fire services to habitable buildings are provided.

• Steep land policy to ensure that the development of land does not lead to erosion or environmental damage.

• Soil removal policy to ensure that productive soils are protected and managed.

• Rural housing policy to ensure the maintenance of agriculture and environmental conditions are not unduly affected by housing in rural areas.

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21.04-2 FORESTRY AND TIMBER PRODUCTION

Overview

The Shire of Towong plays an important role in providing approximately 25% of the North East region’s timber from plantations established on both public and private land. Approximately 16,000 hectares of plantations have been established at the Shelley Koetong plantation site. This supplies timber to mills located at Albury-Wodonga, Benalla, Wangaratta, Tumbarumba and Myrtleford. The region also has a large potential for hardwood plantations (such as blue gum) and agroforestry due to the high natural rainfall characteristics of the area. The timber industry is a major national and state employer and generator of export earnings, employing over 1000 people in the North East region, with a product value of $213 million. The flow on effects are significant and taking into account the direct and indirect benefits there are 1900 people employed and the total value of output and flow on to related industries is $353 million. The estimated plantation development for the next 15 years is approximately 30,000 hectares. This production will ensure that adequate resource can be supplied to the major timber industries within the North East region. This production would equate to the utilisation of about 14% of the current land used for grazing purposes.

Issues

• Establishment of areas to accommodate the proposed future timber plantations.

• Road and bridge infrastructure to service plantation and agroforestry development.

Objectives

• Ensure that the use and development of rural land is both compatible and complementary to agricultural activities.

• Encourage agricultural diversity and promote opportunities for new farming enterprises.

• Facilitate more intensive use and diversified use of rural land for higher value products, including timber plantations and agroforestry.

• Encourage the expansion of timber production on cropping and grazing land, which are capable of providing road infrastructure requirements to this industry.

• Ensure roads are constructed, maintained and used in a proper manner.

Strategies

• Facilitate more intensive use and diversified use of rural land for higher value products, including agroforestry, which are compatible with surrounding farming practices.

• Encourage the expansion of timber production and agroforestry within areas that are capable of providing road infrastructure to both plant and harvest those crops.

• Allow timber production without a planning permit except in areas that are environmentally significant or have landscape significance.

• Encourage the development of agroforestry as a means of reducing environmental problems.

• Establish a Towong Regional Plantation Committee to encourage and promote the benefits of timber plantations and Agroforestry.

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• Ensure that suitable road infrastructure is provided for plantation sites and reinforce the Code of Practice of Forest Practice for Timber Production.

Planning scheme implementation

Apply the following zones, overlays and local policies: • Rural Zone to the land occupied by Hancocks (previously Victoria Plantation Corporation). • Include a schedule within the Rural zone, that a permit is required for timber plantations above 40 hectare in the Overlay areas of Environmental Significance and Significant Landscape. • Timber plantations and timber processing industries policy to assist in the certification of management plans for harvesting.

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21.04-3 TOURISM AND ENVIRONMENT

Overview

The Shire of Towong is located on the north eastern border of Victoria and New South Wales and occupying an area of approximately 6600 square kilometres. The Shire’s location is significant in terms of being at the headwaters of the mighty Murray River. A number of areas in the Shire, particularly Corryong, relate extensively to areas in New South Wales. The Shire of Towong has an enormous tourist base due to its proximity to the Kosciusko Alpine region, a number of State and National Parks, the Hume, Dartmouth dams and the legend of the “Man from Snowy River”. Seventy percent (70%) of the Shire is public land controlled by either State or National parks, with a large proportion of this public land being used for forestry. The Shire is bordered by Victoria's largest National Park, the Alpine National Park. Other National and State parks are also located within the Shire, including: • Burrowa - Pine National Park (18,400 ha). • State Parks such as Mount Lawson and the Wabba Wilderness Park. These large natural environments provide suitable areas for bushwalking, camping and exploration by vehicles. There are significant buildings, mining heritage and railway bridges which all contribute towards the built and cultural heritage of the Shire. Aboriginal cultural heritage values are also an important part of the history of the municipality, for example, along the Murray River near Bungil. The historic Wodonga - Cudgewa railway line traversing a scenic route over rivers and gullies and including numerous historic bridges and crossings. The use of this alignment as a walking track is currently under investigation. National Trust listed landscapes are located within the municipality. The Upper Mitta Mitta River is also classified as a heritage river under the Heritage Rivers Act 1992. These and other features can provide numerous tourist activities and developments, based around active and passive recreation, accommodation and service related industries. The Shire’s numerous assets, orientated to the attributes of the natural environment provide a comprehensive tourist product. These attributes are however largely unknown and not promoted throughout the State. This situation could be expanded and improved by developing linkages to: • The Milawa, Murray Valley and Gippsland tourist regions. • New South Wales regions such as the Kosciusko, Snowy Mountains and Alpine regions, enabling the natural tourism features to be marketed as a comprehensive product. Improved linkages to other activities associated with agriculture and tourism could be developed, due to the production of gourmet type products. The increasing development and role of the Hume corridor as the nation’s major transport corridor, and the possible development of faster, larger capacity transportation modes also places the Shire in an excellent position to promote its products and environmental attributes. VicRoads has an important role to play in providing thematic signage for tourists travelling within and through the Shire.

