Distinctive Areas & Landscapes Surf Coast Landscape Assessment Review

Volume 1

For the Department of Environment, Land, Water & Planning Final Document: February 2020 February

Acknowledgements

Victoria has an ancient and proud Aboriginal history. We acknowledge the Traditional Owners of the land described in this report, and offer our respect to the past and present Elders, and through them to all Aboriginal and Torres Strait Islander People.

Thank you to Jonathon Christie (B. Vis. Com. Des.) for his assistance with GIS mapping and background research for this project.

ã Claire Scott Planning 2020 This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968.

Cover image: Breamlea Beach, Claire Scott. Contents

Introduction 1

This Report 2

Part 1: Landscape Character

Determining Landscape Character 4

Background & Context 5

GIS Mapping & Analysis

2003 Landscape Types & Areas 10

2019 Landscape Types & Areas 16

Landscape Types & Areas Papers

Western Plains, Cones and Lakes (1.1 – 1.6) 31

1.2 Mount Duneed Volcanic Plain 32

Otway Foothills, Valleys and Uplands (2.1 – 2.7) 37

2.7 Torquay Coast and Hinterland 38

Otway Forests and Coast (4.1 – 4.4) 43

4.3 Dry Coastal Woodland and Heath 44

4.4 Low Coastal Heath 49

Localised Flatlands (5.1 – 5.2) 54

5.1 Coastal Saltmarshes 55

Coastal Cliffs and Dunes (6.1 – 6.3) 60

6.1 Point Impossible Coastal Dunes 61 Part 2: Landscape Significance

Determining Landscape Significance 67

Defining Significance Views 70

Background & Context 72

Landscapes of Significance 74

Bells Beach to Point Addis 76

Visual landscape assessment 78

Significant viewing locations 80

Other landscape values 86

Torquay Coast, Coastal Saltmarshes & Woodland 88

Visual landscape assessment 90

Significant viewing locations 92

Other landscape values 96

Mount Duneed Plain and Surrounds 97

Visual landscape assessment 99

Other landscape values 100

Part 3: Townships & the Landscape

Townships & the Landscape 102

Torquay – Jan Juc 103

Summary of findings table 109

Township-to-Landscape Elements: A deeper dive 111

Bellbrae 113

Summary of findings table 115

Bells Beach 116

Summary of findings table 119

Mount Duneed & Connewarre LDRZ Areas 121

Summary of findings table 124

Addendum

Spring Creek UGZ1 Area 126

Armstrong Creek Interface 129

Background Documents Review Summary 131 Introduction

The Victorian Government has amended the Planning and Environment Act 1987 to recognise and protect Victoria’s most cherished and important landscapes under the new Distinctive Areas and Landscapes (2018) Amendment.

An outcome of this legislation is the requirement to prepare Statements of Planning Policy (formerly known as Localised Planning Statements) for these identified areas, which will be included as policy documents in the Victoria Planning Provisions at Clause 11.03-5S.

Statements of Planning Policy are state policies for protecting and enhancing the valued attributes of distinctive areas that are vital to the functioning of Melbourne and regional Victoria. The declared areas have significant landscape, biodiversity, tourism, cultural and other assets, and because of these qualities and their proximity to Melbourne, they are experiencing increasing pressure for growth and change.

This Surf Coast Landscape Assessment Review (Volume 1) is a key input to the Statement of Planning Policy that is required for the Surf Coast Declared Area.

The Landscape Assessment Review updates the landscape characterisation work undertaken as part of the Great Ocean Road Region Landscape Assessment Study (2003) and the Coastal Spaces Landscape Assessment Study (2006); identifies the most significant landscapes and views; evaluates the key townships and their relationship to the broader natural landscape; and recommends how the findings of the review are best translated into the future Surf Coast Statement of Planning Policy.

Recommendations are further detailed and justified in the Statutory Implementation Package, also prepared by Claire Scott Planning.

