Final Cessnock Vineyard District Study 20170327

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VERSION STATUS AUTHOR REVIEW QA APPROVED DISTRIBUTION 1.0 DRAFT 17.6.2016 J MCROBERT S MCGUINNESS H BUCK S MCGUINNESS SGS ECONOMIC AND S MCGUINNESS PLANNING 2.0 FINAL 12.12.2016 J MCROBERT S MCGUINNESS S MCGUINNESS SGS ECONOMIC AND S MCGUINNESS PLANNING CESSNOCK CITY 3.0 FINAL 28.02.2017 J MCROBERT S MCGUINNESS S MCGUINNESS SGS ECONOMIC AND S MCGUINNESS PLANNING CESSNOCK CITY CESSNOCK CITY VINEYARD DISTRICT STUDY ½ FINAL

5.6 STRATEGIC IMPLICATIONS 36 6 LAND USE CONFLICT RISK ASSESSMENT – CURRENT 1 INTRODUCTION 6 LAND USE 39 1.1 BACKGROUND 6 6.1 CAUSES OF LAND USE CONFLICT 39 1.2 PURPOSE 6 6.2 APPROACH 39 1.3 SCOPE 6 6.3 STRATEGIC IMPLICATIONS 40 1.4 APPROACH 6 7 LANDSCAPE ASSESSMENT 47 2 STRATEGIC AND POLICY CONTEXT 7 7.1 LANDSCAPE ASSESSMENT 47 2.1 STRATEGIC CONTEXT 7 7.2 AROUND HERMITAGE 48 2.2 POLICY CONTEXT 9 7.3 LOVEDALE 50 2.3 STRATEGIC IMPLICATIONS 15 7.4 CENTRAL POKOLBIN 52

3 CESSNOCK VITICULTURE 17 7.5 PARISH OF POKOLBIN 54 3.1 OVERVIEW 17 7.6 MOUNT VIEW 56 3.2 STRATEGIC IMPLICATIONS 20 7.7 STRATEGIC IMPLICATIONS 58

4 WINE GRAPE PRODUCTION 22 8 LESSONS FROM OTHER VINEYARD DISTRICTS 65 4.1 OVERVIEW 22 8.1 YARRA VALLEY 65 4.2 HUNTER VALLEY WINE REGION 22 8.2 MCLAREN VALE AND BAROSSA 4.3 CESSNOCK LGA 23 VALLEY 65 4.4 INDUSTRY WIDE ISSUES 26 8.3 SWAN VALLEY 66 4.5 STRATEGIC IMPLICATIONS 29 8.4 OKANAGAN VALLEY - CANADA 66 5 LAND SUITABILITY FOR VITICULTURE 30 8.5 NAPA VALLEY 67 5.1 LAND CAPABILITY 30 8.6 OREGON STATE 68 5.2 VITICULTURAL SOILS 33 8.7 KEY FINDINGS 69 5.3 STRUCTURAL FACTORS 33 9 CONSULTATION 71 5.4 CLIMATIC FACTORS 34 10 VINEYARD DISTRICT BOUNDARY 74 5.5 VITICULTURAL SENSITIVITY 34 11 LAND USE TABLES 76

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§ Step 5: Final Report EXECUTIVE SUMMARY STRATEGIC AND POLICY CONTEXT INTRODUCTION There is strong state, regional and local support to grow the agriculture sector, including viticulture, protect important agricultural land and retain and enhance The Cessnock City Planning Strategy Project aims to: the rural character and amenity of the LGA. However, achieving this goal in provide a solid foundation of evidence to inform the future sustainable Cessnock City is challenged by competing demands for rural land. Regional strategic land use development of the Cessnock Local Government Area growth strategies have signalled significant population growth and (LGA) and to develop a comprehensive set of strategic recommendations development to cater for growth within the LGA. Regional and local strategies based on that evidence which will guide the preparation of future major also support continued growth in the tourism industry by building on existing amendment(s) of Cessnock Local Environmental Plan (LEP) 2011 and product strengths and increasing the diversity of experiences. The underlying Cessnock Development Control Plan (DCP) 2010. subdivision pattern, large numbers of properties with dwelling entitlements and expectation of a dwelling on a rural property poses a significant threat to the The project is a whole-of-LGA study and will be informed by the preparation of sustainability of the viticulture industry and the landscape values of the four background studies: Urban housing, Employment lands, Rural lands and Vineyard District. rural living and Viticulture district. This report documents the findings of the viticulture district study and includes CESSNOCK VITICULTURE analysis of land within the current RU4 Zone in CLEP 2011known as the The Hunter Wine region is the nation’s oldest wine region and world renowned Viticulture District. The findings of this work will be integrated with the other for producing premium wines. While the wine industry experienced some elements of the study and eventually inform the development of the Cessnock contraction in production and plantings in the late 2000s, the outlook is now City Planning Strategy. more positive. The wine industry and associated tourism is a very significant The issues to be explored in this study are summarised as follows: component of the regional and local economy and employment. Currently, day visitors are the largest segment of the visitor profile and growth in the wine § The local viticultural economy and wine tourism, trends in viticulture and tourism industry is forecast. The tourism offer in the Vineyard District includes vineyards, other land uses, issues and opportunities accommodation (large scale resorts through to small farm stay and bed and § Assessment of and threats to the Districts visual qualities, Viticultural breakfast), golf courses, restaurants, cafes and cellar door. Some rationalisation Sensitivity’, and rural land use conflict risk of some cellar door businesses is anticipated. Further tourism development § National and international examples of protecting the unique identity and needs to be carefully managed to preserve the qualities of the Vineyard District integrity of wine-based tourism areas that underpin the tourism demand. § Review of the policy and strategic context, and applicability of the current Given that wine tourism is the dominant purpose for visiting the Hunter Valley, zones the importance of viticulture as a primary land use in the Vineyards District § Identification of future desired character of the Vineyards District and needs to be emphasised and supported through planning polices and controls. recommendations to achieve these outcomes Notwithstanding the attractions of the region, continued effort into promoting The study was undertaken in 5 steps: the Hunter tourism experience and its local produce will be needed to keep the § Step 1: Desktop review and gap analysis of available strategies and data Hunter Valley front of mind for visitors. § Step 2: Desktop analysis and research WINE PRODUCTION § Step 3: Consultation and ground survey The Hunter Valley region represents a relatively small vineyard area on a § Step 4: Draft Report national scale where it accounted for less than 2 per cent of a total vineyard

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area of 135,155 hectares in 2015. Vineyard areas across Australia have Any expansion of viticulture will be within the Vineyard District as it is contracted since the end of the wine boom. The vineyard area in Cessnock City essentially ‘landlocked’ by either the Brokenback Ranges to the north and east (Pokolbin subregion) peaked in 1994 at 2,000 hectares and has reduced to just or residential development. over 1,600 hectares by 2016. Without any foreseeable expansion in vineyard area in the short to medium The high cost of wine grape growing in the Hunter region coupled with term, other agricultural activities that could complement viticulture and prevailing climatic challenges would appear to preclude any substantive contribute to the rural amenity include the equine sector or ‘high end’ / increase in vineyard area in a short to medium term planning horizon. Small boutique cattle producers. The potential for expansion in vegetables or areas of new wine grape varieties are expected in the Hunter e.g. Italian orchard fruits appears limited towards supplying quality, local produce (olives, varieties such as Montepulciano; either as new plantings or grafted onto garlic) for restaurants, since scale is important for fully commercial operations. established rootstock. Although any substantive increase in vineyard area appears unlikely in the Policy is required to ensure that any new development is subject to establishing current operating environment, retaining the ability to grow wine grapes new and/or maintaining existing plantings of wine grapes to support wine commercially is crucial to the continued growth and success of the wine and grape production as well as amenity, landscape values and attraction for tourism industry in the Hunter Valley. Further tourism developments can be tourism. Small property sizes will hinder efforts to achieve economies of scale expected and careful planning will need to ensure that development is by vignerons within the region and any further spatial fragmentation of land will sensitive to protecting the primacy of the vineyards and preserve the rural impact on their operations. Further subdivision should be strongly discouraged amenity, its character and scenic vistas, to maintain the quality of the tourism as it will compromise farming operations in the Vineyards District, but also the experience. ability to preserve land for viticulture use or other uses that complement its rural character. The Vineyards District is also increasingly deemed a premium area to live, which brings development pressure from commercial interests and a growing Mapping of viticultural sensitivity has been prepared to inform locations where potential for incompatible land uses neighbouring vineyards; uses that may and what types of development could be accommodated within the Vineyards restrict vineyard operations. District. Given these pressures, vignerons especially need certainty that they can LAND USE CONFLICT RISK ASSESSMENT continue to farm given that annual returns on investment are typically low in The land use risk assessment highlights the risks of further residential and relation to overall capital invested, and returns are only realised over the long tourism development in the Vineyard District. Separation needs to be term. maintained between viticulture and residential and rural residential uses. LAND SUITABILITY FOR VITICULTURE Careful siting of new buildings and structures for tourism is required to ensure that operation of surrounding vineyards is not limited by proximity to visitors. Land suitable and available for viticulture in Cessnock City is primarily found within the RU4 Vineyards District. Mapping indicates that the soils most suited LANDSCAPE ASSESSMENT to grape production have been developed for that purpose. However, it is For the wine tourism sector to remain viable, the charm and the character of considered that factors other than soil types, including costs of production, the Vineyards District must be preserved and in some areas, restored. Enticing high land values, climatic challenges and competition from rural residential and urban visitors to rural areas can lead to over-commercialisation, traffic tourism development uses will have a greater influence on decisions to expand congestion, excessive visitation and environmental damage to land and natural vineyard area. resources. Future development in the Vineyards District must be carefully managed to ensure that its cache and desirability as a tourism destination and wine producing region is preserved17.

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The following suite of measures are recommended: § An architectural style guide setting out expectations with regard to design (styles, materials, finishes and colours), siting (setbacks, clustering of LANDSCAPES buildings), scale (building mass, height) Significant view points and viewsheds § A landscaping guide setting out expectations with regard to vegetation types, screening, gateways, fences, property identification signs, car High points within the landscape provide significant long views into and over parking, drives and internal roads. Vineyards District. Specific viewpoints include: § Broke Road PUBLIC REALM § Mount View Road For most visitors, the Vineyard District is experienced from either a car or bus. § McDonalds Road The character of the road corridors is therefore an important element of the § Talga Road districts tourism product. The landscape assessment identified a number of § Palmers Lane LANE elements of the road network that could improve the visitor experience § Marrowbone Road including: § § Oakey Creek Road Road signage § § Wine Country Drive Landscape protection, traffic management and road infrastructure § § Bimbadeen Lookout Alternative transport options It will be important that new development visible from viewpoints, ridgelines or Road signage high points in the landscape are sited and designed to ensure that the impact Road signage is important for visitors to provide a sense of arrival, to assist in on significant long views is minimised. Siting and design responses may orientating themselves when they are within the Vineyards District and include: identifying specific locations or premises. This could be improved in the § Siting of new buildings so that they are ‘tucked into’ landscape and below Vineyard district by: ridgelines § Providing entry statement signage at main entrances to the Vineyards § Design of roof form to reduce apparent bulk district § Reduction in building heights § Road signage that conforms to a consistent set of design guidelines § Use of non-reflective or visually obtrusive materials. (themes, colours) § Consistent approaches to roadside signage to premises such as sandwich BUILT FORM boards Design guidelines Landscape protection, traffic management and road infrastructure There are locations within the Vineyards District where the scale and design of Traffic congestion, traffic speed and a mismatch in the needs of road users tourism development have had a detrimental impact on the ‘winescape.’ There within the Vineyard District: tourists, farmers and local residents; poses is a risk that in the absence of guidance on new development, the highly challenges for road managers. Road engineers and planners need to effectively valued landscape qualities of the Vineyards District will be lost. It is manage traffic flows to ensure it flows both freely and safely. However, in recommended that comprehensive design guidelines be prepared for new and practice, the application of traffic management principles could be more upgrade of existing development in the Vineyards District including: conscious of the need to preserve rural landscape values. For example, the recent upgrade of Broke Road has facilitated traffic flow but increased traffic

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speed through a busy tourism precinct as well as detrimentally impacting the – A development plan incorporated into state policy landscape and views with removal of roadside vegetation. – Limits to subdivision through a minimum lot size Planning of road upgrades in future should consider reducing risk through both – Tenement Controls - one dwelling per property held in single structural and non-structural measures such as reducing traffic speed and ownership) encouraging local commuters to use designated routes away from tourism – Restricting sale and marketing of wine in wineries such that it is ancillary nodes. Protection of landscape amenity and retention of native vegetation to and subordinate to production must be a key consideration in upgrade of road infrastructure and changes to – Wineries must use a minimum proportion of local grapes in wine traffic management within the Viticulture District. Consideration should also be production given to: – Ancillary development is limited to a proportion of the winery footprint § Touring visitors unfamiliar with the road network and traveling between – Urban growth boundaries are strongly enforced with new residential attractions at a leisurely pace to appreciate the scenery development focused within urban boundaries and rural residential § Movement of farm vehicles and heavy equipment, particularly during development provided for in planned estates, generally on the fringes harvest of established settlements § Accommodating other forms of tourism transport such as bikes and horses. – Clear statements of the types of uses that are permitted, permitted with Alternative transport options consent or prohibited. Encouraging new experiences is a key element of further developing the CONSULTATION tourism industry in the Vineyards District. Cycling, walking, electric cars and A number of consultation activities were undertaken during preparation of this horse riding all lend themselves to travelling within the Vineyards District given study to provide opportunities for vignerons and the Hunter Valley Wine and the relative close proximity of attractions. Development of alternative transport Tourism Association (HVWTA) to provide insights and ideas. options may also reduce road traffic. Further work is required to develop a ‘trail’ strategy for the Vineyards District to identify the most appropriate routes Key messages heard during the consultation include: as well as options for trail design and construction. § Viticulture and wine tourism are inextricably linked. The continuation of viticulture in the District depends on a healthy tourism sector. The LESSONS FROM OTHER VINEYARDS challenge of getting the balance right between the two industries was The review of policy applied to wine tourism areas in other jurisdictions found highlighted. that all recognised that protecting and maintaining vineyards was critical to § There is great concern that urban development, proposed for Cessnock in protecting the ‘wine’ status of an area, as well as the tourism attraction. Land regional strategies, will impinge on the Viticulture District fragmentation, encroachment of residential and rural residential development, § While the RU4 Zone and elements of the LEP have been effective in high land values, poor siting and design of buildings and structures were protecting the area for viticulture, a number of improvements were common threats to the sustainability of a wine producing region and its tourism suggested. industry. § There was support for using the Vineyards District Community Vision 7 Approaches found to be successful have a number of common elements: Community Consultation Report as the basis for expand the current § Governance: An independent body that reviews and may overturn Council studies.” decisions if found to not comply with planning policy § Issues that need to be considered include: land use conflict between § A range of policy tools that seek to limit subdivision and new development residential development and viticulture, erosion of visual amenity, poor including: design quality of some developments, increased traffic through the district

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§ Opportunities that should be considered include: Increasing diversity of experiences and attractions and widening the target demographic, district heritage values, renewal and revitalisation of existing developments, connectivity via the airport and M1 VINEYARDS DISTRICT BOUNDARY It is recommended that the boundary of the Vineyards District be adjusted, particularly the northern and north eastern boundary to include surrounding rural land. The purpose of this adjustment is to clearly signal the boundary of urban development, to provide a rural transition between urban development and the principal viticulture / tourism enterprises and a buffer between viticulture and sensitive uses. LAND USE TABLES The land use tables in the RU4 zone were reviewed taking into consideration the findings of this study and strategic implications. A number of uses were considered inappropriate for the Vineyards District.

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8. Identification of key sites for future tourism opportunities that are not on 1 INTRODUCTION Prime Viticultural Land

9. Review the applicability of the current boundary of the RU4 Zone 1.1 BACKGROUND 10. Review the applicability of permissible land uses in the RU4 Zone The Cessnock City Planning Strategy Project aims to: 11. Review the applicability of other existing LEP and DCP controls relating to the Vineyard District Provide a solid foundation of evidence to inform the future sustainable 12. Investigate the demand for and potential use of community title in the strategic land use development of the Cessnock Local Government Area (LGA) Vineyards district and to develop a comprehensive set of strategic recommendations based on that evidence which will guide the preparation of future major amendment(s) of 13. Identify significant views into and out of the Vineyards district, and local Cessnock Local Environmental Plan (LEP) 2011 and Cessnock Development view corridors within the district. Control Plan (DCP) 2010. 14. Analyse visual quality of the Vineyards district including roadside vegetation The project is a whole-of-LGA study and will be informed by the preparation of 15. Identify ‘landscape character precincts’ of the Vineyard district four background studies: 16. Identification of the ‘future desired character’ in the Vineyards district § Urban housing 17. Investigate issues regarding future infrastructure provision, including the § Employment lands impact on the future character in regard to the standards applied. § Rural lands and rural living § Vineyard district. This report specifically addresses issues 1 through 11 and 13 through 17. This study will provide input to issue 12 that will be addressed specifically in the 1.2 PURPOSE Rural Living Study and Housing studies. The issues to be explored in this study are summarised as follows: 1.3 SCOPE 1. Analysis of the local viticultural economy and its regional context, including The focus of this report is the Vineyard District. The findings of this work will be production of commodities, employment and economic output integrated with the other elements of the study and eventually inform the

2. Land use survey to document current extent of viticultural land uses, lot development of the Cessnock City Planning Strategy. sizes, related land uses and other non-viticultural land uses (e.g. other agriculture, rural living, commercial, accommodation and tourism) 1.4 APPROACH 3. Identification of quantity and quality of land suitable for viticultural uses – develop a ‘Prime Viticultural Land’ map and accompanying methodology The study was undertaken in 5 steps: and/ or ‘Viticultural Sensitivity’ mapping and accompanying methodology Step 1: Desktop review and gap analysis of available strategies and data 4. Review the most appropriate way to translate the viticultural mapping into Step 2: Desktop analysis and research LEP and/or DCP planning controls 5. Investigate national and international examples of protecting the unique Step 3: Consultation and ground survey identity and integrity of wine-based tourism areas. Step 4: Draft Report 6. Investigate the impacts of future subdivision and development (i.e. permanent residential or tourist accommodation) on viticultural activity Step 5: Final Report. 7. Investigate other land use conflicts, current planning controls and strategies for their mitigation

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opportunities; and Improve long-term market development by effectively 2 STRATEGIC AND POLICY connecting with communities to build the social licence for production systems and products. CONTEXT REGIONAL STRATEGIES This section of the report summarises the current strategic and policy context Hunter Regional Plan 20363 that applies to the Vineyard District. The Plan sets out the NSW Government’s vision for the region: 2.1 STRATEGIC CONTEXT The leading regional economy in Australia with a vibrant new metropolitan city STATE STRATEGIES at its heart. NSW 2021: A plan to make NSW number one1 Goals and actions relevant to the rural lands of Cessnock include: § Goal 1 – The leading regional economy in Australia NSW 2021 sets the NSW Government's agenda for change in NSW and recognises the importance of agriculture in improving the economic – Grow Greater Newcastle as Australia’s next metropolitan City: development of NSW and growing regional economies. NSW 2021 includes – Grow tourism in the region targets to improve agricultural productivity through: sustainable land – Protect and enhance agricultural productivity management; water and vegetation management; promoting the co-existence – Manage the ongoing use of natural resources of resource-based industries through the identification of strategic agricultural – Plan for greater land use compatibility lands; and ensuring that the development efforts of industry and government § Goal 2 – A biodiversity-rich natural environment\ are effective and well coordinated. NSW 2021 notes the role investment in key infrastructure plays in increasing industry productivity and competitiveness. – Protect and connect natural areas Agriculture Industry Action Plan2 Actions relevant to the Vineyard District include: § Undertake a land use assessment across the Viticulture Critical Industry The Agricultural Industry Action Plan has been developed by industry and the Cluster to balance scenic amenity and ongoing growth in tourism. NSW Government to drive continued growth of the primary industries sector § Investigate opportunities to leverage the heritage character of the and to support growth of jobs in rural and regional areas. The action plan sets Cessnock, and growth in wine tourism in Pokolbin. out actions across six main themes: Build the appropriate frameworks to maintain the profitability, productivity and innovation that will underpin Lower Hunter Regional Strategy 2006 – 20314 competitiveness of the agriculture sector in the face of declining terms of trade; The Lower Hunter Regional Strategy while superseded by the Hunter Regional Maximise the efficient use of human capital through a focus on workforce and Plan, includes information pertinent to Cessnock. The sub-region has been skills; Review the business and regulatory operating environment in NSW to nominated as a significant growth area within NSW, with the area growing both ensure the focus is on business development in the sector; Investigate new in its own right and as an ‘overflow’ area for Sydney with potential to models for investment and ownership within the industry to facilitate the capital accommodate over 160,000 new people in the coming 25 years. An additional investment required to underpin growth; Develop the partnerships, supply 66,000 new jobs and 115,000 new dwellings will be required to cater for this chains and operating environment to capitalise on market and export growth.