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Issues

• Protection of heritage landscapes from plantation development.

• Protection of the historic Wodonga - Cudgewa railway bridges and development of the former rail reserve as a recreation trail.

• Protection of Koori cultural sites and places.

• Development of tourist linkages to other Victorian and New South Wales tourist regions.

• Ensure that as much roadside vegetation is retained as possible, and that roads are maintained to an appropriate standard.

Objectives

• Protect National Trust listed landscapes and other major natural, heritage and built features of the Shire.

• Ensure tourist development and experiences are linked with the agricultural economy and, the attributes of the natural environment.

Strategies

• Strengthen the position the Shire’s tourist product around its natural environment, heritage assets, its location and accessibility to Melbourne and Sydney via the Hume Freeway, Canberra, Snowy Mountains, alpine areas, Gippsland Riviera and Murray Valley tourist regions.

• Develop tourist trails based on cultural, environmental, railway, mining and built heritage.

• Develop, implement and manage a rail trail using the former Wodonga - Cudgewa rail line.

• Railway lines, disused road reserves and miscellaneous crown land policy to ensure that remnant vegetation and habitat is not indiscriminately destroyed and to use these areas for the stockpiling of seed and vegetation types.

• Carry out a heritage study to identify heritage places and buildings.

• Have regard to the Aboriginal cultural resource management grid map and guidelines provided by Aboriginal Affairs Victoria.

• Develop an agricultural tourist trail based on the natural products from the region.

Planning scheme implementation

Apply the following zones, overlays and local policies:

• Significant Landscape Overlay to protect the visual quality of landscape identified by the National Trust and those landscapes surrounding Lake Hume.

• Tourist development policy to assist both builders and designers to have regard to the natural environment, site constraints and environmental hazards when designing and locating buildings.

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21.04-4 SETTLEMENT

Urban areas overview

In 1996 the Towong Shire had an estimated population of 6,622, with 44.3% of the population living in the five main towns of Corryong, Tallangatta, Bellbridge, Walwa and Eskdale. Other small village areas are Bethanga, Talgarno, Granya, Cudgewa, Mitta, Dartmouth, Tintaldra and Towong. Only Corryong, Tallangatta, Bellbridge, Mitta and Dartmouth have both reticulated water and sewerage infrastructure. The large area of the Shire and a small population make it difficult to supply all towns and villages with community services and facilities. It is fortunate that the major towns of Corryong (population of 1215) and Tallangatta (population of 952) are located at each end of the Shire so that most areas can be readily serviced from these locations. Corryong and Tallangatta have an excellent range of facilities. The future of these facilities needs to be assured by focusing growth into these areas. Improvement of transport linkages and accessibility of these facilities to other villages and rural communities need to be developed as the ability to fund and build facilities in smaller settlements will be difficult. Existing urban zones within the Shire provide enough residential land in order to accommodate the future population growth of 242 people over the next 15 years. Given that demand for land is low, almost all towns have in excess of 10 years supply of residential land. At present, there is no need for the rezoning of further land for urban development. The existing townships of Corryong and Tallangatta can provide a variety of lot sizes to accommodate an ageing demographic profile. Corryong has an established rural residential area, located on the eastern urban boundary. In terms of water and sewerage infrastructure, both urban systems need augmentation and upgrading. The roads network within the Shire plays an important role in supporting development, rural industries, tourism and providing a key linkage between the urban and rural sectors and the interstate road network.