Surf Coast Landscape Assessment Review Volume 1 1

This Report • A list of the townships and settlements within the Landscape summary table of the key findings for each, and concludes with the Area. landscape character ‘essence’ of each settlement area, and how that This report, the Surf Coast Landscape Assessment Review (Volume 1), should be translated into policy. comprises three parts, as follows: • A list and description of the key viewing locations. More detail on the methodology employed for Part 3 of this study • An outline of the applicable planning scheme policies and is outlined on p. 102. controls that apply to the landscape. Surf Coast Landscape Assessment Review (Volume 1) Field surveys • Part 1: Landscape Character The key landscape policy recommendations for inclusion in the Surf Coast Statement of Planning Policy (SPP). The field surveys for the determination of landscape character and Part 2: Landscape Significance significance were conducted in early August, mid-September and Maps and photos provide further detail for each Landscape Area. Part 3: Townships and the Landscape early and mid-October 2019. The weather was wet to partly The Landscape Areas are grouped according to their relevant cloudy/sunny, with temperatures between 12 - 20 degrees, and

Landscape Type, which are also described in detail by way of an light winds. introduction. Part 1: Landscape Character The late winter and early/mid-spring fieldwork revealed a lush and green landscape, with spring growth not yet dried out by scorching The updated Landscape Types and Landscape Areas for the Surf Part 2: Landscape Significance summer conditions. Coast Declared Area are documented in Part 1 of this report. The Part 2 of this report includes a full assessment of the visual numbering system employed by the Great Ocean Road Landscape significance of the landscapes within the Declared Area. Other In February 2019, surveys undertaken prior to this study as part of Assessment Study (and the Coastal Spaces Landscape Assessment Study) landscape values are also outlined, and a final overall significance Stage 1 (Scoping), and the landscape was dry and golden. has been retained for continued integration with previous and level is determined and noted for the landscapes. Significant This contrast in colours, texture and vegetation across the field subsequent statewide work. viewing locations are also documented in this section of the report, survey work undertaken throughout the whole project highlights and the views assessed for their level of significance. The Landscape Types and Areas have been mapped over various the changing and amorphous nature of landscapes. GIS layers including geology, topography (contours), More detail on the methodology used for the determination of Surveys were undertaken from publicly accessible roads. vegetation/EVCs, and aerial imagery to further illustrate, explain landscape significance is included on p. 67-71. and justify their updated locations and boundaries. It should be noted that the significance areas are necessarily Each defined Landscape Area is also documented in detail in a nebulous at this stage of the process. The final significance area series of ‘Landscape Area Papers’, including the following material: boundaries are detailed in the Statutory Implementation Package: • An updated description. Volume 2 (Claire Scott Planning, September 2020).

• A list of the key landscape features. Part 3: Townships and the Landscape

• An explanation of the landscape character elements including The third part of this report pertains to townships or settlement geology and landform, waterform, vegetation, and land use and areas, and their relationship to the natural landscape. It includes an built form. updated and more detailed description of the townships, a

Surf Coast Landscape Assessment Review Volume 1 2

Part 1: Landscape Character

Assessment Review Surf Coast Landscape

Surf Coast Landscape Assessment Review Volume 1 3

Determining Landscape Character GIS technology, together with a more focused study area. The landscape character review has also resulted in the creation of two Landscape character is defined as: new Landscape Areas (2.7 Torquay Coast and Hinterland, and 6.1 “The interplay of geology, landform, vegetation, waterform and other natural Point Impossible Coastal Dunes) within the Surf Coast Declared features, combined with the effects of land use and built development that makes Area. one landscape different from another.”1 The above combination of desktop analysis, GIS mapping and In order to determine and document the landscape character of a fieldwork is employed as a methodology because landscapes often region or study area, firstly Landscape Types are defined. do not have a clear beginning, middle or an end. When Landscape Types are based on broad areas of common physical, determining landscape character, there is not always a explicit line environmental and cultural characteristics. that divides Landscape Types or Landscape Areas. These boundaries often occur in transitional space where landscapes Secondly, at a more detailed local level, each Landscape Type is merge, and it is difficult to find these boundaries on the ground. further divided into Landscape Areas, which are separate Therefore a desktop and GIS mapping analysis of the geographical units within the same Landscape Type, across which aforementioned geographical elements is layered with the visual local conditions vary. and physical experience of surveying the landscape, to determine the final landscape character boundaries. The Landscape Types and Landscape Areas of the Surf Coast Declared Area were first mapped and defined as part of the Great Ocean Road Region Landscape Assessment Study in 2003 (and were later ratified as part of the Coastal Spaces Landscape Assessment Study in 2005), and involved a study of key landscape character elements including geology and landform, waterform, vegetation, and land use and built form, together with detailed field surveys. A professional assessment underpinned the determination of landscape character, focusing on objective distinctions between Landscape Types, and the relationships between Landscape Types and their constituent Landscape Areas.