1 https://www.nsw.gov.au accessed 15.8.2016 3 NSW Government (2016) Hunter Regional Plan 2036 2 Department of Primary Industry (2014) Agriculture Industry Action Plan 4 Department of Planning (2006) Lower Hunter Regional Strategy 2006 - 2031

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The Strategy identifies Cessnock as a regional centre, with Pokolbin identified § Rapid urbanisation that could result in loss of the rural character and as a specialist centre for tourism and the wine industry. The target set for amenity Cessnock LGA is 21,700 new dwellings with 19,700 being provided by new § Extensive rural areas, bushland areas, the Hunter Valley Wine Country, and land releases (green field sites) and 2,000 from infill development within surrounding rugged Sugarloaf, Watagan and Broken Back Ranges are existing urban areas. This equates to an estimated 45,700 additional people highly valued by residents and visitors, provide a strong point of difference living in Cessnock LGA, with the target population for the LGA being 96,410 to the highly urbanised areas of the Lower Hunter and Central Coast people by 2031. regions and underpin the tourism, wine and agricultural sectors The significant growth anticipated and being planned for in the region will § Ideally located in relation to the main population centres of NSW, with increasingly challenge the viability of commercial agricultural business, good road and rail connections as well as access to the Port of Newcastle including vineyards, in Cessnock due to increasing land values, urban and Newcastle airport encroachment and land use conflict. § The Hunter Valley Wine Country is a high profile, nationally recognised wine district and tourist destination. The quality development that has LOCAL STRATEGIES occurred in the HVWC area should set the tone and bench-mark for future Cessnock 2023 Community Strategic Plan5 development in Cessnock.

7 The community plan sets out the following desired outcome for the LGA: Vineyards District Community Vision Consultation Report Cessnock will be a cohesive and welcoming community living in an attractive A Community Vision for the Vineyards District was exhibited by Cessnock City and sustainable rural environment with a diversity of business and employment Council in 2011 which was refined in response to a submission from the Hunter opportunities supported by accessible infrastructure and services which Valley Wine Industry Association and Hunter Valley Wine Council Tourism. The effectively meet community need. Submission document and vision was adopted by Council: § Recognise and protect the primacy of the vineyards and maintain and Strategies relevant to this study include: enhance existing vineyards, wineries and tourist uses. § Identify and increase the diversity of the tourism experience and market § Maintain and preserve the rural amenity, character and scenic vistas of the existing historical, cultural, natural and indigenous heritage region for future generations to enjoy § Ensure the LEP and other planning protocols protect rural areas and reflect § A place that reinforces the Hunter Valley Wine Brand as the key component the community’s values on “rural character” and the heritage feel of the of its tourism identity. area. § Allows and fosters a mix of diverse business, accommodation and Cessnock Economic Development Strategy6 employment options – creating a balance between working vineyards, The strategy sets out objectives and directions in line with the Cessnock tourist uses, residential and visitor amenity. Community Plan 2023. The strategy notes the following challenges and key § Council, peak business groups and community work collaboratively. assets relevant to this study: § Has high quality infrastructure and services which meet the community’s § Protecting the key assets of the LGA – rural environments, vineyard areas, and visitor’s needs. significant views Strategies and actions relevant to this study are summarised here:

5 Cessnock City Council (2013) Cessnock 2023 Community Strategic Plan 7 Vineyards District Community Vision Community Consultation Report (2012) Hunter Valley Wine Industry 6 Cessnock City Council (2014) Cessnock Economic Development Strategy Association and Hunter Valley Wine Country Tourism

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§ Strategy 5: Ensure that Cessnock LGA is an attractive place to live, work § Expand and enrich the wine and food product offering to increase the and invest quality of the experience and customer satisfaction – Continue to ensure that planning controls and policies at local, regional § Improve and increase the range and quality of Hunter Valley attractions, and State level, protect rural and bushland areas, the vineyards and facilities, services and experiences to increase visitor demand. Priority significant view-sheds within the LGA from urban encroachment, development focus should be in the following experience themes: inappropriate development and visual, dust and other forms of – Culture and the Arts pollution from coal mining and extractive industries. – Heritage

§ Strategy 12: Work with industry sectors to address issues and capitalise on – Rural/Agri tours/accommodation

opportunities. – Nature (soft adventure) > Indigenous – Golf and other sports. Wine industry – Through local and regional planning controls, continue to protect the vineyard areas from urban encroachment and inappropriate 2.2 POLICY CONTEXT development STATE POLICY CONTEXT – Endeavour to have the Wollombi Valley excluded from the CSG Exploration Leases, and to have all exclusion areas in the LGA State Environmental Planning Policy (Rural Lands) 2008 protected through planning controls and regulatory legislation The aim of the SEPP (Rural Lands) is to: – Recognise the significance of the relationship between the wine and § Facilitate the orderly and economic use and development of rural lands for tourism sectors rural and related purposes – Encourage the diversification into activities that complement both the § Identify the Rural Planning Principles and the Rural Subdivision Principles so wine and tourism sectors. as to assist in the proper management, development and protection of Cessnock City Wide Settlement Strategy 2010 rural lands for the purpose of promoting the social, economic and environmental welfare of the State The City Wide Settlement Strategy set out the following directions for § viticulture: Implement measures designed to reduce land use conflicts § § Direction 1: Recognise the regional significance of the vineyards district in Identify State significant agricultural land for the purpose of ensuring the the new LEP in terms of agricultural production and associated flow-on ongoing viability of agriculture on that land, having regard to social, effects, including tourism economic and environmental considerations § § Direction 2: Expand the extent of the vineyards district to commercial Amend provisions of other environmental planning instruments relating to vineyards on the periphery of the area. concessional lots in rural subdivisions. Hunter Valley Economy Destination Management Plan8 The Rural Planning Principles are as follows: § Promotion and protection of opportunities for current and potential The Hunter Valley Destination Management Plan is a framework for tourism productive and sustainable economic activities in rural areas investment shared by Cessnock and Singleton LGAs. Strategies relevant to this § Recognition of the importance of rural lands and agriculture and the study include: changing nature of agriculture and of trends, demands and issues in agriculture in the area, region or State

8 Draft Hunter Valley Visitor Economy Destination Management Plan 2014.

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§ Recognition of the significance of rural land uses to the State and rural Section 117 Directions communities, including the social and economic benefits of rural land use Section 117(2) of the Environmental Planning and Assessment Act 1979 and development provides further guidance to Councils on the preparation of LEPs on a range of § In planning for rural lands, to balance the social, economic and specific issues environmental interests of the community § The identification and protection of natural resources, having regard to Section 117 Direction 1.2 - Rural Zones seeks to protect the agricultural maintaining biodiversity, the protection of native vegetation, the production value of rural land. The Direction requires that rural land only be importance of water resources and avoiding constrained land rezoned for urban purposes where it has been strategically justified by a Council strategy approved by the Director-General, or a Regional Strategy § The provision of opportunities for rural lifestyle, settlement and housing prepared by the Department of Planning and Environment. that contribute to the social and economic welfare of rural communities § The consideration of impacts on services and infrastructure and appropriate Section 117 Direction - Rural Lands Section seeks to protect the agricultural location when providing for rural housing production value of rural land and facilitate the orderly and economic

§ Ensuring consistency with any applicable regional strategy of the development of rural lands for rural and related purposes. The Direction Department of Planning or any applicable local strategy endorsed by the applies when a planning authority prepares a planning proposal that will affect Director-General. land or that changes the existing minimum lot size on land within a rural or environment protection zone. The Direction requires that a planning proposal The Rural Subdivision Principles are as follows: must be consistent with the Rural Planning Principles and Rural Subdivision § The minimisation of rural land fragmentation Principles listed in State Environmental Planning Policy (Rural Lands) 2008. § The minimisation of rural land use conflicts, particularly between residential Policy for Sustainable Agriculture9 land uses and other rural land uses § The consideration of the nature of existing agricultural holdings and the The purpose of this Policy is to facilitate a coordinated approach to achieving existing and planned future supply of rural residential land when an ecologically and economically sustainable agricultural sector and sets out considering lot sizes for rural lands the following strategies to address threats at the rural-urban interface and prevent loss of prime agricultural land”: § The consideration of the natural and physical constraints and opportunities § of land Ensure the equitable and efficient allocation of land and other natural resources between agriculture and other sectors of the community § Ensuring that planning for dwelling opportunities takes account of those § constraints. Ensure land use planning is undertaken, where appropriate, in association with agriculture to avoid conflict that may jeopardise agriculture’s Standard Instrument (Local Environmental Plans) Order (2006) sustainability The Order provides a ‘template’ LEP with standard zones and zone objectives, § Develop and adopt agricultural activities and planning strategies that definitions, operational provisions, optional local planning provisions and minimise impacts on community amenity from noise, dust and odour schedules. While the zones are standardised, Councils are able to select § Identify lands and farming methods best suited to specific agricultural additional objectives and definitions to insert into each zone land use table to industries and retain production options for those lands in the future provide a degree of local variation, within set parameters. Some provisions and definitions are mandated, meaning that they cannot be varied.

9 NSW Agriculture (1998) Policy for Sustainable Agriculture in New South Wales

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§ Property management planning integrates the production, environmental § Conserve and enhance, for current and future generations, the ecological and personal goals of farmers with the physical attributes of the property integrity, environmental heritage and environmental significance of § Develop and adopt appropriate planning mechanisms to avoid future Cessnock conflict over land use (e.g. competing demands for land for agricultural, § Encourage development for employment purposes in appropriate residential and recreational uses) locations having regard to proximity to appropriate infrastructure, to § Ensure efficient allocation and use of resources provided by the ensure the efficient use of land and services, to provide walkable urban Commonwealth and State governments for agricultural resource environments and to reduce dependency on the use of private vehicles § management and improvement. Provide opportunities for a range of new housing and housing choice in locations that have good access to public transport, community facilities State Environmental Planning Policy (Mining, Petroleum Production and and services, retail and commercial services and employment Extractive Industries) 2007 opportunities, including opportunities for the provision of adaptable and The aims of this Policy are to: affordable housing § Recognise and protect the historical, cultural and economic values of the § Provide for the proper management and development of mineral, vineyards district in relation to agricultural production and associated flow petroleum and extractive material resources for the purpose of promoting on effects, including tourism. the social and economic welfare of the State § Facilitate the orderly and economic use and development of land The RU4 zone has been applied to rural land within the Vineyard District Figure containing mineral, petroleum and extractive material resources 3) and covers an area of 13,252 ha or 7% of the area of the LGA and a § Promote the development of significant mineral resources minimum lot size of 40ha is specified. § Establish appropriate planning controls to encourage ecologically The objectives for land use and development in RU4 include: sustainable development through the environmental assessment, and § Enable sustainable primary industry and other compatible land uses sustainable management, of development of mineral, petroleum and § Encourage and promote diversity and employment opportunities in extractive material resources relation to primary industry enterprises, particularly those that require § Establish a gateway assessment process for certain mining and petroleum smaller lots or that are more intensive in nature (oil and gas) development to: § Minimise conflict between land uses within this zone and land uses within – Recognise the importance of agricultural resources adjoining zones – Ensure protection of strategic agricultural land and water resources, and § Maintain prime viticultural land and enhance the economic and ecological – Ensure a balanced use of land by potentially competing industries, and sustainability of the vineyards district – Provide for the sustainable growth of mining, petroleum and agricultural § Encourage appropriate tourist development (including tourist-related retail) industries. that is consistent with the rural and viticultural character of the vineyards district LOCAL POLICY § Enable the continued rural use of land that is complementary to the CESSNOCK LOCAL ENVIRONMENTAL PLAN (LEP) 2011 viticultural character of the land. The Cessnock Local Environmental Plan (LEP) 2011 details local environmental Past planning policies has left a significant legacy of small properties within the planning provisions for land in Cessnock in accordance with the relevant Vineyards District. Based on current Council data (Table 1) there are 2,290 standard environmental planning instrument and in particular aims to: properties in the Vineyards District of the LGA and: § Strengthen and protect a high quality, sustainable lifestyle for Cessnock’s § 22 properties with a dwelling entitlement residents and visitors

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§ 88 properties that are larger than the minimum lot size above which a DA is fragmentation in the Vineyards District, it is recommended that the minimum not required for a dwelling. lot size for subdivision be increased. Mapping of properties with a dwelling entitlement (vacant and developed), and/ or a residential waste charge or construction certificate for a dwelling shows the potential full extent of dwelling development in the Vineyards TABLE 1: PROPERTY SIZE AND DWELLING ENTITLEMENTS District (Figure 1). Further analysis is required to determine how many dwellings RU4 have been constructed on properties with a dwelling entitlement and thereby Property size Properties Dwelling entitlements the potential for new dwellings in the vineyards district. This will be important given the expectation of a dwelling on concessional lots and lots which are <2ha 1,267 1 undersized through excision of agricultural land and the retention of ‘existing 2-40ha 935 21 holding’ status and ‘right’ to erect a dwelling house on lots created for a >40ha 88 88 purpose of a dwelling under previous instruments. Total 2,290 110 There is significant potential for fragmentation of the vineyards district if construction of dwellings on lots under 40 ha was facilitated. Preventing fragmentation is made difficult due to the expectation of a dwelling on concessional lots and lots which are undersized through excision of agricultural land and the retention of ‘existing holding’ status and ‘right’ to erect a dwelling house on lots created for a purpose of a dwelling under previous instruments. The Vintage and proposed Golden Bear golf course, tourism and residential developments will significantly increase both the permanent and visitor populations of the Vineyards District. For example, fully developed, The Vintage (including the Vintage Balance Lands) will provide 1,022 residential units and 995 tourist accommodation units. During consultation vignerons noted that residential development adjacent to and within the vineyards district was causing land use conflict and disruption of vineyard operations. Given the permanent residential opportunities afforded by the Vintage and Golden Bear developments and negative impacts of new dwellings on viticulture, it is recommended that the current minimum lot size for dwellings in the RU4 zone be retained. There are eighteen properties larger than 80ha and meet the subdivision minimum lot size threshold of 40 ha (Figure 2). These properties are located in areas identified as suitable for viticulture (Figure 16), has established wine grape plantings (Figure 17) or high viticultural sensitivity (Figure 19). Given the substantial supply of small properties and the importance of preventing further

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FIGURE 1: PROPERTIES WITH A DWELLING ENTITLEMENT, RESIDENTIAL WASTE CHARGE AND / OR DWELLING CONTSRUCTION CERTIFICATE

Cessnock City Council Boundary T Viticulture district AL GA RD Property boundary Dwelling entitlement

TALGA RD

W IN E C O U D N R T R S Y D D L R A IV N E

M P ALMER S LANE

BR OKE RD BR OKE RD

OA KEY CR EEK RD

MAR ROWBO NE RD

CESSNOCK ! MOUNT VIEW RD

0 0.75 1.5 3 4.5 6 Kilometers ±

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FIGURE 2: PROPERTIES >80HA

Legend

Cessnock City Council Boundary Viticulture district Properties over 80 ha

WESTON !

CESSNOCK !

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DEVELOPMENT CONTROL PLAN development to cater for growth within the LGA. Regional and local strategies also support continued growth in the tourism industry by building on existing A development control plan provides detailed planning and design guidelines product strengths and increasing the diversity of experiences. The underlying to support the planning controls in the LEP. Elements of the DCP relevant to subdivision pattern, large numbers of properties with dwelling entitlements and the vineyard district are listed here. expectation of a dwelling on a rural property poses a significant threat to the PART D – SPECIFIC DEVELOPMENT: sustainability of the viticulture industry and the landscape values of the § D1 – Subdivision guidelines Vineyard District. § D4 - Purpose built rural tourist accommodation § D5 – Outdoor signage § D6 - Poultry farms § D8 – Temporary events § D12 - Heritage PART E: SPECIFIC AREAS § E3: Vineyards District JOINT VINEYARDS RU4 PROPOSAL In February 2016, a joint planning proposal for the Vineyards district was prepared to standardise, as far as possible, the objectives and land use tables of the RU4 Primary Production Small Lots Zone in the Local Government Areas (LGAs) of Cessnock and Singleton, so that there is effectively no arbitrary planning boundary within the area of the Pokolbin Vineyard District. The outcome of this Planning Proposal will be amended objectives and Land Use Tables of the RU4 Zone in both the Cessnock Local Environmental Plan 2011 (CLEP 2011) and the Singleton Local Environmental Plan 2013 (SLEP 2013). The Land Use Tables will be amended to be compatible whilst accommodating differences that reflect the differences between the two LGAs. These differences relate to the permissibility of hotel and motel accommodation, forestry, and recreation areas and facilities. This will be discussed in further detail in Section 11. 2.3 STRATEGIC IMPLICATIONS There is strong state, regional and local support to grow the agriculture sector, including viticulture, protect important agricultural land and retain and enhance the rural character and amenity of the LGA. However, achieving this goal in Cessnock City is challenged by competing demands for rural land. Regional growth strategies have signalled significant population growth and

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FIGURE 3: PLANNING ZONES ! Legend

Cessnock City Council Boundary

Land out of scope

Environmental Conservation

Rural Landscape

Forestry

Small Rural Holdings

Special Purpose (Golden Bear)

Special Purpose (Vintage)

WESTON !