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CORRYONG

Overview

Corryong has a continuing service role for the upper reaches of the Towong Shire and Khancoban, a New South Wales Snowy Mountains town. In 1996 Corryong's population was approximately 1215 persons and is expected to remain at this level. This population has steadily declined from 1320 in 1981 largely due to the restructuring of government departments and the consequent loss of employment opportunities from the area. Corryong has limited infrastructure capacity to accommodate large increases in the population. There is ample land and opportunity for the development of existing residential zoned land. A strip shopping centre provides most goods and services. There is potential for redevelopment of new car parking areas behind the existing commercial areas with streetscape improvements needed to increase amenity of the commercial area. The location of a heavy vehicle by-pass is a long term option that needs to be explored in consultation with VicRoads, due to the increasing prevalence of B-double transports for both livestock and timber passing through the centre of town. Future industrial areas need to be defined to increase opportunities in attracting or providing suitable sites for new development associated with agriculture, timber or service related industries. Where necessary, appropriate buffers separating future industrial from residential areas will need to be provided. Corryong is serviced by an all weather airfield constructed in the 1950’s to service the construction of the Snowy Mountains Hydroelectric scheme. This facility is important to provide emergency access to hospital and medical facilities.

Issues

• Improve infrastructure capacity to accommodate further growth and development within the urban area.

• Provide defined areas for Low Density Residential development.

• Develop a new industrial estate to accommodate service and processing industries.

• Develop the concept of a Corryong heavy vehicle by-pass, including the feasibility of options and possible funding scenarios.

Objectives

To ensure that the development of township is undertaken in a coordinated manner consistent with the character and township development themes for the town as expressed in the accompanying Corryong strategic framework plan.

• To ensure that all new use and development has regard to the presentation and appearance of the town.

• To ensure that use and development assists in the presentation of the main road entrances into the township.

• To provide sufficient land in the town to accommodate the future development over the next ten years.

• To ensure there is adequate levels of community services and facilities within the town.

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Strategies

• Improve water and sewerage infrastructure capacity.

• Residential development to be focused towards the east, providing infill development behind the existing residential development fronting the Murray Valley Highway.

• Establish a new light industrial area to the south of the existing township along Sugarloaf Road. • Develop streetscape plans to improve the presentation and amenity of the commercial centre. • Improve access to commercial areas by providing access and car parking areas at the rear of the commercial centre. • Prevent development that may prejudice the operation of the Corryong airfield.

• Improve public facilities within the township to strengthen both visitor and resident amenity.

Planning scheme implementation

Apply the following zones, overlays and local policies:

• Residential 1 Zone to existing residential areas.

• Low Density Residential zone to the defacto rural residential areas located on the periphery of Corryong.

• Industrial 1 zone to existing and proposed industrial areas around Sugarloaf Road.

• Business 1 zone to all existing commercial areas.

• Development Plan Overlay to Low Density Residential areas to co-ordinate development and provision of infrastructure.

• Airport Environs Overlay to the Corryong airfield.

• Infrastructure policy to ensure that all forms of residential development are properly serviced with reticulated services and sealed roads to prevent degradation of water quality.

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CORRYONG STRATEGIC FRAMEWORK MAP