As part of this study, the 2003 Landscape Types and Areas have been reviewed against more sophisticated Geographic Information Systems (GIS) data and re-surveyed through fieldwork. In all cases, they have been remapped, and boundaries have been altered to reflect the more detailed delineation possible with advancements in

1 Planisphere, The Great Ocean Road Region Landscape Assessment Study, Regional Toolkit, September 2003, p. 3

Surf Coast Landscape Assessment Review Volume 1 4

Background & Context Western Coastal Cliffs (3.1 – 3.2)

2003 Landscape Types & Areas 3.1 Port Campbell Coast and Hinterland

By way of background and to provide a geographical and 3.2 Nirranda Coast and Hinterland categorical context for the Surf Coast Declared Area Landscape – Types and Areas, the Great Ocean Road Region Landscape Assessment Otway Forests and Coast (4.1 4.4) Study (2003) landscape character findings are mapped on the 4.1 Otway Ranges Forest and Coast following page, with the Landscape Types and Areas (then referred to as ‘precincts’) listed below. 4.2 Cleared Uplands and Hilltops

Western Plains Cones and Lakes (1.1 – 1.6) 4.3 Dry Coastal Woodland and Heath

1.1 Winchelsea Western Plains 4.4 Low Coastal Heath

1.2 Undulating Mixed Farming Localised Flatlands (5.1 – 5.2)

1.3 Undulating Grazing 5.1 Lakes and Saltmarshes

1.4 Paddocks and Cones 5.2 Aire Valley Marshes

1.5 Partially Wooded Plain

1.6 Stony Rises

Otway Foothills, Valleys and Uplands (2.1 – 2.6)

2.1 Northern Foothills

2.2 Dairying Hills and Vales

2.3 Gellibrand River Valley

2.4 Apollo Bay Coastal Valleys and Hills

2.5 Johanna Coast to Cape Otway Coastal Valleys and Hills

2.6 Princetown Coastal Valleys and Hills

Surf Coast Landscape Assessment Review Volume 1 5

Great Ocean Road Region Landscape Assessment Study (2003) Landscape Types and Precincts Map

Source: Planisphere, Great Ocean Road Region Landscape Assessment Study Regional Toolkit, September 2003, p. 9

Surf Coast Landscape Assessment Review Volume 1 6

Background & Context

2003 Landscape Types & Areas

More specifically, the 2003 Landscape Types and Areas within the Surf Coast Declared Area are mapped (on the following page) and listed below. As outlined at the beginning of this report, they have been reviewed and re-mapped, and in some cases deleted or re- named.

Western Plains Cones and Lakes (1.1 – 1.6)

1.2 Undulating Mixed Farming

Landscape Type retained. Landscape Area boundaries significantly changed, and re-named.

Otway Foothills, Valleys and Uplands (2.1 – 2.6)

2.1 Northern Foothills

Landscape Type retained. Landscape Area boundaries refined so that it no longer exists within the Declared Area.

New Landscape Area 2.7 Torquay Coast and Hinterland defined.

Otway Forests and Coast (4.1 – 4.4)

4.3 Dry Coastal Woodland and Heath

4.4 Low Coastal Heath

Landscape Type retained. Both Landscape Area boundaries refined.