CESSNOCK !

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boutique wine industry was beginning to be established in the Hunter region, 3 CESSNOCK VITICULTURE which grew steadily until a nationwide rapid expansion in vineyard planting began in the late 1980s. 3.1 OVERVIEW The boom in plantings in Australia continued in all wine regions until the early 2000’s. This boom was driven by generous tax incentives and expanding The Hunter Valley wine region is world renowned for its premium wines. Its export opportunities due to Australia’s competitive exchange rate and proximity to ports and domestic markets, and more specifically Sydney, make it Australian wines becoming popular overseas, particularly in the UK market. an attractive locality for wine production and related tourism. The region produces less than two per cent of Australia’s wine10, however the Hunter is the A cyclical downturn occurred in conjunction with the worldwide financial crisis nation’s oldest wine region and regularly produces premium, award winning in 2008; this meant a dramatic reduction in wine exports and wine industry wines. The region’s impressive wine heritage, rural landscapes and accessibility, profitability and a considerable contraction in planted area over the past five make it a distinct and popular choice for domestic and international tourists. years. Like other wine regions there was also a significant contraction in vineyard area in the Hunter Valley. The Australian wine industry experienced a rapid decline in profitability from 2008 and following a protracted flat cycle, there are signs that the nationwide Of note, is that the vineyard area in the Pokolbin sub region, within the wider “wine and grape glut” is easing. The outlook for the period to 2021 is for a Hunter region, has largely been maintained. Over 150 cellar door outlets return to modest growth2. Exports of Hunter (entire region) produced wines remain open, producing a wide selection of unique Hunter Valley wines. This increased 18% in 2015 (from the previous year) to almost 1 million litres, greater resilience is likely to be due to its established reputation, successful comprising 660,000 litres of bottled wine with an export value of $4.6 million wine tourism and direct cellar door sales business model. ($A average wholesale value)11 . GEOGRAPHY The majority of Hunter produced wines are sold as direct retail trade. The strong retail concentration of supermarkets, where the largest players now have Wine grapes are grown along the southern edge of the broad Hunter River their own labels by buying bulk wine, has meant independent wine producers valley and in the undulating terrain of the foothills of the Brokenback Range. are increasingly reliant on direct cellar door sales. Hunter producers are Outcropping limestone underpins viticulturally suitable neutral to alkaline soils. particularly well positioned for direct retail sales being so favourably located on “Sydney’s doorstep.” Hunter vignerons’ business model of selling a substantial Geographical Indications (GI) identify wines as originating in a region or proportion of their wine at retail outlets also helps buffer them from increasing locality. All ratified GIs are listed on a Register of Protected Geographic Indications, which is maintained by Wine Australia. The prime purpose of GIs is market concentration. to protect the integrity of Australia’s wine producing areas. The GI Hunter Valley was ratified in 1996 and comprises three subregions: Upper Hunter HISTORY AND PRODUCTION TREND Valley, Broke Fordwich and Pokolbin (Figure 4). The Hunter Valley zone European settlement in the Hunter Valley began in 1826 with the first vines approximates the Hunter River catchment boundary defined by the planted at Dalwood by George Wyndham in 1828 (formerly Wyndham Estate). escarpments of the Mt Royal, Liverpool and Hunter Ranges. Cessnock City The number of wine businesses grew to around 50 in the early part of the 20th includes the majority of the Pokolbin subregion. century and then dramatically declined during the Depression. By 1969 a

10 AgEconPlus (2015) Economic contribution of the Australian wine sector. Report prepared by AgEconPlus and Gillespie Economics for the Australian Grape and Wine Authority 11 Wine Australia (2015) Winefacts – Hunter regional snapshot.

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FIGURE 4: MAPS OF HUNTER VALLEY GI ZONE AND SUBREGIONS – UPPER HUNTER, BROKE FORDWICH AND POKOLBIN12

12 Wine Australia - Geographical Indications: accessed 2 June 2016. http://www.wineaustralia.com/en/Production%20and%20Exporting/Register%20of%20Protected%20GIs% 20and%20Other%20Terms/Geographical%20Indications.aspx

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ECONOMIC CONTRIBUTION: VITICULTURE, WINE VALUE AND § Direct employment of over 7,000 people and an additional 10,000 indirect TOURISM jobs (for example in service industries and via multiplier effects, excluding wine tourism) 13 The Hunter Valley wine sector makes a large direct and flow-on contribution to the Australian economy. This sector includes grape growing, wine making and Wine tourism wine related tourism. Locally and regionally it makes a direct and significant Wine tourism is an important sector of the Australian tourism product with contribution to gross regional product and employment. It has strong linkages almost 60 million wine tourism visitor nights in Australia in 201515. An with a wide range of businesses (both regionally and beyond) supplying goods assessment of the economic impact of the Tourism and Wine Industries in the and services that support grape growing, wine making and wine tourism. Hunter Valley Wine Country Region (undertaken in 2011) found the total output Wine grape and wine production impact from tourism spending and industry investments is estimated to be $520 million.16. The wholesale value of unprocessed wine grapes is low in the Hunter region ranging from a peak of $6.6 million in 2001 to $0.9 million in 2015 (a In addition, tourism spending and investments by the wine tourism industry in particularly poor production year) however the value of unprocessed grapes is the Hunter Region was estimated to create 1,862 jobs that are directly only a small part of the total contribution of viticulture to the regional and generated by the activity of the wine tourism industry. And with flow-on effects, broader economy. in total, the wine tourism industry was estimated to generate 2,811 jobs within the Hunter Region. Wine service industries and suppliers within the Hunter Valley are wide ranging covering viticultural and wine making advisory and contract services, The Hunter Valley generates approximately 15% of the total Hunter Region harvesting, engineering, tractors and other machinery, bottling, tank visitation and 20% of the overnight stay visitors. For Cessnock this equates to production, packaging, warehousing, laboratory and technical, and education around 279,000 overnight visitors per annum, as shown in Table 2. Similar to and training. the broader Hunter Region, visitation to the Hunter Valley is generally characterised by high volumes of Sydney short break and day visitors with the For the Hunter Region the economic contribution of viticulture and wine vast majority of visitors converging on the key wine areas. production includes: Being accessible to Sydney (2- 3 hours drive) continuing day visitor tour growth § Annual wine production of 25 million litres (2010 vintage, representing is expected for the medium - longer term, despite strong competition from approximately a 40,000 tonne crush, noting that a substantial proportion of other Sydney surrounding regions such as Blue Mountains and Mudgee. fruit crushed in the Hunter is sourced from outside the region)13 § Annual wine produced is valued at $210 million (assuming a wholesale Wine related tourism in Cessnock includes a range of businesses (Figure 5. value of $8 per litre)13 There are 60 restaurants, three major golf courses and a multi level complex of § Annual investment expenditure in grape growing and wine making of $450 resort hotels through to serviced apartments and small bed and breakfast million13 accommodation businesses, providing 5,500 beds per night. There is currently between 130 and 140 cellar door outlets, noting that not all outlets are § Average monthly cellar door sales of $89,000 per outlet or $128 million involved with grape growing and/or wine production. Some rationalisation of annually14 cellar door businesses, to less than 100 outlets, is expected over the next five to ten years (Hunter Valley Wine & Tourism Association stakeholders meeting, April 2016)

13 Hunter Valley Wine Industry Association 2010 cited in 37 15 Tourism Research Australia (2015) International Visitor Survey June 2015. 14 Hunter Valley Wine Country Tourism Monitor December 2014 16 Hunter Valley Visitor Economy Destination Management Plan (2014) Cessnock City and Singleton Council

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Mapping of existing tourism establishments in the Vineyard District shows that presence in restaurants in the key markets of Sydney and Brisbane indicating a they are concentrated in the central part of the District between Broke Road lack of loyalty for locally grown produce. and the Vintage and Lovedale (Figure 4). 3.2 STRATEGIC IMPLICATIONS High quality wine is a place-based product providing a strong connection with the place that the wine comes from and the lifestyle and culture associated with The Hunter Wine region is the nation’s oldest wine region and world renowned wine making and consumption. The setting and surroundings of the wine for producing premium wines. While the wine industry experienced some region are important components of the “authentic” experience sought after contraction in production and plantings in the late 2000s, the outlook is now by wine tourists. Delivering services, products and activities demanded by more positive. The wine industry and associated tourism is a very significant visitors requires careful management to ensure that the “winescapes” that wine component of the regional and local economy and employment. Currently, day tourists consider an integral part of the experience are preserved. A balance is visitors are the largest segment of the visitor profile and growth in the wine required between the ambience, atmosphere, surrounding environment, tourism industry is forecast. The tourism offer in the Vineyard District includes regional culture and cuisine, local wines, and accommodations17. This tension accommodation (large scale resorts through to small farm stay and bed and between supporting the growth of the wine tourism industry and preserving breakfast), golf courses, restaurants, cafes and cellar door. Some rationalisation the qualities that underpin its attraction for tourism is a significant planning of some cellar door businesses is anticipated. Further tourism development challenge. needs to be carefully managed to preserve the qualities of the Vineyard District that underpin the tourism demand. TABLE 2: HUNTER VALLEY VISITOR PROFILE 2011/1216 Given that wine tourism is the dominant purpose for visiting the Hunter Valley, Hunter Valley Cessnock LGA* Visitor profile Source the importance of viticulture as a primary land use in the Vineyards District (‘000) (‘000) needs to be emphasised and supported through planning polices and controls. Overnight visitors Domestic 412 268 Notwithstanding the attractions of the region, continued effort into promoting the Hunter tourism experience and its local produce will be needed to keep the International 17 11 Hunter Valley front of mind for visitors. Total 428 279 Day visitors Domestic 712 Total visitors 1,140 Visitor nights Domestic only 1,120 *The overnight visitor split between the LGA’s of Cessnock and Singleton is Cessnock - 65% and Singleton - 35%.

An additional challenge for Hunter wine producers is maintaining customer loyalty and brand positioning in the market. Wine On-Premise Australia18 research reports that more than 40% of wines on wine lists on the east coast of Australia are imported indicating a growth in popularly and demand for imported wines in restaurants. Hunter Valley wines also have a relatively low

17 Seltzer, E., Bernard, M., McNeil, J.P. and Parks, L (2013) Managing activities at Wineries: Building and Sustaining a Place-Based Brand. 18 Wine Business Solutions 2016. The Wine Paper 41 – August 2016: To export or not export.

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FIGURE 5: TOURISM DEVELOPMENT IN THE VINEYARD DISTRICT

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4 WINE GRAPE PRODUCTION TABLE 3: WINE GRAPE VARIETAL CRUSH AND PRICE DATA 2015 VINTAGE11 Average grape price 4.1 OVERVIEW Hunter wine grape varieties Proportion of crush per tonne White grapes 69% $845 The ‘Hunter Wine Country’ or Hunter Valley comprises around 2,300 hectares or 7 per cent of the total vineyard area in NSW (Figure 6.). The Hunter has Red grapes 31% $949 approximately one third of NSW’s premium and cool climate vineyard area. Semillon 28% $1,063 The industry comprises some larger wine grape producers and many more Chardonnay 24% $681 small producers, making the average Hunter Valley vineyard size in the order of 10 hectares. Cessnock LGA has around 40 per cent of the total Hunter region Shiraz 22% $939 vineyards. Verdelho 13% $751 The Hunter Valley produces around two thirds white and one third red grapes Cabernet Sauvignon 2% $850 by weight. The top five grape varieties are listed in Table 3. Other 11% -

The following section reports on available statistical data sets on wine grape production trends for Cessnock LGA and the entire Hunter Valley. 4.2 HUNTER VALLEY WINE REGION FIGURE 6: NSW WINE GRAPE REGIONS: 2015 VINEYARD AREA (HECTARES) There was a period of relative stability in Cessnock and the Hunter Valley grape Southern production between 2001 until 2010 followed by a substantial reduction in NSW, 4% Other, 2% vineyard area from 2010, and a commensurate reduction in production. The Hunter Hunter Valley region (includes the Upper Hunter Valley, Broke Fordwich and Valley, Pokolbin subregions) for the years 2008-09 to 2014-15 (Table 4) noted the 7% following trends: § There has been a substantial contraction in vineyard area in the Hunter Central Valley Ranges, 10% § A commensurate reduction in wine grape production § A poor vintage in 2015 resulting in a substantial fall in yield and production levels § The number of wine grape producing properties has decreased by 40%. A comparison of the Hunter wine region with the Cessnock LGA shows similar Big Rivers, trends (Figure 7 to Figure 9). 77%

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TABLE 4: HUNTER VALLEY REGION WINE GRAPE PRODUCTION TREND It should be noted that there is a wider margin of error in the (between census) SUMMARY19 survey years thus reducing the reliability of data since 2011. These figures will be better substantiated following the next full census scheduled for 2016. Description Unit 2009 2010 2012 2015 TABLE 5: CESSNOCK LGA WINE GRAPE PRODUCTION TREND SUMMARY: Properties No. 277 229 207 156 1996 – 2011 20 Vineyard area HA 4,494 3,537 2,664 2,376 Description Unit 1996 2001 2006 2011 Production wine grapes T 26,411 13,886 10,554 7,517 Yield T/ha 5.9 4.0 4 3.2 Number of properties No. 57 129 128 137 Vineyard area HA 1,376 1,851 1,615 1,538

Production wine grapes T 9,104 9,353 8,498 8,301 4.3 CESSNOCK LGA Yield T/Ha 6.6 5.1 5.3 5.4 Viticulture in Cessnock City comprises around 80% of the Pokolbin Sub region. Gross Value Production $Million 4.8 6.6 3.8 2.9 An analysis of ABS Agricultural Census statistics (Table 5 and Figure 10 to Figure 13) for the Cessnock LGA found the following trends between 1996 and 2011: TABLE 6: CESSNOCK LGA WINE GRAPE PRODUCTION TREND SUMMARY: § The number of wine grape producing properties increased three fold, 2013 - 201520 peaking at 137 in 2011 up from 57 in 1996 Description Unit 2013 2014 2015 § The total vineyard area was around 2,000 hectares in 1994 and has reduced to 1,685ha in 2016. Properties No. 129 93 76 § Wine grape production remained relatively steady despite changes in Vineyard area HA 1,674 917 1,028 vineyard area Production wine grapes T 9,427 4,306 2,792 § Wine grape yields have also remained steady since 2001 ranging between Yield T/ha 5.6 4.7 2.7 5 and 5.4 tonnes per hectare. Gross Value Production $Million 3.4 1.4 0.9 Since the 2011 Agricultural Census, data collected from the annual ABS Agricultural Survey20 (Table 6) suggests: § There has been further contraction in vineyard area § A commensurate reduction in wine grape production

§ An exceptionally poor vintage in 2015 resulting in a dramatic fall in yield and production levels.

19 Source: 2014 prices from Australian Wine & Grape Authority; yield data 2006, 2008, 2010, 2012, 2014 20 Australian Bureau of Statistics Agricultural Census statistics 1996, 2001, 2006, 2011 - ABS Agricultural Survey 2015. The Australian Bureau of Statistics Agricultural Survey is conducted in the years between the census years and is based on a survey of growers rather than a full census of all growers

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FIGURE 7: TRENDS IN WINE GRAPE BUSINESSES20 FIGURE 9: HUNTER REGION & CESSNOCK LGA – TRENDS IN WINE GRAPE PRODUCTION 2001 - 201520 Wine grape businesses 300 Production tonnage: hunter Valley Region & Cessnock LGA Hunter Valley 35,000 Cesnock LGA Hunter Valley Region 250 Cessnock LGA 30,000

200 25,000

150 20,000 No. properties No. properties 100 Tonnes 15,000

50 10,000

0 5,000 2009 2010 2012 2015 0 20 FIGURE 8: TRENDS IN TONNAGES OF WINE GRAPES 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

Production - tonnage FIGURE 10: CESSNOCK LGA – TRENDS IN GROSS VALUE PRODUCTION OF 30,000 20 Hunter Valley WINE GRAPES Cesnock LGA 25,000 Gross value production - winegrapes

20,000 7.0 160 Properties (no.) 6.0 140 15,000 5.0 120 Tonnes Tonnes 100 4.0

80 10,000 3.0 60 Gross Value Production 2.0 40 5,000 $ millions GVAP 1.0 20 Properties 0.0 0 0 1996 2001 2006 2011 2009 2010 2012 2015

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FIGURE 11: TRENDS IN PLANTED VINEYARD AREA20 FIGURE 13: TRENDS IN WINE GRAPE YIELDS20

Vineyard area Production - yields 2,000 160 140 Properties (no.) 10,000 7.0 Yield t/ha) 1,500 120 6.0 100 5.0 1,000 80 9,000 4.0

Area hectares hectares Area 500 40 Area HA 3.0 Production 8,000 20 Properties 2.0 winegrapes 0 0 tonnes Production 1996 2001 2006 2011 1.0 Yields 7,000 0.0 tonnes/ha 1996 2001 2006 2011 FIGURE 12: TRENDS IN TONNAGES OF WINE GRAPES20

Production - tonnage

10,000 160 Properties (no.) 140 120 9,000 100

80 8,000 60 Production 40 winegrapes Production tonnes Production 20 Properties 7,000 0 1996 2001 2006 2011

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4.4 INDUSTRY WIDE ISSUES FIGURE 14: HUNTER REGION – TRENDS IN VINEYARD REMOVAL 2001 - 2015 Hunter Valley Region: vineyard removal VINEYARD REMOVAL 450 Vineyard plantings in Australia peaked in 2008 but there has been substantial 400 adjustment since this time, with the Hunter Valley experiencing the largest reported change (loss) in wine grape bearing area between 2008 and 2012 (of 350 all wine regions nationally) (ABARES 2015, ABS 2011, 2010). 300 For example, in 2011 there was around 5,800 hectares removed nationwide of which 1,700 hectares occurred in NSW and 635 hectares of vineyards were 250 removed from the Hunter Valley. The Central Ranges of NSW (mainly Cowra and Mudgee) also had substantial losses. 200

A substantial increase in the area removed from production in the Hunter 150 region occurred in 2012. A proportion of these vines have been replaced, (hectares) removed Areas however the ABS statistics also indicate a reduction in bearing vine area for the 100 Hunter in 2010-11. This indicates some rationalisation of the industry in this region21 (ABARES 2012). ABS data on hectares of vines removed (via annual 50 survey) indicates that since 2001 there has been a total of 1,600 hectares 0 removed in the Hunter Valley region (Figure 14). 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2012 2015 Figure 15 shows the change in vineyard plantings between 1994 and 2016 in Cessnock.