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TALLANGATTA

Overview

“New” Tallangatta was designed and planned by the now defunct Town and Country Planning Board in the 1950s. The town replaced “old” Tallangatta, which was abandoned when the Hume Weir was constructed, and the site was flooded. The “new” township was carefully designed to reflect elements of a “typical” Victorian country town, complete with wide entrance roads, a central plantation in the main street with large street trees and a well- defined town and civic precinct. As a result, Tallangatta is characterised by a number of distinctive design elements. These elements include: • Street layout (including the lake front esplanade). • The layout, location and orientation of its commercial core (with all shops facing north to maximise pedestrian amenity). • The uniform design of the shops (complete with intact metal verandahs) and the defined nature of town (located between the lake and the Murray Valley Highway). • Main street with a generous median plantation with commercial uses on the north side and civic uses on the south. • Large parks and areas of open space are located around the perimeter of the town, separating residential development from the foreshore. • Only two access points onto the Murray Valley Highway. The above characteristics combine to form a unique urban area, without strip commercial or residential areas abutting the highway, and sensitively located along the foreshore to a major waterbody. This design and location however does present a number of problems, including: • Industrial development has been located on the southern periphery of the township, along the former Wodonga-Cudgewa railway line. Expansion and further development of this area is also constrained by the former railway line, the Murray Valley Highway and the abutting residential areas. • The town’s location between Lake Hume (north) and the Murray Valley Highway (south) limits the options for the expansion of the urban area. The combined characteristics of the town (abuttal to Lake Hume, proximity to Albury Wodonga, heritage values) provide significant tourism interest and are valuable assets for the attraction of future tourism developments. The tourism potential of Lake Hume at Tallangatta is limited during summer periods, due to the large fluctuations in water levels, resulting from irrigation activities within the Murray Daring Basin. The construction of a small weir to retain water abutting the township is required.

Issues

• Limited areas for further urban expansion including future industrial areas.

• Protection of the mid 20th century streetscapes.

• The need for augmentation of water and sewerage infrastructure to accommodate development.

• Tourism and recreation potential of Lake Hume.

• The need for the construction of a weir adjacent to the township to reduce fluctuating water levels.

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Objectives

To ensure that the development of township is undertaken in a coordinated manner consistent with the character and township development themes for the town as expressed in the accompanying Tallangatta strategic framework plan.

• To ensure that all new use and development has regard to the presentation and appearance of the town.

• To ensure that use and development assists in the presentation of the main road entrances into the township.

• To provide sufficient land in the town to accommodate the future development over the next ten years.

• To ensure there is adequate levels of community services and facilities within the town.

Strategies

• Improve the infrastructure capacity of the urban area to accommodate further growth and development.

• Establish a clear urban growth area, to be located between the Murray Valley Highway and Lake Hume, and contain all development within these boundaries.

• The existing industrial area to be expanded onto part of the railway reserve to facilitate improved access and landscaping.

• Development of streetscape plans for the commercial centre to improve presentation.

• Encourage further tourist accommodation development within the township area.

• Develop a promotion strategy based on the history of the town, specifically, its relocation for the construction of the Hume Dam and its unique 1950's commercial centre.

• Develop a management plan for the foreshore environment below Lakeside and Queen Elizabeth Drive.

• Develop a management plan for the railway land to improve the presentation of the town and improve the public access to the area.

• Improve public facilities within the township to strengthen both visitor and resident amenity.

Planning scheme implementation

Apply the following zones, overlays and local policies:

• Residential 1 Zone to existing residential areas.

• Low Density Residential Zone to existing rural residential areas north of the Murray Valley Highway.

• Industrial 1 zone to existing industrial areas.

• Business 1 zone to the existing commercial areas.

• Development Plan Overlay to vacant residential areas to co-ordinate development and provision of infrastructure.

• Infrastructure policy to ensure that all forms of residential development are properly serviced with reticulated services and sealed roads to prevent degradation of water quality.

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TALLANGATTA STRATEGIC FRAMEWORK PLAN