Localised Flatlands (5.1 – 5.2)

5.1 Lakes and Saltmarshes

Landscape Type retained. Landscape Area boundaries significantly changed, and re-named.

Surf Coast Landscape Assessment Review Volume 1 7

Surf Coast Landscape Assessment Review Volume 1 8

Background & Context 2003 Landscape Types & Areas 2019 Landscape Types & Areas

2003 – 2019 Landscape Types & Areas Western Plains Cones and Lakes (1.1 – 1.6) Western Plains Cones and Lakes (1.1 – 1.6)

Comparative lists of the 2003 Landscape Types and Areas, and the 1.2 Undulating Mixed Farming 1.2 Mount Duneed Volcanic Plain revised 2019 Landscape Types and Areas are included opposite. Otway Foothills, Valleys and Uplands (2.1 – 2.6) Otway Foothills, Valleys and Uplands (2.1 – 2.7) The 2019 Surf Coast Declared Area Landscape Types and Areas are also mapped on the following pages, over various GIS layers. 2.1 Northern Foothills 2.7 Torquay Coast and Hinterland

Preceding the 2019 maps, are the 2003 Landscape Types and Areas Otway Forests and Coast (4.1 – 4.4) Otway Forests and Coast (4.1 – 4.4) overlaid on current GIS layers, including geology and topography 4.3 Dry Coastal Woodland and Heath 4.3 Dry Coastal Woodland and Heath (contours). These illustrate the benefits of more sophisticated GIS technology together with the more detailed scale of this study, 4.4 Low Coastal Heath 4.4 Low Coastal Heath allowing closer scrutiny of the landscapes. The maps also explain the changes to the Types and Areas, and justify the 2019 Localised Flatlands (5.1 – 5.2) Localised Flatlands (5.1 – 5.2) conclusions. 5.1 Lakes and Saltmarshes 5.1 Coastal Saltmarshes

Coastal Cliffs and Dunes (6.1 – 6.3)

6.1 Point Impossible Coastal Dunes

Surf Coast Landscape Assessment Review Volume 1 9

2003 Landscape Types & Areas

Map 1 | Topography (contours)

The map on the following page illustrates a misalignment of the 2003 Landscape Types and Areas boundaries with topography (contours). Of particular note is that it includes the undulating landscape beginning to the north of Spring Creek and extending southwards, in the Western Plains, Cones and Lakes Landscape Type. And further, that the high cliffs and coastal inlets that typically characterise Landscape Area 4.4, do not reflect the location of the boundary between it and Landscape Area 4.3.

Surf Coast Landscape Assessment Review Volume 1 10

Surf Coast Landscape Assessment Review Volume 1 11

2003 Landscape Types & Areas

Map 2 | Geology

The map on the following page highlights very little correlation between geology and the 2003 Landscape Types and Areas (acknowledging that geology is but one of the physical characteristics of landscape). The basalt flows of the Newer Volcanic Group are very clearly illustrated to the north of Thompson Creek, as well as the Demons Bluff Group associated with the more dramatic topography and coastal heathland vegetation of Landscape Areas 4.3 and 4.4. Also of note is the unique geology of Torquay and surrounds, and the differing coastal deposits (lagoon and dune) around the marshy saltmarshes near Breamlea.

Surf Coast Landscape Assessment Review Volume 1 12

Surf Coast Landscape Assessment Review Volume 1 13

2003 Landscape Types & Areas

Map 3 | Topography (contours) + geology

The map on the following page brings topography and geology together, highlighting their relationship and once again the improvements that have been made to the 2003 Landscape Types and Areas boundaries in light of this more sophisticated GIS information.

Surf Coast Landscape Assessment Review Volume 1 14

Surf Coast Landscape Assessment Review Volume 1 15

2019 Landscape Types & Areas

Map 4 | Topography (contours)

The map on the following page illustrates the revised Landscape Types and Areas and their closer correlation to landform. The Mount Duneed Volcanic Plain is associated with only the flat to gently undulating landscape in the north of the Declared Area, and the more undulating landscape around Torquay / Jan Juc and south, forms a new Landscape Area. The Low Coastal Heath (4.4) landscape has been extended to cover the most dramatic sea cliffs and inlets of the coast, with a much clearer demarcation between it and Landscape Area 4.3. Landscape Area 5.1 has been reduced to only cover the very low-lying land between 0 metres and 10 metres in elevation.