21 ABARES (2012) Australian wine grape production projections 2013-14. Research report 12.3 by the Australian Bureau of Agricultural and Resource Economics and Sciences. Department of Agriculture, Fisheries and Forestry.

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FIGURE 15: COMPARISON IN VINEYARD AREA: 1994 AND 201622

22 Spatial vineyard data provided by Cessnock City

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INDUSTRY PROFITABILITY industry that will restore profitability. The Committee also heard evidence of qualified optimism for the industry. The Australian wine industry enjoyed a sustained period of growth in the 1990s and into the early 2000s. Since that time, however, the industry has faced significant challenges including low wine grape prices and weak export TABLE 7: COSTS OF WINE GRAPE PRODUCTION AND PROFITABILITY 2014 – 23 performance . This has meant that vast numbers of producers are operating at BY COOL CLIMATE REGION28 below costs of production, as indicated by the growing costs per hectare presented in Table 7. Growing costs Average yield Percentage grown 2014 $ per tonne t/ha 2006 - 2014 @ loss Factors affecting the cost of growing wine grapes include the scale of production (size of vineyard) and the degree of mechanisation. Wine grape NSW growing in the Hunter is characterized by small scale vineyards and labour Hunter Valley $1,490 - $1,790 5.2 95% intensive viticultural practices. The average size of vineyards in the Hunter is Mudgee $1500 - $1800 5.1 100% around 10 hectares, generally vines are cane pruned (by hand) and fruit is hand picked. Land cost, grape yields and prices received also affect the cost Victoria structure. In the Hunter, land costs are high (recent land sales in Cessnock Yarra Valley $1,230 - $1,480 6.3 33% Vineyard District ranged from $25,000 per hectare to $1.2 million per Mornington 24 $1,520 - $1,825 5.1 5% hectare) , grape yields low (5 tonnes per hectare) and grape prices are Peninsula moderate. All these factors contribute to the Hunter Valley having comparatively higher costs of production (between $1,500 and $1,800/hectare) South Australia than most other premium wine growing regions in Australia. Average price of McLaren Vale $1,050 - $1,260 7.4 28% wine grapes in the Hunter Valley were around $1,250/tonne in 2003 reducing Coonawarra $1,240 - $1,490 6.2 40% to just under $1,000/tonne in 201325. Good vineyard operators can attain Barossa $1,160 - $1,400 6.7 34% substantially high wine grape prices where they enjoy a good working relationship with wine producers and deliver premium fruit to the right Western Australia specifications. Margaret River $1,150 - $1,380 6.7 46% A more recent profitability analysis indicates that the Hunter Valley increased Tasmania 26 profitable production in 2015 however the Hunter remains a relatively high All regions $1,330 - $1,600 5.8 0% cost region. The Winemakers Federation of Australia27 (WFA) reported to the 2015-16 Senate Committee on wine grape and wine production that up to 70 per cent of total current Australian wine production may be uneconomic – calling for urgent measures to resolve the current structural issues in the MARKET PROSPECTS The sustained period of oversupply of both wine grapes and wine is

23 Commonwealth of Australia (2015) Wine equalisation tax rebate: Discussion paper. Australia Government continuing, however there are some recent signs of improvement in exports Treasury. assisted by the decline in the value of the Australian dollar against the US 24 http://globe.six.nsw.gov.au 25Anderson K. (2015). Growth and cycles in Australia’s wine industry – a statistical compendium, 1843 – dollar. Australian wine exports increased by 3.6% by volume and 3.9% by value 2013, University of Adelaide Press. 26 Winemakers Federation of Australia (2015) Vintage Report July 2015 27 Commonwealth of Australia 2016. Australian grape and wine industry. Senate Standing Committee on 28 Winemakers Federation of Australia (2014) http://www.wfa.org.au/assets/vintage-reports/2014- Rural and Regional Affairs and Transport References Committee. Production-Profitability-Analysis.pdf

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over the past 12 months; June end 201523. This is a dramatic turnaround after a increase in vineyard area in a short to medium term planning horizon. Small decade of annual average contractions of 5% since peaking in 2007. The lower areas of new wine grape varieties are expected in the Hunter e.g. Italian Australian dollar in conjunction with free trade agreements with China, Korea varieties such as Montepulciano; either as new plantings or grafted onto and Japan is driving improved export prospects into Asia29 established rootstock. Despite signs of recovery there are a range of challenges remaining for the Although any substantive increase in vineyard area appears unlikely in the industry, including Hunter Valley producers, and these include25: current operating environment, retaining the ability to grow wine grapes commercially is crucial to the continued growth and success of the wine and § Large stocks of unsold wine tourism industry in the Hunter Valley. Further tourism developments can be § A fashion swing against Australia wine, especially in the UK and US expected and careful planning will need to ensure that development is § Australians drinking more New Zealand Sauvignon Blanc sensitive to protecting the primacy of the vineyards and preserve the rural § Expanding supplies in emerging markets such as China amenity, its character and scenic vistas, to maintain the quality of the tourism § Chronic oversupply of wine grapes and wine in the European Union experience. § Uncertainties in growing conditions resulting from climate change e.g. The Vineyards District is also increasingly deemed a premium area to live, higher January mean temperatures bringing forward harvest dates which brings development pressure from commercial interests and a growing § Increasing market concentration held by supermarkets. potential for incompatible land uses neighbouring vineyards; uses that may restrict vineyard operations. On the other hand, the rebate on the Wine Equalisation Tax (WET) of 29% on the first $1.7 million of sales has helped small wineries to stay in business since Given these pressures, vignerons especially need certainty that they can the downturn. The rebate is likely to contribute to the viability of many smaller continue to farm given that annual returns on investment are typically low in Hunter producers. The rebate is currently under review and it is probable that it relation to overall capital invested, and returns are only realised over the long will remain in place for small producers. term. Hunter Valley wine producers are to some extent shielded from these industry pressures because of their low reliance on wholesale markets due to their close proximity to Sydney, direct selling form the cellar door and strong wine tourism factor. 4.5 STRATEGIC IMPLICATIONS The Hunter Valley region represents a relatively small vineyard area on a national scale where it accounted for less than 2 per cent of a total vineyard area of 135,155 hectares in 2015. Vineyard areas across Australia have contracted since the end of the wine boom. The vineyard area in Cessnock City (Pokolbin subregion) peaked in 1994 at 2,000 hectares and has reduced to just over 1,600 hectares by 2016. The high cost of wine grape growing in the Hunter region coupled with prevailing climatic challenges would appear to preclude any substantive

29 EFIC Export Monitor 2016. Accessed 17 March 2016. http://www.efic.gov.au/education-and-tools/export- monitor/2016/export-monitor-march-2016/

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production will therefore need to be within the District or, as some wineries are 5 LAND SUITABILITY FOR currently doing, bringing in grapes from outside the region for processing. VITICULTURE 5.1 LAND CAPABILITY A number of regional agricultural land capability and suitability studies that include the Vineyards District have been undertaken including: § Agricultural lands mapping of the Hunter, Central and Lower North Coast Region30 (2015) § Mapping important agricultural lands in the Lower Hunter Region31 (2013) § Upper Hunter Strategic Land Use Plan32 (2012). These studies used similar methodologies including consultation to generate maps of land capability and agricultural suitability of around 1:100,000 scale for the purposes of regional strategic planning. The 2015 Agricultural lands mapping report including mapping of land suitable for viticulture in the Lower Hunter Region. Land suitable for viticulture in Cessnock City is shown in (Figure 16) and aligns with recent mapping of wine grape plantings in the District (Figure 17). There is land mapped as suitable for viticulture outside the Vineyard District such as around Huntlee, Weston and Sawyers Gully. However, new viticultural development will be constrained in these areas due to residential and rural residential development. Other suitable land has already undergone urban or mining development. The land suitability and vineyard mapping demonstrate that most of the land suited to viticulture and the location of current wine grape plantings are within the Vineyard District as defined by the RU4 boundary. They also highlight that the District has become ‘locked in’ by the Pokolbin State Forest to the west and south, urban Cessnock to the east and new residential development at Huntlee and the Hunter Expressway to the North. Growth in viticulture and wine

30 Hunter & Central Coast Regional Environmental Management Strategy Team (2015) Agricultural lands mapping of the Hunter, Central and Lower North Coast Region 31 Hunter Council’s (2013) Mapping important agricultural lands in the Lower Hunter Region 32 Department of Planning (2012) Strategic Regional Land Use Plan

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FIGURE 16: LAND SUITABLE FOR VITICULTURE FRUIT AND NUTS

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FIGURE 17: WINE GRAPE PLANTINGS

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5.2 VITICULTURAL SOILS production in the Hunter region. Factors affecting costs of production (land prices, disease pressure, required cultural practices to attain good fruit quality) District locations for viticultural production have been defined based on their and climatic challenges will be having greater influence on decisions to unique combination of soils, topography and climate, or ‘terroir’. The Hunter establish or expand vineyard area. Valley GI has three subregions: Upper Hunter, Broke Fordwich and Pokolbin with unique combinations of these physical characteristics. 5.3 STRUCTURAL FACTORS Prime viticultural land should generally contain soils that are well drained with Around half the properties within the Vineyards District are under 2ha. Property good aeration and sufficient nutrition. They must have good water holding size and subdivision on their own do not impact land suitability. Subdivision capacity and vine root zones able to attain a reasonable depth. The soils only becomes a ‘problem’ when a residential use of land is enabled. The should have a neutral to slightly alkaline soil reaction trend (pH 7 to 8 in opportunity for further dwelling development in the Vineyard District and the calcium chloride) and be free of grapevine pathogens and growth inhibiting negative impacts that this will have on viticulture and wine tourism are more chemical properties including salt, and exchangeable aluminium and significant issues for the long term future of the Vineyard District than access to manganese. However all these characteristics are not met all the time. Hunter suitable soil types. Valley subsoils can, for example, be relatively acid33 (GWRDC 2010) which may Land values above productive value have already impacted land suitability and apply some limitations on vine growth. Vignerons will develop management are a key driver for vignerons to seek other income streams such as wine practices to address soil limitations and optimise production. tourism. A brief review of recent property sales within the district found that Like any agricultural plant, soil type will affect vine root function and health yet land values ranged from between $25,000/ha up to $1.2million/ha24. Income grapevines are known to be able to grow and thrive in a wide range of soil from grapes and wine alone will not provide sufficient return on such significant types and qualities. Soils do however have a tremendous effect on fruit quality capital investment. and therefore wine quality. For example, grapevine vigour will need to be Land fragmentation and high land values commonly results in: expertly managed in better quality agricultural soils such as deep alluviums or § red loams to maintain premium fruit quality. Speculative behaviour and farmers are deterred from investing in their operations as they anticipate the conversion of their land out of commercial It is difficult to describe one ideal soil type for viticulture because vineyard agriculture resulting in an absence or certainty in their industry management or vine rootstocks can also influence fruit quality. In the Lower § Higher capitalisation of smaller farms, which makes them a less attractive Hunter region, vignerons have trialled different grape varieties, rootstocks and purchase for farm expansion. cultural practices on different soils types over many decades and thus observed which soils are most suited for which varieties. For example, Shiraz vines are It is therefore considered that identification of ‘prime viticultural land’ or some known to produce high quality fruit grown on the red friable red duplex and other measure to map in detail the soil types suited for viticulture is not useful loam soils, while premium Semillon is often grown on the sandy alluvial flats. in the Cessnock context. Rather, mapping and recognition of the district within which viticulture and associated tourism will be the primary land use outcomes Given the age of the Vineyards Districts and the knowledge and skills of with accompanying policy directions to achieve this outcome is critical. vignerons, the majority of the best viticultural soils in the Vineyards District will have been developed for vineyards already. This is largely confirmed by the mapping of land suitable for viticulture and grape plantings. However, soils are unlikely to be the substantive limiting factor to the expansion of wine grape

33 Grape and Wine Research and Development Corporation (2010) The status of soil health in the viticulture and wine industry. Prof. Robert White, University of Melbourne.

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5.4 CLIMATIC FACTORS § The potential for increased extreme heat events that could adversely affect fruit composition and quality, harvesting and processing activities, and The region is especially renowned for growing premium Semillon, Chardonnay, water use efficiency Verdelho, Shiraz and Cabernet Sauvignon grapes for dry table wine production. § A projected increase in the incidence of spring frosts presents a major risk Hunter Shiraz and Semillon wines have world class standing. due to its impact on crop loss and vine damage at the beginning of the The climate of the Hunter Valley presents challenges to vignerons. Harvest growing season. commences in late January in the Hunter. Summertime ripening generally The area where the greatest impacts could be expected is from changes in occurs quickly due to the heat and humidity. High growing season rainfall can temperature related indices. These changes could adversely affect fruit create substantive mildew and botrytis problems for growers. The most recent composition and quality, and pest and disease risk. Cultural practices may need 2016 vintage was particularly challenging for Hunter wine growers with one of to be modified to accommodate vines entering dormancy later in the season, the wettest summers on record and heat wave conditions in February. erratic budburst and changes to harvest dates. A condensed growing season Excessive rainfall slows down ripening, dilutes sugars in the fruit and can lead puts pressure on timely pruning completion and wine-making infrastructure; to fruit splitting which means the crop will be under intense disease pressure. requiring greater throughput in a shorter vintage period. Some Hunter vineyards, affected by both hail and heavy rain, had crops Wine grape growers and wine makers already have a range of adaptation extensively damaged and in some instances were not picked. strategies in place that they use periodically to manage difficult growing seasons that are not unusual in the Hunter. High rainfall during the ripening period has adversely affected four out of the last nine vintages i.e. in 2008, 2012, 2015 and 2016. In 2012 substantial areas 5.5 VITICULTURAL SENSITIVITY of vineyards were flooded and persistent rain through February and March caused sizeable crop losses. By contrast the 2014 vintage is deemed to be the The project brief required the identification of quantity and quality of land best since 1965. Hunter winemakers are used to these types of challenges and suitable for viticultural uses either through the preparation of a ‘Prime variable conditions and can produce good quality wines in most years. Viticultural Land’ and/ or ‘Viticultural Sensitivity’ map. The purpose of the mapping was to highlight areas within the Vineyards District where viticulture An analysis of historical records on key climate variables in the Hunter Valley34 35 should be supported as the primary land use. Combined with the outcomes of indicated some statistically significant trends. These included increases in heat the landscape assessment, particularly view corridors and rural land use degree-days, winter minimum temperatures and average annual 3 pm conflict, the Sensitivity mapping can be used to prepare policy directions that humidity. The analysis also projected an increase in high rainfall events during responds to variations in land use, development density and suitability for summer, autumn and winter. viticulture. Acknowledging that Hunter vignerons already have a high level of preparedness for difficult growing seasons, the implications for viticulture in the APPROACH Hunter include: . A rating system, similar to that used in land capability analysis, was used to apply ratings to attributes of land that have a significant effect on the performance of land for viticulture. The output of the analysis identifies areas most suited to (or least compromised for) viticulture and areas that are less suitable (or significantly compromised) for viticulture. Attributes used in the 34 Blackmore. K.L. & Goodwin, I.D (2009). Analysis of Past Trends and Future Projections of Climate Change and their Impacts on the Hunter Valley Wine Industry. A report prepared for the Hunter and Central Coast assessment for reliable data was available included: Regional Environmental Management Strategy, NSW. § Land capability for viticulture - Is the land capable of supporting viticulture? 35 Blackmore, K.L (2015). Regional climate projections: Hunter, Central and Lower North Coast Region of New South Wales. Technical Report 2. July 2015. Report prepared for Hunter and Central Coast Regional § Established vines - Are wine grape vines established on the land? Environmental Management Strategy. § Property size - Is the property size conducive to viticulture?

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§ Property development – What is the type and scale of development on the property?

A rating was assigned for each attribute (Table 8) which were then summed to give an overall viticultural sensitivity rating (

TABLE 9: VITICULTURAL SENSITIVITY For example: The viticultural rating of a 30 ha property with established vines, a dwelling, winery, cellar door and land capability Class 1 for viticulture is Sensitivity Sum of attribute ratings calculated as follows: Very high 0 Viticultural sensitivity = land capability + vines + property size + development High 1 Medium 2 1 = 0 + 0 + 1 + 0 Low 3 The viticultural sensitivity of this property is therefore high. Very low >=4

Table 9). The approach is set out in Figure 18. FIGURE 18: APPROACH TO SENSITIVITY ANALYSIS OF VITICULTURAL LAND TABLE 8: ATTRIBUTE RATING LAND CAPABILITY Is the land capable of supporting viticulture? ATTRIBUTE CRITERA RATING Vineyards Vines are established on the land 0 ESTABLISHED Vineyards are not established on the land 1 Are vines established on the land? VINES Property size Property >5ha 0

Property <5ha 1 PROPERTY Is the property size conducive Development Vacant 0 SIZE to viticulture? Dwelling &/or cellar door &/or winery 1

Accommodation, restaurant, etc. 3 Land capability Land most capable of supporting viticulture 0 Land least capable of supporting viticulture 1

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Vineyards District. Recommendations for locations and types of tourism What is the development is discussed in further detail in Section 7. In principle though: type and § LAND USE / scale of Tourism development in or adjacent to areas of very high and high sensitivity should be: DEVELOPMENT development on the – Limited in number and scale to ensure that the suitability for viticulture property? is not reduced – Any new development should be subject to retention of existing vineyard plantings, establishment of new plantings or other complementary agricultural activity § Areas with mixed or very low to medium viticultural sensitivity will play an important role, buffering the core viticultural land as well as providing locations for tourism development not suited to areas of high viticultural sensitivity. Tourism development: FINDINGS – Could include a range of scales and types that complement viticulture The output of the GIS analysis is shown in Figure 19. and add to the diversity of experiences in the District. – Should protect and enhance landscape qualities. This map should be interpreted and used with caution. It is intended for strategic purposes, to highlight the sensitivity of areas within the Vineyards 5.6 STRATEGIC IMPLICATIONS Districts to change in land use or development and as a consideration in policy development. It is not intended for assessment of individual parcels or Land suitable and available for viticulture in Cessnock City is primarily found properties for suitability for viticulture. within the RU4 Vineyards District. Mapping indicates that the soils most suited to grape production have been developed for that purpose. However, it is The mapping highlights that areas west of Wine Country Drive are the most considered that factors other than soil types, including costs of production, suitable for viticulture and within which viticulture is the most sensitive to high land values, climatic challenges and competition from rural residential and changes to land use and development. Within this area, there are locations that tourism development uses will have a greater influence on decisions to expand are less suitable for viticulture, due mainly to current levels of development, vineyard area. mainly tourism development. This includes Broke Road between Wine Country Drive and McDonalds Road, McDonalds Road between DeBeyers Road and Any expansion of viticulture will be within the Vineyard District as it is Deasey Road and the eastern end of Oakey Creek Road. essentially ‘landlocked’ by either the Brokenback Ranges or residential development. On the eastern side of Wine Country Drive, there are smaller pockets of land with high viticultural sensitivity along Wilderness Drive and Talga Drive. Without any foreseeable expansion in vineyard area in the short to medium Elsewhere the sensitivity is mixed ranging from very low to high. There is less term, other agricultural activities that could complement viticulture and land on the eastern side of Wine Country Drive that is suitable for viticulture, contribute to the rural amenity include the equine sector or ‘high end’ / the property sizes are generally smaller and there are fewer established boutique cattle producers. The potential for expansion in vegetables or vineyards. orchard fruits appears limited towards supplying quality, local produce (olives, garlic) for restaurants, since scale is important for fully commercial operations. In terms of policy development, the viticultural sensitivity mapping can inform the location and type of tourism development to be accommodated within the Policy is required to ensure that any new development is subject to establishing new and/or maintaining existing plantings of wine grapes to support wine

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grape production as well as amenity, landscape values and attraction for tourism. Small property sizes will hinder efforts to achieve economies of scale by vignerons within the region and any further spatial fragmentation of land will impact on their operations. Further subdivision should be strongly discouraged as it will compromise farming operations in the Vineyards District, but also the ability to preserve land for viticulture use or other uses that complement its rural character. Mapping of viticultural sensitivity has been prepared to inform locations and types of development within the Vineyards District.