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VILLAGES

There are numerous villages within the municipality. Bellbridge, Mitta Mitta and Dartmouth are the only villages serviced by reticulated water and sewerage infrastructure. The other villages are unserviced and are limited in their development due to lack of infrastructure. A summary of these small villages is provided below: Bellbridge has a population of approximately 293 persons (1996 Census) and is a small commuter settlement on the edge of Lake Hume. Bellbridge is accessed from New South Wales and its proximity to Albury makes it popular for both commuters and holidaymakers. The town is supplied with reticulated water and sewerage, but both systems are at capacity. Dartmouth is a small town created for the construction of the Dartmouth Dam. It has a high level of amenity and is serviced with both reticulated water and sewerage. Its location adjacent to the dam gives it the potential for further tourist-related development. Bethanga has a population of approximately 407 persons (1991 Census) and is unserviced. It is located within an old gold mining settlement and high levels of natural arsenic are present within the township environment. The town is close to Lake Hume, with all effluent and drainage waters making its way into this waterbody. Lot sizes are generally too small to accommodate the disposal of wastes from a septic tank. Walwa is a small township with a population of approximately 121 persons (1991 ABS). It has a reticulated water supply, but no sewerage system. The town has a small shopping area, Bush Nursing Hospital with community services such as a hall and recreation grounds. It acts as a small service centre to the surrounding rural population. Towong is a largely undeveloped town located to the east of Corryong. Increased interest in recent times for the development of lots for residential purposes has occurred due to the lack of low density residential areas around Corryong. The water supply is derived from the nearby Murray River by private supply. Cudgewa, Eskdale and Mitta Mitta are small towns that have stable levels of population and varying degrees of community facilities. They support the surrounding rural areas, and to a limited extent, act as commuter areas to Corryong and Tallangatta. Granya is a small old gold mining settlement. The area has a small reticulated water supply. Remoteness from urban areas and lack of infrastructure limits its development. Tintaldra has a small population but offers potential for tourism based development. Toorak, Golden Square, Shelley, Koetong and Thougla are largely undeveloped old mining and rural settlements. Little development of these areas has taken place. These areas are not serviced by any infrastructure and development is dependent on infrastructure being supplied for each site. Given the location of these settlements within the Lake Hume catchment, environmental issues such as the treatment of waste emanating from dwellings are critical. As there are other serviced urban settlements throughout the municipality with water and sewerage infrastructure and available land supply, there is no reason to develop these settlements.

Issues

• Lack of infrastructure and pollution of the Lake Hume and Murray River catchments. • Augmentation of infrastructure to Bellbridge. • Current soil contamination and population density at Bethanga. • Future supply of water and sewerage to Bethanga. • Lack of policy on the provision of stock and domestic water supplies, taken from the Murray River to service the township of Towong.

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• Small and inappropriate lot sizes and soil types to cater for the disposal of wastes emanating from septic tanks within village areas.

Objectives

• To ensure that the development of townships is undertaken in a coordinated manner consistent with the character and township development themes for each town. • To ensure that all new use and development has regard to the presentation and appearance of the town. • To ensure that use and development assists in the presentation of the main road entrances into townships. • To provide sufficient land in each town to accommodate the future development over the next ten years.

Strategies

• Consolidate growth within townships that can be serviced with reticulated water and sewerage. • Develop restructure plans for all unserviced urban areas to limit development and increase the areas of allotments. • Site areas for the disposal and treatment of wastes from septic tanks must be a minimum of 4,000 square metres and will vary depending on site condition and soil types. • Monitor population growth, infill development and environmental affects to determine the provision of infrastructure. • Promote Dartmouth as a base for eco-tourism. • Provide reticulated sewerage and water infrastructure to Bethanga. • Future infill development of land within Bethanga shall consist of low density residential development, where effluent from such development can be fully disposed of within the property boundary. • Focus commercial and community facilities to reinforce the existing development at the south eastern corner of the Bethanga township. • Conduct environmental audits of sites within Bethanga to monitor soil contamination. Audits will be provided for all planning permit applications, where land is proposed to be used or developed for residential or sensitive purposes. • Develop appropriate policies for the provision of stock and domestic water supply at Towong. • Application of alternative waste treatments, such as compost toilet systems and package treatment plants will be applied where site areas and conditions are not conducive to disposal by septic tanks.

• Improve public facilities within townships to strengthen both visitor and resident amenity.

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Planning scheme implementation

Apply the following zones, overlays and local policies:

• Residential 1 zone to urban areas that are serviced by water and sewerage infrastructure.

• Township zone to urban areas not serviced by water and sewerage infrastructure.

• Restructure overlay to identify old and inappropriate subdivisions that are to be restructured in accordance with restructure plans being prepared by the Council.

• Township boundary policy to ensure that urban development does not impact on water quality, that incompatible land uses are clearly separated and to improve town amenity and streetscapes.

• Infrastructure policy to ensure that all forms of residential development are properly serviced with reticulated services and sealed roads to prevent degradation of water quality.

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