Surf Coast Landscape Assessment Review Volume 1 16

Surf Coast Landscape Assessment Review Volume 1 17

2019 Landscape Types & Areas

Map 5 | Geology

The map on the following page shows a clearer relationship between the revised Landscape Types and Areas and the geological make-up of the study area. Landscape Type 4 Otway Forests and Coast aligns with its corresponding geology, as does the undulating Torquay Coast and Hinterland landscape. While the Mount Duneed Volcanic Plain takes in more than just the basalt flow, landform and elevation have helped to define this Landscape Area. More accurately, Landscape Area 5.1 Coastal Lakes and Saltmarshes includes primarily that geology type, and the Point Impossible Dunes have been separated into a new Landscape Area, reflecting the coastal dune deposits geology, as well as corresponding Landscape Areas on the south coast of the Bellarine Peninsula.

Surf Coast Landscape Assessment Review Volume 1 18

Surf Coast Landscape Assessment Review Volume 1 19

2019 Landscape Types & Areas

Map 6 | Topography (contours) + geology

The map on the following page brings topography (contours) and geology together and illustrates how the combination of the two elements has helped to determine the revised Landscape Types and Areas boundaries.

Surf Coast Landscape Assessment Review Volume 1 20

Surf Coast Landscape Assessment Review Volume 1 21

2019 Landscape Types & Areas

Map 7 | Ecological Vegetation Classes (EVCs)

The map on the following page shows the Ecological Vegetation Classes (EVCs) and illustrates their relationship with geology and topography. Of note are the grasslands corresponding almost exactly with the basalt flows of Landscape Area 1.2, and the coastal scrub and woodland associated with the cliffs and headlands of landscape Area 4.4. The EVCs of Landscape Areas 5.1 and 6.1 also accurately reflect the geology of the revised Landscape Areas.

Surf Coast Landscape Assessment Review Volume 1 22

Surf Coast Landscape Assessment Review Volume 1 23

2019 Landscape Types & Areas

Map 8 | EVCs + tree cover

The map on the following page overlays tree cover with the Ecological Vegetation Classes (EVCs), another landscape element that plays a part on the determination of Landscape Area boundaries. Of note is the lack of trees in Landscape Areas 5.1 and 6.1, and the much denser cover that characterises the Otway Forests and Coast Landscape Type. The lineal planting of shelterbelts and riparian road reserves is also visually apparent in the Mount Duneed Volcanic Plain landscape (1.2).

Surf Coast Landscape Assessment Review Volume 1 24

Surf Coast Landscape Assessment Review Volume 1 25

2019 Landscape Types & Areas

Map 9 | Topography + geology + tree cover

The map on the following page illustrates the relationships between landform, geology and tree cover, and the revised Landscape Types and Areas boundaries. The overlaying of all of these landscape elements illustrates which have been the key influencers in the determination of the new and/or revised Landscape Types and Areas.

Surf Coast Landscape Assessment Review Volume 1 26

Surf Coast Landscape Assessment Review Volume 1 27

2019 Landscape Types & Areas

Map 10 | Aerial photo

The map on the following page overlays the new Landscape Areas on satellite imagery, highlighting both the ‘natural’ and built form character of the Declared Area. The patchwork of paddocks are clearly depicted in Landscape Area 1.2, together with the Thompson Creek. The extent of settlement areas is also clear form the aerial photo, as is those parts of the landscape that are most heavily blanketed in vegetation e.g. Landscape Area 4.4.