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FIGURE 19: VITICULTURAL SENSITIVITY

Legend

Vineyard District (updated January 2017) Cessnock City Council Boundary Zone (developments) Special Purpose (Golden Bear) Special Purpose (Vintage) Rank VERY HIGH HIGH MEDIUM LOW VERY LOW

This map should be interpreted and used with caution. It should only be used to highlight the sensitivity of areas and localities within the Vineyards Districts and to support policy development. It should not be used for assessment of the suitability or sensitivity of individual parcels or properties.

0 0.75 1.5 3 4.5 6 Kilometers ±

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landscape amenity and its bearing on wine tourism (dust, noise, bright lights, 6 LAND USE CONFLICT RISK truck movements), and risks posed to water supplies for wine grape production36. ASSESSMENT – CURRENT There is a high level of concern about existing long wall mining operations and the impacts of subsidence and risks to groundwater quantity and quality, due LAND USE to possible interconnectivity of upper freshwater aquifers with long wall coal mining (HVWI 2011). Existing open cut coal mines have led to the closure of 6.1 CAUSES OF LAND USE CONFLICT some Upper Hunter vineyards with other vineyards closed due to industry 37 Most viticulture businesses are family run operations that are relatively small rationalisation and uncertain water supplies . scale and high cost. Land use conflict issues can add to an already difficult There are further concerns about coal seam methane gas exploration and operating environment for wine grape producers. extraction leases located within the designated Hunter GI sub regions. The Tourist visitation and experience is strongly dependent on maintaining the industry sees mining as a threat to the region’s amenity, its heritage and vineyards and associated landscape amenity. Visitors want to see a landscape reputation (clean and green), and consequently the Hunter wine experience 37 of authentic agricultural production so this means managing a balance between and brand . the type, scale and number of developments and their impact on the rural character of the vineyards district. 6.2 APPROACH There can be conflict between viticulture and adjacent residential, rural lifestyle The land use conflict risk assessment follows the approach detailed in the Land 38 development, tourist accommodation or other tourism activities, that can Use Conflict Risk Assessment Guide prepared by the Department of Primary hamper viticulture operations at certain times of the year. There is a range of Industry. Land Use Conflict Risk Assessment (LUCRA) is a system to identify and activities that have potential to create disturbance i.e. affecting the amenity or assess the potential for land use conflict to occur between neighbouring land safety of neighbours. The types of impacts include noise (especially night time uses. The LUCRA aims to: noise from machinery), dust, odour or spray drift arising from: § Accurately identify and address potential land use conflict issues and risk of § Winter activities e.g. spraying herbicides for weed control, spreading occurrence before a new land use proceeds or a dispute arises § fertilisers Objectively assess the effect of a proposed land use on neighbouring land uses § Spring and summer activities (September to March) e.g. slashing and § Increase the understanding of potential land use conflict to inform and mowing, spraying for pests and disease during growing season, night time complement development control and buffer requirements machine harvesting, increased truck movements during vintage. § Highlight or recommend strategies to help minimise the potential for land While these farming activities are deemed normal and acceptable in rural use conflicts to occur and contribute to the negotiation, proposal, environs, new development can bring new entrants into farming areas with implementation and evaluation of separation strategies. unrealistic expectations of a “serene and peaceful rural setting”. There are four key steps in a LUCRA: Hunter Valley vignerons have been impacted and continue to feel threatened 1. Gather information about proposed land use and associated activities by the incursion of mining land uses into or nearby viticultural lands. Concerns are high about further adverse land use impacts on the wine industry, given the weight given to development of mining resources, such as coal by the State 36 Hunter Valley Wine Industry Association (2011) Inquiry into coal seam gas. Submission No. 259 Environmental Planning Policy (Mining, Petroleum Production and Extractive 37 Department of Primary Industry (2013) Upper Hunter Region Viticulture Profile. Fact Sheet No. 5. Industries) 2007. In particular, these relate to impacts on land values, risks to 38 Department of Primary Industry (2011) Land Use Conflict Risk Assessment Guide

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2. Evaluate the risk level of each activity the District, the consequences of an unintentional incident such as spray drift could be significant. Equally, the large number of vehicles travelling through 3. Identify risk reduction management strategies the district – commuters, service providers and farmers along with visitors that 4. Record LUCRA results. have less experience travelling on rural roads increases the risk of traffic incidents. The risk is given a ranking between 1 (low risk) and 24 (very high risk) (Table 10) by estimating the probability of a risk occurring and the consequence of the Vignerons advised that the landscape amenity and rural ambience of the risk occurring (See Appendix 1 for probability and consequence definitions). A District is being eroded by increased traffic, encroachment of urban risk ranking greater than 10 is regarded as high This section of the report development and mining. assesses the potential for land use conflict risk between current agricultural A brief assessment of uses currently permitted under the RU4 zone but not yet activities undertaken in the Vineyards District and other land uses within and established in the Vineyard District and additional uses proposed in the Joint adjacent to the District. Planning Proposal was also undertaken and documented in Table 12. Figure 21 shows the interface between agricultural land use and other non- agricultural land use in the Vineyards District where land use conflict is most 6.3 STRATEGIC IMPLICATIONS likely to occur including: The land use risk assessment highlights the risks of further residential and § Vineyards adjacent to the established western suburbs of Cessnock tourism development in the Vineyard District. Separation needs to be § Vineyards adjacent to new residential development including Huntlee maintained between viticulture and residential and rural residential uses. estate development and The Vintage Careful siting of new buildings and structures for tourism is required to ensure § New residential development on the western outskirts of Bellbird (3,500 that operation of surrounding vineyards is not limited by proximity to visitors. lots). FIGURE 20: VITICULTURAL ACTIVITIES § Major transport corridors including Broke Road, Wine Country Drive and Lovedale Road. Machine harvesting at Adina Vineyard, Lovedale § Tourism cluster in the central area of the district. Table 11 sets out the results of the risk ranking. The land use risk assessment highlights the risks of further residential and tourism development in the Vineyard District. The conflicts that pose the highest risk of land use conflict are: § Between perennial horticulture and residential, rural residential development and traffic corridors § Between perennial horticulture and tourism development. The main risks arise due to encroachment by tourism and residential development into the Vineyards District include spray drift, odour, noise and heavy vehicle movements impacting amenity and road safety of residents and visitors. This may lead to complaints and potentially in restrictions placed on farm operations. It is acknowledged that part of the ‘experience’ of visiting the Vineyards District is observing a farm in action. However, with large numbers of people visiting

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TABLE 10: RISK RANKING MATRIX

Probability

A B C D E 1 24 24 22 19 15 2 23 21 18 14 10 Consequence 3 20 17 13 9 6 4 16 12 8 5 3 5 11 7 4 2 1

Spraying at Wombats Crossing Vineyard, Pokolbin

TABLE 11: LAND USE RISK CONFLICT – EXISTING USES AND ACTIVITIES

AGRICULTURAL USE ACTIVITY POTENTIAL CONFLICT CONSEQUENCE PROBABILITY RISK RANK

Livestock grazing Rural living Livestock grazing impacts - Noise, stock movement, odour, heavy traffic 4 B 12 Non-farming dwellings Residential and tourism impacts – domestic pets worrying livestock. Residential Increase in the number of residents and visitors with expectations that don’t 4 B 12 match existing residents Tourism development 4 B 12

Traffic corridors Livestock grazing impacts – cattle escaping on to roads 4 C 8 Traffic impacts – B-doubles and heavy trucks entering and exiting touring routes and busy traffic corridors Perennial horticulture Rural living Perennial horticulture impact - Noise, spray drift, heavy traffic 2 B 21 Non-farming dwellings Residential and tourism impacts - Increase in the number of residents and visitors with expectations that don’t match existing residents. Residential 2 B 21 Tourism 2 D 14 Traffic corridors Perennial horticulture impacts – visitors, horticultural equipment and heavy 2 B 21 trucks travelling slowly on major traffic routes; Traffic impacts – Commuters travelling through vineyard district reducing amenity

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TABLE 12: LAND USE RISK CONFLICT - OTHER USES RU4 AND JOINT PLANNING PROPOSAL

ACTIVITY DEFINITION RISK Animal boarding or Building or place used for breeding, boarding, training, keeping or caring of animals for Equine activities that complement viticulture district tourism training commercial purposes (other than for the agistment of horses), and includes any associated such as a riding school and trail rides have a low risk of land establishments riding school or ancillary veterinary hospital use conflict. Services associated or ancillary to equine tourism such as veterinary hospital, dog or cat boarding kennels, greyhound training facilities and associated or ancillary services would conflict with the amenity and desired future uses in the Vineyards District. Aquaculture Fishing activities for commercial purposes Should be limited to aquaculture facilities that have a tourism focus that complements the Vineyards District tourism experience. Should be located such that neighbouring farm operations will not pose a threat to aquatic animal health e.g. spray drift that may introduce land use conflict with viticulture. Rural workers Building or place that is additional to a dwelling house on the same lot and that is used In the Vineyards District the rural workers dwelling provision dwelling predominantly as a place of residence by persons employed, whether on a long-term or has been used to establish a tourism or non-farm related short-term basis, for the purpose of agriculture or a rural industry on that land. dwelling. Additional non-farm related dwellings have a high potential risk of rural land use conflict. Secondary dwellings A self-contained dwelling that is established in conjunction with another dwelling (the Secondary dwellings has a low potential risk of rural land use principal dwelling), and is on the same lot of land as the principal dwelling, and is located conflict. within, or is attached to, or is separate from, the principal dwelling.

Home business A business that is carried out in a dwelling, or in a building ancillary to a dwelling, by one Home business has a low potential risk of rural land use or more permanent residents of the dwelling and that does not involve: the employment conflict. of more than 2 persons other than those residents, or interference with the amenity of the neighbourhood by reason of the emission of noise, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil, traffic generation or otherwise, or the exposure to view, from any adjacent premises or from any public place, of any unsightly matter, or the exhibition of any signage (other than a business identification sign), or the sale of items (whether goods or materials), or the exposure or offer for sale of items, by retail, except for goods produced at the dwelling or building, but does not include bed and breakfast accommodation, home occupation (sex services) or sex services premises. Home occupations Occupation that is carried on in a dwelling, or in a building ancillary to a dwelling, by one Home business has a low potential risk of rural land use or more permanent residents of the dwelling and that does not involve: conflict.

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(a) the employment of persons other than those residents, or (b) interference with the amenity of the neighbourhood by reason of the emission of noise, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil, traffic generation or otherwise, or (c) the display of goods, whether in a window or otherwise, or (d) the exhibition of any signage (other than a business identification sign), or (e) the sale of items (whether goods or materials), or the exposure or offer for sale of items, by retail, but does not include bed and breakfast accommodation, home occupation (sex services) or sex services premises. Plant nurseries A building or place the principal purpose of which is the retail sale of plants that are grown Nursery propagating and growing wine grape stocks has a or propagated on site or on an adjacent site. It may include the on-site sale of any such low potential risk of rural land use conflict. plants by wholesale and, if ancillary to the principal purpose for which the building or place Propagation and growing of non-wine grape plant material is used, the sale of landscape and gardening supplies and equipment and the storage of as well as storage and sale of landscaping and gardening these items. supplies may pose a biosecurity risk or introduce practices that are a risk to viticulture Roadside stalls A place or temporary structure used for the retail sale of agricultural produce or hand Roadside stalls present risks with regard to the amenity of the crafted goods (or both) produced from the property on which the stall is situated or from district and may be a traffic hazard an adjacent property. Rural supplies A building or place used for the display, sale or hire of stockfeeds, grains, seed, fertilizers, Commercial activities present amenity risks and conflict with veterinary supplies and other goods or materials used in farming and primary industry the desired land uses in the Vineyards Districts and a more production. suited to an urban location Backpackers Building or place that provides temporary or short-term accommodation on a commercial Backpacker accommodation is more appropriately located in basis, and has shared facilities, such as a communal bathroom, kitchen or laundry, and Cessnock or other towns with access to public transport, provides accommodation on a bed or dormitory-style basis (rather than by room). retail and other services. Bed and breakfast Building or place that provides temporary or short-term accommodation on a commercial Bed and breakfast has a low potential risk of rural land use basis, and has shared facilities, such as a communal bathroom, kitchen or laundry, and conflict and is a desired land use in the Vineyards District provides accommodation on a bed or dormitory-style basis (rather than by room). Farm stay A building or place that provides temporary or short-term accommodation to paying Farm stay has a low potential risk of rural land use conflict guests on a working farm as a secondary business to primary production. and is a desired land use in the Vineyards District Serviced apartments A building (or part of a building) providing self-contained accommodation to tourists or The scale of serviced apartment development poses a risk to visitors on a commercial basis and that is regularly serviced or cleaned by the owner or landscape amenity as well as increase in the number of manager of the building or part of the building or the owner’s or manager’s agents. residents and visitors with expectations that don’t match existing residents. The developments are more suited to an urban location.

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Neighbourhood Premises used for the purposes of selling general merchandise such as foodstuffs, personal Neighbourhood shops are more appropriate in an urban shops care products, newspapers and the like to provide for the day-to-day needs of people who location or town centre and would conflict with the desired live or work in the local area, and may include ancillary services such as a post office, bank land uses in the Vineyards District. or dry cleaning, but does not include restricted premises.

Function centre Building or place used for the holding of events, functions, conferences and the like, and The scale of function centre development poses a risk to includes convention centres, exhibition centres and reception centres, but does not landscape amenity as well as increase in the number of include an entertainment facility. residents and visitors with expectations that don’t match existing residents. Home industry A dwelling (or a building ancillary to a dwelling) used by one or more permanent residents Home industry has a low potential risk of rural land use of the dwelling to carry out an industrial activity that does not involve any of the following: conflict. the employment of more than 2 persons other than those residents, interference with the amenity of the neighbourhood by reason of the emission of noise, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil, traffic generation or otherwise, the exposure to view, from any adjacent premises or from any public place, of any unsightly matter, the exhibition of any signage (other than a business identification sign), the sale of items (whether goods or materials), or the exposure or offer for sale of items, by retail, except for goods produced at the dwelling or building, but does not include bed and breakfast accommodation or sex services premises. Waste or resource Means a resource recovery facility, a waste disposal facility, a waste or resource transfer Waste or resource management facilities pose a significant management station risk to the amenity of the Vineyards District facilities Child care centres Building or place used for the supervision and care of children that provides long day care, Child care centres have significant potential risk of land use pre-school care, occasional child care or out-of-school-hours care, and does not provide conflict with viticulture. overnight accommodation for children other than those related to the owner or operator of the centre Community facilities Building or place owned or controlled by a public authority or non-profit community Community facilities have significant potential risk of land use organisation, and used for the physical, social, cultural or intellectual development or conflict with viticulture. welfare of the community, but does not include an educational establishment, hospital, retail premises, place of public worship or residential accommodation. Information and Building or place used for providing information or education to visitors, and the exhibition Facilities providing visitor information for the Vineyards education facilities or display of items, and includes an art gallery, museum, library, visitor information centre District has a low potential risk of rural land use conflict and and the like. should be located at entrances to the District or within the Pokolbin Village hub. Respite day care Building or place that is used for the care of seniors or people who have a disability and Respite day care centres have significant potential risk of land centres that does not provide overnight accommodation for people other than those related to the use conflict with viticulture. owner or operator of the centre. Signage Any sign, notice, device, representation or advertisement that advertises or promotes any Advertising structures conflict with the amenity and

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goods, services or events and any structure or vessel that is principally designed for, or landscape outcomes of the Vineyards District that is used for, the display of signage, and includes any of the following: an advertising Building and business identification signs are required for structure; a building identification sign; a business identification sign, but does not include vineyards and tourism operations but should meet design a traffic sign or traffic control facilities. standards. Environmental a building or place that provides for the recreational use or scientific study of natural Environmental facilities have a low potential risk of rural land facilities systems, and includes walking tracks, seating, shelters, board walks, observation decks, use conflict. Would need to be consistent with land use bird hides or the like, and associated display structures. outcomes for landscape character.

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FIGURE 21 INTERFACE ZONES – AGRICULTURAL AND NON AGRICULTURAL LAND USES !

! ! ! ! ! ! ! Legend ! ! ! ! !!! Cessnock City Council Boundary ! ! !! ! ! Viticulture district !! ! ! ! ! ! ! ! ! ! Olives ! ! ! ! ! ! ! ! !! Vineyard ! ! ! ! Zone Special Purpose (Golden Bear) ! ! ! ! ! ! ! !!!! ! ! ! ! ! !Special Purpose (Vintage) ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Other Tourism ! ! ! ! Wine Tourism ! ! !!!! ! ! ! ! ! ! !!! !! Residential interface !! !!! ! ! ! ! ! ! ! ! Major transport corridor ! ! ! ! ! ! ! ! ! ! !! ! ! Tourism cluster ! !! ! ! !

WESTON ! ! ! ! ! ! !! ! ! ! ! ! CESSNOCK ! ! ! ! ! ! !

! !

! ± !

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7 LANDSCAPE ASSESSMENT FIGURE 22: WINE SUBREGIONS ! 7.1 LANDSCAPE ASSESSMENT Analysis of the landscape character types within the Vineyard District of Cessnock is the first step in understanding how the District’s landscape, viticulture and tourism values can be protected and managed into the future. The landscape, topographic and land use characteristics of the Vineyard District have been documented through desktop research and field survey drawing on the methodology set out in Environmental Impact Assessment Practice Note: AROUND Guideline for Landscape Character and Visual Impact Assessment. EIA No 4 HERMITAGE and tailored for the specific outcomes required from the study and to the LOVEDALE District itself. For the purposes of the landscape assessment, the Vineyard District has been divided based on the wine sub-regions (Figure 22). While not strictly landscape character areas, the sub-regions do have common landscape elements, land use and topographical characteristics. The subregions are also widely recognised as separate areas within the Vineyards District by the vignerons and in marketing materials. CENTRAL POKOLBIN The characteristics of each sub region are outlined in detail and address the following specific elements: § Topographical and landscape character § Land use (Viticulture, tourism) PARISH OF § Pattern of viewing POKOLBIN § Other values CESSNOCK § Potential threats to values § Future desired character.

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7.2 AROUND HERMITAGE Elevated sections of Old North Road and Sweetwater Road offers views across the subregion to the Pokolbin State Forest. The Around Hermitage subregion encompasses land between Old North Road, Potential landscape threats McDonalds Road, Wine Country Drive and Deasys Road. Vineyards are clustered along Deasys Road, McDonalds Road and Sweetwater Road. Key threats to this subregion relate mostly to density, siting and design of buildings. Given the openness of the cleared land and undulating topography, Topography and landscape built form is particularly visible on crests and cleared land. Buildings with an The subregion is intersected by north and north easterly draining creeks with urban appearance, tightly clustered or grouped, formal landscaping, exotic the topography ranging from gently undulating in the south rising to more vegetation, large areas of paved surfaces, solid fencing and gates have the steeply undulating along Old North Road. potential to protrude on the landscape. Design, siting, landscaping, building materials and colours should seek to minimise the protrusion of new Elevated sections of Old North Road offer long views to the south west across development on to the landscape. to the Pokolbin State Forest. Native vegetation on road reserves and within riparian zones provide biodiversity corridors that contribute to the areas Native vegetation clearance for road and roadside infrastructure (power, water, landscape and amenity values. telecommunication) upgrades will increase the landscape sensitivity and reduce the capability of the area to absorb changes caused by a change in use or Land use and built form development. Properties in the central part of the subregion are generally larger scale and the This study found that the potential for land use conflict development in the land is relatively sparsely settled. In addition to wine grapes, agriculture in the subregion is high. The viticultural sensitivity assessment of the subregion was subregion includes livestock grazing. Sweetwater Rd is more densely settled. found to be predominantly high to very high. Further development in the The Vintage and a number of large scale winery / accommodation tourism subregion should be carefully managed and subject to significant performance developments are located on McDonalds Road. Tourism facilities in the standards. subregion include cellar door and low-key accommodation such as cabins and cottages, bed and breakfast. Future desired character and land use and development outcomes Infrastructure The character area should be maintained and enhanced. Vineyards and livestock grazing will continue to dominate and make a positive contribution to Deasys Rd and McDonalds Road are sealed rural roads with grassed or the subregion. Tourism will play a role in the character of the landscape, with gravelled shoulders and a mix of cleared and vegetated roadsides. Old North the continuation and expansion of vineyards and low-key ancillary facilities Road is a partially sealed rural road with grassed or gravelled shoulders and a including cellar doors and accommodation. Future development should focus mix of cleared and vegetated roadsides. Wine Country Drive is a state road and on increasing the diversity of experiences that augment and complement tourism drive connecting Cessnock and Branxton. The roadsides of Wine established wine tourism. Further large scale, resort style development should Country Drive in the sub-precinct are generally cleared. be strongly discouraged. Pattern of viewing The division of lots into smaller farms should also be avoided. Any new The landscape of the sub-precinct is experienced mainly from Deasys Road and buildings and structures should be carefully designed and sited to avoid Wine Country Drive offering views across the vineyards and open, cleared intrusion of views across the open landscape. Buildings and structures should grazing land. Views are often intermittent or glimpsed through roadside be screened by vegetation and/ or sited away from prominent hillfaces and vegetation, which also provides an attractive touring experience. skylines as viewed from tourist routes and hilltops. Native vegetation will remain an important element within the landscape, particularly along roadsides, waterways and as scattered remnants within paddocks.

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AROUND HERMITAGE

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Pattern of viewing 7.3 LOVEDALE The landscape of the sub-precinct is experienced from Wine Country Drive The Lovedale subregion takes in the area between Pokolbin Creek, Talga Road, offering views across the floodplain and open, cleared grazing land and Lovedale Road and Wine Country Drive. Lovedale Road which has a more enclosed feel and views into the hinterland are often intermittent or glimpsed through roadside vegetation. Topography and landscape Elevated sections of Talga Road and Wilderness Road offers views across the The sub precinct is bisected by the Pokolbin Creek with the floodplain to the floodplain and beyond to the Pokolbin State Forest. west and undulating catchment area to the east. The floodplain is flat, prone to inundation and most native remnant vegetation is associated with the creek. Potential landscape threats The adjacent catchment area or hinterland is gently to steeply undulating with Key threats to this subregion relate mostly to density, siting and design of native remnant vegetation covering very steep land at the rear of properties buildings. Given the openness of the cleared land and unhindered views from along Talga Road and Lovedale Road. Wine Country Drive, built form is particularly visible on the floodplain. Native vegetation on road reserves and within riparian zones provide Subdivision and buildings with an urban appearance, tightly clustered or biodiversity corridors that contribute to the areas landscape and amenity grouped, formal landscaping, exotic vegetation, large areas of paved surfaces, values. solid fencing and gates have the potential to protrude on the landscape. Land use and built form The more enclosed feel of Lovedale Road, Wilderness Road and Talga Road means that built form is mainly visible from roadsides. In addition to the built Properties on the floodplain are relatively large and used mainly for grazing. form issues identified on the floodplain, the siting of buildings in close Elsewhere the properties are smaller and Talga Road and Wilderness Road and proximity to the roads can increase visibility. Design, siting, building materials relatively densely settled with a mix of hobby farms and smaller vineyards and colours and landscaping should seek to minimise the protrusion of new offering cellar door and low key accommodation. In addition to wine grapes, development on to the landscape. agriculture in the sub district is mainly grazing. Crowne Plaza Hunter Valley at the southern end of the sub-precinct offers resort style accommodation, golf Native vegetation clearance for road and roadside infrastructure (power, water, course and country club. The Golden Bear residential golf resort will be located telecommunication) upgrades will increase the landscape sensitivity and reduce on Wine Country Drive. the capability of the area to absorb changes caused by a change in use or development. Infrastructure This study found that the potential for land use conflict development in the Talga Rd and Wilderness Road are sealed rural roads with grassed or gravelled subregion is low. The viticultural sensitivity assessment of the subregion was shoulders and a mix of cleared and vegetated roadsides. Wine Country Drive is found to be mixed, predominantly medium, interspersed with pockets ranging a state road and tourism drive connecting Cessnock and Branxton. Lovedale from very low to very high. Road is a rural road connects Cessnock with the Hunter Expressway and the smaller settlements of Allandale, Luskintyre and Lochinvar in the northern part Future desired character and land use and development outcomes of the LGA and carries considerable traffic. The roadsides of Lovedale Road are Vineyards, livestock grazing, olive groves and native vegetation will continue to generally vegetated. The roadsides of Wine Country Drive in the sub-precinct dominate and make a positive contribution to the subregion. Tourism will are generally cleared. continue to play a role with the continuation of vineyards and other agricultural activities in conjunction with low-key ancillary facilities including cellar doors and accommodation and nature based or ecotourism facilities. There is capacity for one or two large scale developments in the sub-region.

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The division of lots into smaller farms should be avoided. Any new buildings provides a landscape dominated by vineyards or native vegetation. Buildings and structures should be carefully designed and sited to avoid intrusion of and structures should be screened by vegetation and/ or sited away from views across the open landscape. Protection and enhancement of the prominent hillfaces and skylines as viewed from main tourist routes. Native floodplain and associated waterways for environmental and scenic values vegetation will remain an important element within the landscape, particularly should be encouraged. Use and development on the slopes that form a along roadsides, the floodplain, waterways and as scattered remnants within backdrop to the floodplain should be carefully managed so that the area paddocks.

LOVEDALE

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of Broke and McDonalds Roads. McDonalds Road is sealed with grassed or 7.4 CENTRAL POKOLBIN gravel shoulders with a mix of vegetated and cleared roadsides. Central Pokolbin includes the land from Wine Country Drive, Palmers Lane, The remaining roads are less formal and are generally single lane sealed or Gillards Road, Broke Road and associated roads such as Eckerts Road, unsealed roads and include more densely vegetated roadsides than the main Thompsons Road. arterials. Topography and landscape Pattern of viewing The subregion is intersected by north and north easterly drainage lines and Elevated sections of Broke Road offer expansive views to the south and north creeks to provide an undulating topography across the floodplain and vineyards and westwards to the vegetated hillsides Elevated sections of Broke Road and Palmers Lane offer 360O long views. and escarpment of the Pokolbin State Forest. Intermittent vistas across the Native vegetation forms corridors across the subregion associated with landscape can also be obtained between the vegetated roadsides of Palmers drainage lines and waterways. Lane. Land use and built form Landscape threats Properties in the subregion are generally larger scale and between Broke Road Large scale resort-style development along Broke Road and McDonalds Road and Palmers Road, the landscape is relatively open with view of vines and has detracted from the rural aesthetic of the Vineyards District due to their grazing land. Broke Road and McDonald Road has a ‘built up’ character that scale, visual dominance, poor design and dated architectural styles. intrudes on the visual amenity due to the scale and intensity of development Upgrade of Broke Road and associated removal of roadside native vegetation including a number of larger resort style tourism accommodation facilities has significantly impacted the visual amenity of the road as a tourism rout and (Roche Estate, Golden Door Health Retreat and Spa, Cypress Lakes Resort, views over the vineyards. The upgrade has also resulted in the road becoming Hunter Valley Gardens, Hope Estate, Mercure Resort), cellar doors, hotels, and a commuter ‘thoroughfare’ and increased accident risks with increased traffic restaurants, in close proximity to the road. numbers and speed that conflict with the needs and experience of visitors. The precinct around the intersection of Broke Road and McDonalds Road has a Roadside signage (sandwich boards) are also a visual intrusion. particularly high development density. Pokolbin Village on Broke Road has a This study found that the potential for land use conflict development in the number of specialty retail outlets and general store. The recent upgrade of subregion is high. The viticultural sensitivity assessment of the subregion was Broke Road and associated removal of native vegetation has increased the found to be predominantly high to very high with pockets of medium and landscape sensitivity of the sub-precinct. The mix of architectural styles and lower viticultural sensitivity along the southern side of Broke Road and around poor and dated design of some tourism infrastructure in the precinct also the airport. detracts from the visual amenity. Further development in the subregion should be carefully managed and The northeast corner of the subregion at the intersection of Broke Road and subject to significant performance standards to protect and enhance or restore Wine Country Drive exists as a service ‘hub’ for tourists and includes a Visitor the landscape values. Information Centre and the Cessnock Regional Airport. Future desired character and land use and development outcomes Infrastructure The landscape of the subregion be dominated by vineyards. Tourism will Broke Road is the main road intersecting the Central Pokolbin subregion. It a continue to play a major role in the character of the landscape, with the high use arterial that has been recently upgraded to include sealed shoulders continuation of vineyards and cellar doors, established resort-style complexes, and mostly cleared roadsides. A dual roundabout is located at the intersection accommodation and restaurants. The Broke Road / McDonalds Road Precinct

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and intersection will be a focal point for tourism services. Future development interrupted by development. Buildings and structures should be avoided in should focus on increasing the diversity of experiences that augment and highly visible locations including from key touring routes and hilltops. Native complement established wine tourism. Further large scale, resort style vegetation should be protected and enhanced, particularly along waterways development should be strongly discouraged. and roadsides to retain and restore the ‘rural feel’ of the subregion. Revitalisation and refresh of existing accommodation and resort developments will be strongly encouraged over new development. Rolling topography viewed from roads should be dominated by vineyards and should not be

CENTRAL POKOLBIN

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Intermittent views across the floodplains and vineyard areas are obtained 7.5 PARISH OF POKOLBIN between vegetated sections of McDonalds and Marrowbone Roads. Wine Country Road provides views across the floodplain to the vegetated hillsides in The Parish of Pokolbin extends from south of Broke Road in the north, the west. Marrowbone Road in the south, McDonalds Road in the west and Wine Country Drive in the east. Oakey Creek Road and Debeyers Road intersect the The elevated areas in the southwest of the subregion, particularly around parish. Pokolbin Mountains Road is a continuation of Oakey Creek Road and Pokolbin Mountains Road, offer long views to the northeast across the extends southwest to the elevated Pokolbin Mountains Road lookout. Halls vineyards and grazing land. Road extends southward from Broke Road. Potential landscape threats Topography and landscape This sub-district offers high amenity value and maintains a strong rural feel. This The topography and landscape varies greatly across the subregion and study found that the potential for land use conflict development in the includes floodplains, undulating hills and more elevated areas. subregion is low. The viticultural sensitivity assessment of the subregion was found to be predominantly high to very high. It will be important that new The subregion is intersected by eastward draining creeklines between developments do not increase risk of land use conflict, particularly given the Debeyers and Oakey Creek Roads and in this area low-lying floodplains are the concentration of large scale vineyards in the subregion. predominate landform. Further west towards McDonalds Road, the topography is gently undulating and becomes increasingly elevated as Pokolbin Mountains It is important that the rural amenity and low key feel of the subregion is Road continues southwest towards the lookout. preserved and that future development is sensitive to this landscape character. Development should aspire to fit within the landscape and not compromise the There are some vegetated corridors along the creeklines and roadsides, natural aesthetic; this is particularly pertinent for more visual areas such as on particularly along sections of Debeyers Road, Oakey Creek Road and the hillsides and open areas. Marrowbone Road. Patches of native vegetation also extend across the elevated terrain in the southwest, towards the Pokolbin Mountains Road Native vegetation that currently exists across the landscape should be retained, lookout. as it provides important conservation and aesthetic values. Land use and built form Future desired character and land use and development outcomes This subregion has the largest extent of vineyards, which are typically larger The landscape of the subregion should continue to be dominated by vineyards. than elsewhere in the Vineyards District. Tourism facilities are generally of a Tourism will continue to play a major role in the character of the landscape, smaller scale and include more boutique enterprises nestled across the with the continuation of vineyards and cellar doors. Further tourism undulating landscape. The low-lying areas in the central and east of the sub- development, particularly large scale resort-style accommodation, should be district are largely cleared, open areas used mainly for cattle grazing. strictly limited, carefully located and required to meet high performance standards with regard to demand, scale and design and should be ancillary to Infrastructure viticulture. Rolling topography viewed from roads should be dominated by McDonalds, Marrowbone and Oakey Creek and Debeyers Roads are sealed vineyards and should not be interrupted by development. Buildings and roads with grassed or gravelled shoulders and a mix of cleared and vegetated structures should be avoided in locations highly visible from key touring routes roadsides. Halls Road, extending southward from Broke Road, is a sealed road and hilltops. Native vegetation should be protected and enhanced, particularly with gravel shoulders and mostly vegetated roadsides; it becomes a gravel along waterways and roadsides to retain and restore the ‘rural feel’ of the road further south. subregion. Pattern of viewing

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PARISH OF POKOLBIN

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7.6 MOUNT VIEW Pattern of viewing The Mount View sub-district incorporates the land between Marrowbone Road, The elevated areas along Mount View Road offer expansive views across the Mount View Road and Bimbadeen Road. This sub-district is the most elevated vineyards and open cleared grazing lands to the north, the township of area of the Vineyards District and offers expansive views to the north, east and Cessnock to the east and the densely vegetated areas to the south. These south. Smaller, boutique style vineyards and accommodation exist on the low- views are best experienced from the designated lookouts of Mount Bright and lying lands of Mount View Road. Bimbadeen. Topography and landscape The landscape of the sub-precinct can be experienced from Marrowbone Road and the lower reaches of Mount View Road, which provide intermittent views This sub-district is characterised by gently undulating terrain around across the undulating terrain of vineyards and grazing land to the backdrop of Marrowbone Road to steep and elevated terrain along south western reaches vegetated hillsides and Pokolbin State Forest further west. of Mount View Road. This is the highest area of the Vineyards District. Potential landscape threats The Mt Bright lookout provides expansive views across the Valley to the north east, while the Bimbadeen lookout offers long views away from the district to This sub-district offers high amenity value and maintains a strong rural feel. the south. Native vegetation forms a corridor along the ridgeline and steeply Thus, the greatest risk relates to the inappropriate siting and design of elevated terrain, while the low-lying are cultivated for agriculture and buildings, particularly on the hillsides, which may detract from the aesthetic of viticulture. the sub-district. The design, siting, building materials and colours of developments should seek to blend in with the landscape, not protrude upon Land use and built form it. The more elevated reaches of the sub-district are sparsely settled and include This study found that the potential for land use conflict development in the mostly low-key and boutique accommodation and some restaurants that are subregion is low. The viticultural sensitivity of the centre of the subregion was nestled into the eastern slopes of the hillside and maximise the amenity of the found to be high to very high and medium on the fringes. It will be important area. There are clusters of vineyards, interspersed with grazing land on the that new developments do not increase risk of land use conflict. lower lying areas. The majority of vineyards are of a smaller scale than elsewhere in the region and are predominately concentrated along Mount View The existing native vegetation should be preserved as it provides a screen to Road. development and important conservation and landscape values. This includes the vegetated roadside corridors that also add to the amenity and rural feel of Infrastructure the landscape. Mount View, Marrowbone and Bimbadeen Roads are all sealed with grassed or Future desired character and land use and development outcomes gravelled shoulders and a mix of cleared and vegetated roadsides. Mount View Road becomes less formal as it meanders across the ridgeline through the Vineyards and livestock grazing will continue to dominate and make a positive elevated terrain and to Bimbadeen Lookout. To the west of the ridgeline, the contribution to the subregion. Tourism will play a role in the character of the road becomes a gravel surface with grassed shoulders. Mount Bright Road is landscape, with the continuation of vineyards and low key ancillary facilities also a gravel surfaced road that follows the ridgeline to Mount Bright lookout. including cellar doors and small-scale accommodation. The division of lots into smaller farms should be avoided. Buildings and structures should be screened by vegetation and/ or sited away from prominent hillfaces and skylines as viewed from settlements and main tourist routes.

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Native vegetation will remain an important element within the landscape, particularly along roadsides, waterways and as scattered remnants within paddocks.