Surf Coast Landscape Assessment Review Volume 1 28

Surf Coast Landscape Assessment Review Volume 1 29

Landscape Types & Areas Papers

Surf Coast Landscape Assessment Review

Surf Coast Landscape Assessment Review Volume 1 30

Landscape Type 1: The updated Landscape Area:

Western Plains, Cones & Lakes • 1.2 Mount Duneed Volcanic Plain The Western Plains, Cones and Lakes Landscape Type (also is described in detail on the following pages. referred to as the ‘Western Volcanic Plain’ in other landscape assessment studies) is an extensive Character Type that exists across much of south west Victoria. To the north, it extends as far as Ballarat and surrounds, and penetrates the Goldfields Landscape Type around Newstead and Carisbrook; and to the south it is located across the northern extent of the Great Ocean Road Region, as illustrated on the Great Ocean Road Region Landscape Types and Areas Map on p. 6.

The broader Landscape Type is characterised by a flat to gently undulating basaltic plain, formed by volcanic activity, and scattered with volcanic features including old lava flows, volcanic cones, craters and eruption points. Across the whole area, this collection of geological attributes creates a unique and interesting visual landscape. This is a place of big skies and long views, with volcanic rises that punctuate the horizon. The landscape has been largely cleared for farming and consists of a patchwork of paddocks, divided by straight, long roads and shelterbelts. Some remnant vegetation exists adjacent to roadsides, creek corridors and in scattered stands throughout.

Within the Western Plains, Cones and Lakes Landscape Type, the following Landscape Area (as defined by the Great Ocean Road Region Landscape Assessment Study in 2003) is located within the Surf Coast Declared Area:

• 1.2 Undulating Mixed Farming

This Landscape Area has been reviewed, and re-mapped and re- named, as a result of more detailed analysis and access to GIS data.

Surf Coast Landscape Assessment Review Volume 1 31

Landscape Area: the larger ‘green break’ that this Landscape Area forms, between Mount Duneed Volcanic Plain (1.2) the built up areas of Geelong and Torquay.

Landscape Area 1.2 within the Surf Coast Declared Area is characterised by flat to gently undulating topography. The highest

point in the landscape is Mount Duneed itself, a low volcanic hill, with steeper upper and middle slopes, and gentle lower slopes, which support communities of grasslands. Mount Duneed Road is draped across the topography of this volcanic rise, emphasising further its elevation and affording expansive and long-range views across the open paddocks to the south.

Towards the coast, the basalt plain intersects with the lakes and saltmarshes of the adjacent Landscape Area and the topography becomes flatter, with some of the low lying paddocks becoming inundated during wet weather. The middle to upper reaches of Thompson Creek also bisect the landscape, and demarcate a change in geology from the Newer Volcanic Group (basalt flows) in the north, to Red Bluff Sandstone in the south.

The grazing and agricultural landscape of the Mount Duneed Volcanic Plain is mostly cleared, and comprises a collection of paddocks divided by straight roads and old shelterbelts, planted in strong lineal arrangements. Some remnant indigenous vegetation exists adjacent to roadsides, and clustered in paddocks and along waterways. Simple, rural buildings are dotted throughout.

Some smaller allotments house hobby farms, vineyards and tourism accommodation, and there are two low-density residential areas within the Landscape Area, Mount Duneed (either side of Horseshoe Bend Road) and Connewarre (to the west of Randles Road). The Armstrong Creek growth area, which is the southernmost development front of greater Geelong, is located directly to the north. The open rural landscape between Armstrong Creek and Mount Duneed Road is an important part of

Surf Coast Landscape Assessment Review Volume 1 32

Mount Duneed Volcanic Plain (1.2) Key landscape features

• Flat to gently undulating landscape formed by volcanic flows of basalt

• Volcanic rise of Mount Duneed

• Thompson Creek

• A patchwork of paddocks separated by roads and shelterbelt planting

• Simple farming structures and dwellings, with two distinct low density residential communities Remnant roadside vegetation adjacent to Mount Duneed Road, Long, open views and big skies, typical of the Landscape Area • Stands of remnant eucalypts, including roadside corridors near Anglesea Road

• Big skies and open views across the rural landscape, particularly from slightly elevated areas