MOUNT VIEW

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7.7 STRATEGIC IMPLICATIONS For the wine tourism sector to remain viable, the charm and the character of the Vineyards District must be preserved and in some areas, restored. Enticing urban visitors to rural areas can lead to over-commercialisation, traffic congestion, excessive visitation and environmental damage to land and natural resources. Future development in the Vineyards District must be carefully managed to ensure that its cache and desirability as a tourism destination and wine producing region is preserved17. The following suite of measures are recommended: LANDSCAPES Significant view points and viewsheds High points within the landscape provide significant long views into and over Vineyards District (Figure 23). Specific viewpoints include: § Broke Road § Mount View Road § McDonalds Road § Talga Road § Palmers Lane § Marrowbone Road § Oakey Creek Road § Wine Country Drive § Bimbadeen Lookout. It will be important that new development visible from viewpoints, ridgelines or high points in the landscape are sited and designed to ensure that the impact on significant long views is minimised. Siting and design responses may include: § Siting of new buildings so that they are ‘tucked into’ landscape and below ridgelines § Design of roof form to reduce apparent bulk § Reduction in building heights § Use of non-reflective or visually obtrusive materials.

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FIGURE 23: VIEW POINTS AND VIEW SHEDS

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BUILT FORM prepared for new and upgrade of existing development in the Vineyards District including: Design guidelines § An architectural style guide setting out expectations with regard to design There are locations within the Vineyards District where the scale and design of (styles, materials, finishes and colours), siting (setbacks, clustering of tourism development have had a detrimental impact on the ‘winescape’ (see buildings), scale (building mass, height) examples below). There is a risk that in the absence of guidance on new § A landscaping guide setting out expectations with regard to vegetation development, the highly valued landscape qualities of the Vineyards District types, screening, gateways, fences, property identification signs, car will be lost. It is recommended that comprehensive design guidelines be parking, drives and internal roads. §

Siting of building and car park close to road is visually intrusive. Urban, utilitarian façade conflicts with vineyard landscape

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Building dominates landscape due to scale and bulk; Roof line is visually intrusive Building is visually intrusive

Urban, utilitarian façade conflicts with vineyard landscape Dwelling design and concentration more suited to an urban setting.

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Building is well sited but visually intrusive due to lack of landscaping Scale and design of entrance conflicts with vineyard landscape

Building is well set back from the road and nestled into the landscape. Entrance statement is clear and mostly of a scale and design to complement vineyard landscape (vertical signs are intrusive)

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PUBLIC REALM For most visitors, the Vineyard District is experienced from either a car or bus. The character of the road corridors is therefore an important element of the districts tourism product. The landscape assessment identified a number of elements of the road network that could improve the visitor experience including: § Road signage § Traffic management and road infrastructure § Alternative transport options Road signage Road signage is important for visitors to provide a sense of arrival, to assist in orientating themselves when they are within the Vineyards District and identifying specific locations or premises. This could be improved in the Vineyard district by: § Providing entry statement signage at main entrances to the Vineyards district § Road signage, easily read from a car, that conforms to a consistent set of design guidelines (themes, colours) § Consistent approaches to roadside signage to premises such as sandwich board

Cluttered signage of different styles Landscape protection, traffic management and road infrastructure Traffic congestion, traffic speed and a mismatch in the needs of road users within the Vineyard District: tourists, farmers and local residents; poses challenges for road managers. Road engineers and planners need to effectively manage traffic flows to ensure it flows both freely and safely. However, in practice, the application of traffic management principles could be more conscious of the need to preserve rural landscape values. For example, the recent upgrade of Broke Road has facilitated traffic flow but increased traffic speed through a busy tourism precinct as well as detrimentally impacting the landscape and views with removal of roadside vegetation. Planning of road upgrades in future should consider reducing risk through both Multiple roadside signs in close proximity introduce clutter, are difficult to read structural and non-structural measures such as reducing traffic speed and and can be a traffic hazard encouraging local commuters to use designated routes away from tourism

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nodes. Protection of landscape amenity and retention of roadside vegetation must be a key consideration in upgrade of road infrastructure and changes to traffic management within the Viticulture District. Consideration should also be given to: § Touring visitors unfamiliar with the road network and traveling between attractions at a leisurely pace to appreciate the scenery § Movement of farm vehicles and heavy equipment, particularly during harvest § Accommodating other forms of tourism transport such as bikes and horses.

Upgrade of Broke Road included tree removal, increased road width and construction of formed road shoulders

Scale and design of the McDonalds Road / Broke Road roundabout is more suited to an urban setting or major traffic intersection Before upgrade39 Alternative transport options Encouraging new experiences is a key element of further developing the tourism industry in the Vineyards District. Cycling, walking, electric cars and horse riding all lend themselves to travelling within the Vineyards District given the relative close proximity of attractions. Development of alternative transport options may also reduce road traffic. Further work is required to develop a ‘trail’ strategy for the Vineyards District to identify the most appropriate routes as well as options for trail design and construction. After upgrade

39 Photo – Newcastle Herald Sun 16.02.2015

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residential development. The outcome of the RSP has facilitated a shift from 8 LESSONS FROM OTHER land use dominated by livestock grazing to grape growing. The viticulture industry grew from 949 hectares to 5,540 between 1994 and 2006. VINEYARD DISTRICTS The Yarra Valley is similar to the Cessnock Vineyard District in that it is located This section of the report has reviewed national and international examples of in close proximity to urban centres and a significant tourism industry with over land use planning policy measures to protect wine-based tourism areas. 3 million visitors in 2014. 8.1 YARRA VALLEY 8.2 MCLAREN VALE AND BAROSSA VALLEY Land use planning in the Yarra Valley is guided by the Upper Yarra Valley and The McLaren Vale and Barossa Valley are important tourism areas based Dandenong Ranges Regional Strategy Plan (RSP). The Plan was prepared around the regions viticulture and heritage values. In 2012, the South during the late 1970’s and early 1980’s at a time when the region comprised Australian State Government introduced the Barossa Valley and McLaren Vale four separate municipalities, the agriculture industry was undergoing significant Protection Districts Development Plan Amendment to recognise the special restructure and there was a risk that without appropriate policy safeguards, the character of the districts and provide statutory protection from inappropriate area would become fragmented. urban development and support the long term use of land for primary production and associated value adding enterprises. The Plan: The State Government appointed a Regional Planning Authority to create a § Defines the boundary of the district, which covers 4 LGAs consistent framework for planning and land management issues across the § region. The RSP provides a detailed set of policies and requirements Sets out development objectives recognised in the State Planning Policy Framework that require that any § Recognises character values through Character Preservation District amendments to the Yarra Ranges Planning Scheme to be consistent with the Overlays RSP. § Introduces district wide provisions consistent across LGAs including:

A key element of the suite of policy tools is the use of a Tenement Control. A – Preventing further subdivision of land for residential purposes within the tenement holding is one of a lot or all contiguous lots held in one ownership on district a specified date. A permit may only be granted to establish a dwelling on land – New rural dwellings will be limited and considered ‘on merit’ where per tenement holding. In addition, there are strict controls on tourism activities: they meet certain criteria § Restaurants must be associated with tourist accommodation, a tourist – Ensures that residential development is located inside townships, facility or established winery settlements and rural living areas. § Retail premises must be associated with an agricultural activity being The policy directions of the Character Preservation Overlay prevail over other carried out on the land or provide recreation or tourist facilities in policy instruments that may apply to the land and set out the following association with tourist accommodation objectives and principles: § Accommodation, which is providing for tourists and visitors, must be § Objectives: associated with an existing intensive farming activity being carried out on – Scenic and rural landscapes are highly valued, retained and protected: the land. – Development near entrances to towns and settlements does The requirement for the planning scheme to be consistent with the RSP not diminish the rural setting, character and heritage values provided a valuable safeguard against inappropriate development in the Yarra associated with those towns and settlements Ranges Green Wedge during the late 1990’s and early 2000’s, when the – The long term use of land for primary production and standard zones available were very generous regarding rural subdivision and associated value adding enterprises is assured and promoted

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– Activities positively contribute to tourism current legislative and governance framework that applies to the Swan Valley – The heritage attributes of the district are preserved with the intention of strengthening the framework developing a set of planning – Buildings and structures complement the landscape. instruments that will enable informed and consistent decisions to be made regarding future land use and development. – Residential development is located inside townships, settlements and rural living areas The planning instruments include: § – No expansion of rural living and settlement zones outside township Swan Valley District Structure Plan – a strategic plan that establishes future areas. land use and development expectations for the Swan Valley § § Principles: Development in the district should: Swan Valley Planning Policies – a suite of more detailed planning instruments that provide decision makers with guidance on matters of – When located near townships, contribute towards and maintain the specific importance to the region (e.g. built form, character preservation, identity of those townships land use compatibility, etc.) – Retain the predominant rural landscape character and function § Local Planning Scheme Provisions – amendment of the City of Swan Local

– Foster primary production and associated value adding enterprises and Planning Scheme (as necessary) to give statutory effect to the intent of the tourism activities. Swan Valley District Structure Plan and Planning Policies. The Act places significant limitation on land division in rural areas of the district An Interim Policy has been prepared to apply during the review process. such that subdivision to create additional allotments for residential development must be refused. 8.4 OKANAGAN VALLEY - CANADA Additional control is provided through a Zone – in this instance a Primary The Okanagan Valley is located in southern British Columbia and along with Production Zone within which dwellings are non complying unless on an the nearby Similkameen Valley, comprises approximately 4,000 hectares of allotment above the minimum lot size. Otherwise the Overlay acts to reinforce vineyards producing around 90% of all wine produced in British Columbia. existing policies, namely the long term use of land for primary production and associated value adding enterprises and that new residential development be Land in the Okanagan Valley is within a declared Agricultural Land Reserve located inside townships, settlements and rural living areas. within which an independent commission oversees implementation of policy to preserve agricultural land. A brief scan of recent development applications reviewed by the Development Assessment Commission (an independent statutory body established under The Agricultural Land Reserve was established under the Agricultural Land South Australia's Development Act 1993 to assess and determine development Commission Act, 1973 in the 1970s to prevent zoning of agricultural land for applications and act as the concurring authority for non-complying applications non-farming purposes in recognition of the threat it posed to the limited area approved by a council or regional assessment panel) found that despite clear of land suitable for agricultural purposes. policy direction regarding restriction on dwellings in rural areas, Council is Initial strong opposition to the scheme by landholders that considered the land approving applications for dwellings under the minimum lot size. Proponents as their “pension fund and they wanted to be able to sell their properties to are using arguments including ‘lots are too small for viable viticulture’ and the urban developers” was tempered by income support measures for farmers e.g. ‘block was created as a building block.’ In these cases the Commission has not the Farm Income Assurance Act. supported Council’s decision to grant development consent. The Agricultural Land Reserve is a provincial land-use zone where agriculture is 8.3 SWAN VALLEY the priority use and non-farming activities are restricted. The reserve boundary The Swan Valley has considerable historical and cultural value as a viticultural, is based on the agricultural capability of land determined by assessing the agricultural and tourism region. The WA Government is currently reviewing climate and soils.

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The Agricultural Land Commission (ALC), an independent administrative population increasing drastically in the areas of the province with the most tribunal, oversees administration of the program. The purpose of the ALC is to: productive agricultural land. The province is also facing the uncertainty of § Preserve agricultural land climate change and depleted oil supplies that will necessitate more, rather than § Encourage farming in collaboration with other communities of interest less, local agriculture in coming decades.” § Encourage local governments, First Nations, the government and its agents 8.5 NAPA VALLEY to enable and accommodate farm use of agricultural land and uses compatible with agriculture in their plans, bylaws and policies. In 1968, the Napa Valley Agricultural Preserve was enacted to preserve open space and prevent future over-development. The ordinance introduced land- Prior to creation of the ALR, local government had almost exclusive authority zoning that dictated that the only commercial activity allowed in these areas over the use of privately held agricultural land. The Land Commission Act of was agriculture and set minimum lot sizes that prevented further subdivision of 1973 established primacy of the ALC over most other provincial legislation in parcels, limiting the potential for development. The 8 hectare minimum in the the managing of land use within the ALR. However, local government planning Agricultural Preserve was later increased to 16 hectares. and zoning powers have never been removed or replaced The Local Government Act specifies that all local government plans and strategies for A key distinction of preservation of agricultural land in Napa compared to other areas containing ALR lands must be referred to the ALC. Local governments areas is that it was and continues to be driven by the vignerons and wider can prepare an agricultural area plan that comprises land within and outside community. There has been significant investment in education and the ALR to promote particular industries and provide a supporting policy and engagement with the Napa community over many years on the importance of regulatory framework. the wine industry and land preservation to the region and its economy. A set of Regulations sets out farm uses that are permitted outright, as well as Ordinance defines a winery as a business that makes wine. Specifically, it says a other permitted uses and non-farm uses. Land owners within the ALR who wish winery is an “agricultural processing facility” for “the fermenting and to pursue other uses or to subdivide their property must make an application processing of grape juice into wine.” The ordinance allows for wineries to sell under the Agricultural Land Act and secure approval from the ALC. A series of and market wine, not just produce it, but such marketing activity must be policies provide further guidance on decision making. Local governments do “accessory” and subordinate to production. And all accessory uses must be not have approval authority for ALR applications, but in some cases, they do contained in less than 40% of the winery’s footprint. have refusal authority. The Ordinance also includes restrictions on grape sourcing to ensure that A review by Curran40 found that the ALR has been successful in continuing wineries support local agriculture. The “75% rule” dictates that wineries must urban sprawl and mitigating rising farmland values and reported that: use at least 75% grapes from Napa County. “The ALR regime has withstood the test of time and changing political Other measures include: interests. All successive provincial governments since 1973 have endorsed the § New development within the Agriculture Preserve that is not directly ALR, the Commission and its goal of preserving agricultural land. related to agriculture must be approved by a majority of Napa County The public policy reasons that lead to the establishment of the ALR and voters Commission 33 years ago are even more acute today with land prices and § The ordinance and zoning is integrated within the Napa County General Plan (city wide strategy) strategy to ensure that residential development is provide for within towns and planned estates through tools such as designated town and settlement boundaries 40 Curran. D, (2007) British Columbia’s Agricultural Land Reserve: A Legal § An Agricultural Protection Advisory Committee (APAC) has been Review of the Question of “Community Need” established to serve as an advisory committee to the Planning Commission

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for purposes of making recommendations to the Planning Commission on a § Mapping of EFU-zoned lands. variety of winery development and agricultural protection measures. Owners of EFU zoned land are automatically eligible for lower property taxes 8.6 OREGON STATE based on the land being farmed. There is a statewide minimum lot size of 80 acres for farmland and 160 acres for rangeland, unless counties can Farmland protection in the State of Oregon is part of a wider agricultural demonstrate through the application of specific standards that a lower protection program that combines tax incentives and development controls minimum is appropriate for the continuation of commercial agriculture and aimed at helping farmers stay in business, slow the conversion of agricultural unless the minimum is approved by LCDC. Acceptable farm-related and land to urban uses, maintain land for commercial agriculture and provide nonfarm-related uses and their review standards must also be consistent with compensation for restrictions on development resulting from zoning for the state listings and review standards. agriculture. To encourage large-scale farm operations the EFU zone consolidates Key elements of the land use planning system relevant to agriculture include: contiguous lands in the same ownership when required by a land use decision. § Statewide goals and supporting policy It is not the intent in the EFU zone to create, through land divisions, small-scale § Designation of urban growth boundaries farms as there are sufficient small parcels in the zone to accommodate those small-scale farm operations that require high-value farm soils. § Application of zones to rural land that designate land for farm, forest or farm/forest use Dwellings may be approved if: § Land for farming is zoned Exclusive Farm Use (EFU) based on identifying § The lot was acquired and owned continuously since 1985 by the present agricultural lands. owner The Agricultural Land Use Policy outlined the state’s interest in protecting ("owner" includes the wife, husband, son, daughter, mother, father, agricultural lands and provided a basic framework to do so through the farm brother, brother-in-law, sister, sister- in-law, son-in-law, daughter-in-law, use tax deferral system and EFU zoning designation. The main elements of the mother-in-law, father-in-law, aunt, uncle, niece, nephew, stepparent, state’s Agricultural Land Use Policy: stepchild, grandparent or grandchild of the owner or a business entity owned by any one or a combination of these family members) § Agricultural land is an important natural and economic asset to all the § people of this state The tract (or tenement) does not include a dwelling (A “tract” is one or more contiguous lots in single ownership) § Preservation of a maximum amount of agricultural land, in large blocks, is § necessary to maintain the agricultural economy of the state Is not on land identified as high value farmland § § Expansion of urban development in rural areas is a public concern because When the lot or parcel on which the dwelling will be sited is part of a tract, of conflicts between farm and urban activities, and the remaining portions of the tract are consolidated into a single lot or parcel when the dwelling is allowed § Incentives and privileges are justified to owners of land in exclusive farm § use zones because such zoning substantially limits alternative uses of rural Complies with comprehensive land use plan lands. § It will not materially alter the stability of the overall land use pattern the area The EFU zone is applied to land identified as agricultural land and consists of: § Not located on a lot that is predominantly composed of Class IV through § Listings of permitted “farm-related” uses and conditional “non farm- Class VIII soils that would not when irrigated be classified as prime Class I related” uses, including standards for their evaluation or II soils § Minimum lot sizes and division standards for both farm and non-farm uses § Other dimensional standards for development

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§ The dwelling will not force a significant change in or significantly increase § A demonstration of need has to be based on facts pertaining to population the costs of accepted farming or forest practices on nearby lands devoted growth or to specific land needs associated with a particular use to farm or forest use. § Exclusive Farm Use zone. Dwellings on small lots is provided for if: 3. Tenement provisions for dwellings § Land is not high value farmland; and Dwellings are being well managed through the use of tenement provisions, § Twenty one acres or less in size; and tight description of land ownership and eligibility based on the lot was created. § The tract is bordered on at least 67% of its perimeter by tracts that are This process also facilitates lot amalgamation. smaller than 21 acres and at least two such tracts had dwellings on1993 Some opportunity for non-farm dwellings on small lots in EFU zoned areas is § It will not materially alter the stability of the overall land use pattern the provided for where basic review standards are met, including compatibility with area farm uses, non-interference with accepted practices on adjacent farmlands; no § Not located on a lot that is predominantly composed of Class IV through disruption to the stability of the overall land use pattern, and situation on Class VIII soils that would not when irrigated be classified as prime Class I generally unsuitable land for the production of farm crops and livestock. or II soils The process has ensured that non-farm dwelling development is limited and § The dwelling will not force a significant change in or significantly increase sited in a way to minimize its impact on agriculture. the costs of accepted farming or forest practices on nearby lands devoted 4. Tax incentives to farm or forest use. Landowners with land in the EFU zone automatically qualify for the tax Factors that have contributed to the success of the program in Oregon include: abatement. These levels are easily reached and the standards don’t

1. Statewide policy framework differentiate between the different agricultural services and products. At a Early efforts to protect agricultural lands were unsuccessful because each local minimum of $650 in gross income you qualify as farm use. After 6.5 acres the jurisdiction was left to decide whether to protect such lands and which land it assessment is $100 per acre up to $3,000 of gross income. should protect. Introduction of State Goal 3: Agricultural lands shall be preserved and maintained for farm use, consistent with existing and future 8.7 KEY FINDINGS needs for agricultural products, forest and open spaces and with the state’s The review of policy applied to wine tourism areas in other jurisdictions found agricultural land use policy; It was significant as it provided a clear definition of that all recognised that protecting and maintaining vineyards was critical to the lands to be protected and declared state interest in all lands used or protecting the ‘wine’ status of an area, as well as the tourism attraction. Land suitable for agriculture, not just “prime farmlands”. fragmentation, encroachment of residential and rural residential development, 2. Urban growth boundaries high land values, poor siting and design of buildings and structures were Urban growth boundaries (UGBs) have been created around all incorporated common threats to the sustainability of a wine producing region and its tourism cities and previously urbanized portions of counties. UGBs were created to industry. manage the transition from rural to urban land use by containing urban Approaches found to be successful have a number of common elements and development within them and by managing the relationship between urban consideration should be given to these in preparing strategic directions and development and adjacent resource lands just across the boundary. Conversion policy for the Vineyards District: to urban use requires: § Governance: An independent body that reviews and may overturn Council § That a case be made for conversion and all other lands outside UGBs are decisions if found to not comply with planning policy planned and managed to further farm, forest, and range use § A range of policy tools that seek to limit subdivision and new development including:

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– A development plan incorporated into state policy – Limits to subdivision through a minimum lot size – Tenement Controls - one dwelling per property held in single ownership) – Restricting sale and marketing of wine in wineries such that it is ancillary to and subordinate to production – Wineries must use a minimum proportion of local grapes in wine production – Ancillary development is limited to a proportion of the winery footprint – Urban growth boundaries are strongly enforced with new residential development focused within urban boundaries and rural residential development provided for in planned estates, generally on the fringes of established settlements – Clear statements of the types of uses that are permitted, permitted with consent or prohibited.

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viticulture to have primacy in planning considerations and underpin the 9 CONSULTATION planning framework for the District was strongly supported. A number of consultation activities were undertaken during preparation of this Buffer zones were acknowledged as being successful in achieving desired study to provide opportunities for vignerons and the Hunter Valley Wine and outcomes. However, they are very “black and White” and could be improved Tourism Association (HVWTA) to provide insights and ideas. Two meetings by enabling negotiation on a case-by-case basis based on performance criteria were held with members of the HVWTA and a questionnaire was circulated to for properties that cannot meet buffer requirements. vignerons via the HVWTA. A number of owners of tourism developments were Community title subdivision is currently not permitted under the LEP and this also provided with an opportunity for a telephone interview. position is supported This section of the report summarises the consultation findings against the Are there elements of the current LEP that are undermining the long term questions set out in the questionnaire. Some submissions provided very viability of the Vineyards District for viticulture? detailed recommendations for changes to the LEP. These have been included in the summary to ensure they are considered in the next stage of the project A number of submission noted that the Hunter Valley Vineyard / Tourism which will include preparing planning responses to the findings of this study. Region should be recognised and treated as a whole with consistent planning across both LGAs (Singleton and Cessnock). Protecting the region from open What elements of the current LEP that apply to the Vineyards District are cut mining requires stronger measures (such as in Barossa and Maclaren Vale) important to support viticulture? than that available through the LEP. The RU4 Zone has been effective in preserving land for viticulture and Flexibility and providing for development with consent is a common theme of “encouraged large, established producers to remain in the district, which is submissions. Some submissions felt that over-regulation of planning policy is critical to the viability of the regional industry”. hindering new investment. The 40 ha minimum lot size has been effective in retaining land for viticulture. Addressing demand for residential and rural residential opportunities in the However, it was argued that this has increased competition between viticulture district is a challenge. The encroachment of Huntlee may compromise the and rural lifestylers for properties >40ha due to the lack of rural residential appeal of the vineyards as a destination for recreation. There needs to be clear opportunities on smaller properties. One submitter suggested that the in some delineation between ‘suburban’ and rural areas. locations where fragmentation has already occurred that the minimum subdivision be reduced. A number of specific issues associated with the planning policy were raised: § Excisions and house lot subdivisions should be discouraged Future development pressure from urban expansion, forecast in regional strategic plans, is of great concern. There is therefore the goal of Council to § Golf courses, recreational facilities, micro-breweries are currently protect viticultural land is strongly supported. An “urban growth boundary” prohibited. These are considered appropriate uses and will diversity was noted as a mechanism to support this outcome. tourism offer. § Tourist shops are currently prohibited. Views are mixed on increasing retail The Vineyards District Vision7 was noted by a number of submitters. It was in the district. One submitter though they could be appropriate if limited to considered that as the document was adopted by Council and supported by certain precincts and subject to controls on floor area. the industry and community, it should be the “basis to develop and expand the § The logic of the 10 ha minimum for tourist accommodation is not clear, as current studies.” Submitters noted the challenge of achieving a balance the properties are considered too small for viticulture/agriculture but are between encouraging and fostering economic investment and tourism suited to tourism development. development while protecting the areas viticultural land and rural character. Therefore, the requirement set out in the Vineyards Vision that requires § Developer contributions are a significant cost imposition without a clear purpose or outcome.

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§ Definition of cellar door needs refinement to better reflect local wineries Increasing traffic traveling through the District and traffic speed is contributing while retaining intent to the erosion of landscape amenity and the rural ambience. § Density controls have stopped development Poor design of lighting, signage, information bays. § New hotels/motels are currently not permitted. Enabling them to be permitted with scope for expansion would facilitate refresh/reinvestment What will be important in the design of new development to ensure that the Vineyards District image is protected? § Lack of workers accommodation. Architectural compatibility with the rural aesthetic. Are there uses currently within the Vineyards District that are not beneficial to viticulture. Acknowledgement and recognition of the heritage values of old, iconic Residential development close to or within the vineyards can cause “major vineyards disruption to farming practices”. For example, the ability to use chemical Landscaping and screening sprays and gas guns is essential for efficient vineyard management and should not be hindered by local or neighbouring home owners. A mix of attractions, complementary to wine and grapes, is required to increase visitor nights and offer something new “at the moment there is no reason for There are some uses in close proximity of the District that are considered people to come and rediscover us” inappropriate or have eroded visual amenity and views from the within the District. e.g. Mining, Cessnock gaol, Singleton Army Camp, abattoir on the Consideration is being given to different planning policies to areas within the Golden Highway, Singleton, Huntlee, North Bellbird residential development Vineyards District that reflects the variation in land suitability for viticulture, land use and density of development. Do you agree or disagree with this approach? Retirement villages, caravan parks, manufactured home estates, community Submissions broadly agreed with the approach of tailoring planning policy to title developments are not considered appropriate for the District. reflect land diversity. An approach to this was detailed based on developing In addition to cellar doors, wineries, what uses are beneficial to viticulture? policy for the following character areas is summarised here: Accommodation and restaurants are important for attracting tourists and § Natural areas – protect conservation values and provide for eco-tourism resulting wine sales. § Viticultural and rural areas – promote viticulture and other forms of A strong focus for tourism should be renewal and regeneration and expanding agriculture and tourism facilities compatible with the rural character and of the tourism experiences such as cooking classes, ballooning, walking and a scale commensurate with the property size. cycling paths § Vineyards tourism area – area with the highest density of a broad range Given the importance of the viticultural landscape (e.g. as a “backdrop to tourism facilities while continuing to promote viticulture and agriculture wedding photos”) this must be protected and other agricultural uses could be § Major tourist facilities – such as The Vintage, Crowne Plaza etc. encouraged that would complement the visual amenity such as olive groves. § Strategic tourism sites – currently vacant sites identified for future large Responses to a ‘village of Pokolbin’ to provide a town centre and services was scale tourism development mixed. One submitter noted that a “vibrant village centre offering boutique The Warringah LEP was noted as an example of this approach in practice. retail, cafes, provedore outlets is vital as a place for people to gather” A number of submissions noted the need for more detailed viticultural soils Can you describe or list the features of existing developments that you think mapping to be used to underpin identification of land suited to viticulture. are detrimental to the image and function of the Vineyards District as a wine Land not suited to viticulture would thence become available for other uses tourism area? such as tourism. Identification of key development sites was noted as an Poor design of some developments (e.g. Hunter Distillery) detracts from the approach to direct large scale new investment to specific locations. visual amenity.

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Other Comments § Broadening the range of attractions to appeal to young people and families was also raised. § Privatisation and / or development of the airport provides an opportunity particularly to expand the Asian tourism market. § Improving connectivity with the M1 and good directional signage.

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10 VINEYARD DISTRICT BOUNDARY The current boundary of the Vineyards District is by defined by land zoned RU4 generally aligns with the boundary of the Viticulture Critical Industry Cluster and most established vineyards are within the boundary of the Vineyards District (Figure 24). Ground survey revealed a significant number of ‘vineyard’ tourism developments including accommodation, cafes and restaurants on land between the northern and north eastern boundary of the Vineyards District and the Hunter Expressway. This study, including the consultation findings, has highlighted the importance of retaining the viticultural identity and protecting rural landscapes for the sustainability of the viticultural and tourism industries. Urban encroachment on land adjoining the Vineyards District, such as at Huntlee and Bellbird North, has caused considerable concern. These high density residential developments and accompanying services and infrastructure have impacted the visual amenity, introduced risks of land use conflict and permanently changed the landscape character. It is therefore recommended that the boundary of the Vineyards District be adjusted, particularly the northern and north eastern boundary to include surrounding rural land. The purpose of this adjustment is to clearly signal the boundary of urban development, to provide a rural transition between urban development and the principal viticulture / tourism enterprises and a buffer between viticulture and sensitive uses.

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FIGURE 24: CURRENT AND PROPOSED VINEYARDS DISTRICT BOUNDARIES

Cessnock City boundary Proposed Viticulture District boundary Current Viticulture District boundary Change in area of Viticulture District Established vineyards (2016)

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11 LAND USE TABLES A joint planning proposal by Cessnock and Singleton seeks to improve the consistency of the land use tables in the RU4 zone. The proposed changes to the Cessnock land use table were reviewed taking into consideration the findings of this study and strategic implications. Table 13 sets out the land use table, current and proposed changes to the Cessnock LEP and the recommendations of this Vineyard District Study.

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TABLE 13: JOINT PLANNING PROPOSAL RECOMMENDATIONS AND STUDY RESPONSE Legend: o permitted without consent [mandated under the SI]. o permitted without consent. c permitted with consent [mandated under the SI]. c permitted with consent. x prohibited [mandated under the SI]. x prohibited. A permitted under SEPP (Affordable Rental Housing) 2009. I permitted under SEPP (Infrastructure) 2007. M permitted under SEPP (Mining, Petroleum Production and Extractive Industries) 2007. fill colours in green or red mandated under the SI. fill colour in purple public infrastructure permitted under a SEPP

Cessnock LEP 2011 Draft Vineyards District Current Proposed Study

(LAND USE terms WITHIN agriculture group term) agriculture x c c aquaculture x c c extensive agriculture [eg. grazing of livestocks, etc.] o o o bee keeping o o o

dairy (pasture-based) o o o intensive livestock agriculture [eg. poultry farms, etc.] x x x feedlots x x x dairies (restricted) x x x intensive plant agriculture [eg. cultivation of irrigated crops] c c c horticulture c c c turf farming c c c viticulture c c c (LAND USE terms OUTSIDE agriculture group term) animal boarding or training establishments c c c farm buildings c c c forestry x x x (LAND USE terms WITHIN residential accommodation group term) residential accommodation x x x attached dwellings x x x

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Cessnock LEP 2011 Draft Vineyards District Current Proposed Study

boarding houses x x x dual occupancies x x x dual occupancies (attached) x x x dual occupancies (detached) x x x dwelling houses c c c group homes x x x group homes (permanent) x x x group homes (transitional) x x x hostels x x x multi dwelling housing x x x residential flat buildings x x x rural worker's dwellings c x x secondary dwellings c c x Semi-detached dwellings x x x seniors housing x x x residential care facilities x x x shop top housing x x x (LAND USE terms OUTSIDE residential accommodation group terms home-based child care x c c Home business c c c home occupations o o o home occupation (sex services) x x x (LAND USE terms WITHIN tourist and visitor accommodation group term) tourist and visitor accommodation c c c backpackers’ accommodation c x x Bed & breakfast accommodation c c c Farm stay accommodation c c c hotel or motel accommodation x x x Serviced apartments c x x (LAND USE terms OUTSIDE tourist and visitor accommodation group term) camping grounds x x x caravan parks x x x eco-tourist facilities x c c (LAND USE terms WITHIN commercial premises group term) commercial premises x x x

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Cessnock LEP 2011 Draft Vineyards District Current Proposed Study

business premises [eg. Banks, post offices, hairdressers, etc.] x x x funeral homes x x x office premises x x x retail premises x x x bulky goods premises x x x cellar door premises c c c food & drink premises x x x pubs x x x restaurants or cafes c c c take-away food & drink premises x x x garden centres x x x hardware & building supplies x x x kiosks x x x landscaping material supplies x x x markets x x x plant nurseries c c c roadside stalls c c c rural supplies c x x Shops x x x

neighbourhood shops c x x

Timber yards x x x vehicle sales or hire premises x x x (LAND USE terms OUTSIDE commercial premises group term) amusement centres x x x entertainment facilities x x x function centres c x x highway service centres x x x industrial retail outlets x x x registered clubs x x x restricted premises x x x service stations x x x sex services premises x x x veterinary hospitals x x x wholesale supplies x x x (LAND USE terms WITHIN rural industry group term)

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Cessnock LEP 2011 Draft Vineyards District Current Proposed Study

rural industries [eg. Use of composting facilities and works] x x x agricultural produce industries c c c livestock processing industries x x x sawmill or log processing industries x x x stock & sale yards x x x (LAND USE terms WITHIN industry group term) industries x x x heavy industries x x x hazardous industry x x x

offensive industry x x x

light industries x x x high technology industries x x x

home industry c c c

general industries x x x

(LAND USE terms OUTSIDE industry group term) boat building and repair facilities x x x vehicle body repair workshops x x x vehicle repair stations x x x (LAND USE terms WITHIN heavy industrial storage establishment group term) heavy industrial storage establishments x x x hazardous storage establishments x x x liquid fuel depots x x x offensive storage establishments x x x (LAND USE terms WITHIN storage premises group term) storage premises x x x self storage units x x x (LAND USE terms OUTSIDE storage premises group term) depots x x x warehouse or distribution centres x x x (LAND USE terms WITHIN sewerage system group term) sewerage systems x c c Biosolids treatment facilities I I I sewage reticulation systems I I I sewage treatment plants I I I water recycling facilities I I I

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Cessnock LEP 2011 Draft Vineyards District Current Proposed Study

(LAND USE terms WITHIN waste or resource management facility group term) waste or resource management facilities c x x resource recovery facilities c x x waste disposal facilities c x x waste or resource transfer stations c x x (LAND USE terms WITHIN water supply system group term) water supply systems x c c water reticulation systems x c c water storage facilities x c c water treatment facilities x c c (LAND USE terms WITHIN air transport facility group term) air transport facilities x x x airport x x x heliport x x x (LAND USE terms OUTSIDE air transport facility group term) airstrip x x x Helipad x x x (Other LAND USE terms relating to infrastructure) car parks x x x electricity generating works I I I freight transport facilities x x x passenger transport facilities x x x port facilities x x x roads c c c transport depots x x x truck depots x x x wharf or boating facilities x x x (LAND USE terms WITHIN educational establishment group term educational establishments [eg. TAFE establishment, etc.] I I I schools I I I (LAND USE terms WITHIN health services facility group term) health services facilities I I I hospitals I I I

medical centres I I I health consulting rooms I I I

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Cessnock LEP 2011 Draft Vineyards District Current Proposed Study

(Other LAND USE terms relating to community infrastructure) child care centres c x x Community facilities c c x correctional centres x x x emergency services facilities I I I industrial training facilities x x x information and education facilities c c c places of public worship x x x public administration building x x x research stations x x x respite day care centres c x x (LAND USE terms WITHIN signage group term) signage c c c Advertising structure c x x building identification sign c c c business identification sign c c c (LAND USE terms relating to recreation) boat launching ramps x x x boat sheds x x x charter & tourism boating facilities x x x environmental facilities c c c jetties x x x marinas x x x mooring x x x mooring pens x x x recreation areas x x x Recreation facilities (indoor) x x x recreation facilities (major) x x x recreation facilities (outdoor) x x x Water recreation structures x x x (Other miscellaneous LAND USE terms) cemetery x x x crematorium x x x environmental protection works c c c exhibition homes x x x

CESSNOCK CITY VINEYARD DISTRICT STUDY ½ FINAL

Cessnock LEP 2011 Draft Vineyards District Current Proposed Study

exhibition villages x x x extractive industries x x x flood mitigation works x c c mortuaries x x x open cut mining M M M

CESSNOCK CITY VINEYARD DISTRICT STUDY ½ FINAL

APPENDIX 1 CONSEQUENCE DEFINITIONS

PROBABILITY DEFINITIONS Level Descriptor 1 Severe Level Descriptor Description Severe and/or permanent damage to the environment A Almost certain Common or repeating occurrence Irreversible B Likely Known to occur or ‘it has happened’ Sever impact on the community C Possible Could occur or ‘I’ve heard of it happening’ Neighbours are in prolonged dispute and legal action involved Could occur in some circumstances, but not likely 2 Major D Unlikely to occur Serious and/or long term impact to the environment E Rare Practically impossible Long terms management implications Serious impact on the community Neighbours are in serious dispute 3 Moderate Moderate and/or medium-term impact to the environment and

community Some ongoing management implications Neighbour disputes occur 4 Minor Minor and/or short term impact to the environment and community\ Can be effectively managed as a part of normal operations Infrequent disputes between neighbours 5 Negligible Very minor impact to the environment and community Can be effectively managed as part of normal operations Neighbour disputes unlikely

CESSNOCK CITY VINEYARD DISTRICT STUDY ½ FINAL

REFERENCES Destination NSW 2015. Travel to the Hunter. Year ended December 2015. HVWTA 2014. HVWT Tourism Monitor: Summary of results for the cellar door sector, December 2014. Newcastle Business School, NSW. Hunter Valley Wine and Tourism Association Hunter Valley Wine and Tourism Association http://www.tra.gov.au/research/latest-ivs-report.html