• Forms an important green break between Geelong and Torquay

Slight undulations in the landscape in the vicinity of Mount Open rural outlook from Mount Duneed Road, near Pettavel Road Duneed (Williams Road)

Surf Coast Landscape Assessment Review Volume 1 33

Mount Duneed Volcanic Plain (1.2) vegetation structure than the surrounding plains, with certain species (likely Manna Gum) only occurring here. Landscape elements EVC data (refer map p. 20) illustrates the above, showing the Geology & landform landscape north of Thompson Creek as Plains Grassland, with Landscape Area 1.2 comprises a flat to moderately undulating Grassy Woodland to the south of the creek and also specific to the landscape, with one low volcanic hill (Mount Duneed). The volcanic rise of Mount Duneed. The creek itself is EVC topography ranges from approximately 10 metres to 100 metres Floodplain Riparian Woodland. above sea level. The landscape is more undulating and elevated Waterform generally around Mount Duneed, and flatter elsewhere, particularly towards the coast. Thompson Creek winds its way from the coast at Breamlea, its middle and upper reaches horizontally dissecting the Landscape North of Thompson Creek, the geology is predominantly the Area into two distinct parts. Merrigig Creek feeds into the Newer Volcanic Group (basalt flows), which is associated with the waterway just west of Ghazeepore Road, around Freshwater Creek. Exotic, lineal shelterbelts are a characteristic of the landscapes Victorian Western Plains bioregion and Landscape Type. The Duneed Creek (mostly intermittent) also winds through the southern half (approximately) of the Landscape Area is Red Bluff northern part of the Landscape Area. Other inundated depressions Sandstone (generic), transitioning to the adjacent Torquay Group exist throughout the landscape, particularly in the very eastern part, geology. The Thompson Creek waterway is typically comprised of transitioning to the Coastal Lakes and Saltmarshes Landscape Area. alluvial deposits, which are sediments of gravel, sand, silt or clay deposited in river channels. Land use & built form

Vegetation With the exception of the two distinct low-density residential areas (described in more detail later in this report), simple buildings Aerial imagery highlights that the majority of the Landscape Area associated with the agricultural use of the land, including farming has been cleared for farming, though remnant vegetation exists sheds and dwellings, are dotted throughout. There are also some along Thompson Creek and its tributaries. Remnant eucalypts are tourism uses e.g. accommodation, vineyards, farm stores and cafes, also located adjacent to road corridors and clustered in paddocks located within the Landscape Area. Mount Duneed Primary throughout, contrasting with the mostly exotic, lineal shelterbelt School is also located in Williams Road, very close to the planting. Gridded roads criss-crossing the landscape add further to Armstrong Creek growth area, which will impact its enrolments the patchwork character of the landscape. and future size. Though now largely cleared, this area was once characterised by grassy woodland vegetation, with areas of open grassland, including Kangaroo Grass on the plains and Tussock Grass along Agricultural fencing adjacent to Horseshoe Bend Road, north of watercourses. Common tree species included Drooping Sheoke, Mount Duneed Road Swamp Gum, Blackwood and River Red Gum, with an Acacia understory. The volcanic cone of Mount Duneed had a different

Surf Coast Landscape Assessment Review Volume 1 34

Mount Duneed Volcanic Plain (1.2) Planning scheme controls & policies The Environmental Significance Overlay (ESO1) applies to the Thompson Creek corridor (and tributaries) designating it as a Townships & settlements Within this Landscape Area, north of Mount Duneed Road is significant waterway and aquatic system. The Vegetation covered by the Greater Geelong Planning Scheme, and south by the Surf The following settlement areas are located within (or adjacent to) Protection Overlay (VPO1) applies to a large stand of significant Coast Planning Scheme. Landscape Area 1.2. Implications for the future management of native vegetation adjacent to Loutitt Bay Road. the natural landscape, together with the built form-to-landscape Under the Greater Geelong Planning Scheme, the landscape is zoned Planning policies that apply to the Landscape Area, include: relationship of these areas, are discussed later in this report. Farming, and the adjacent Armstrong Creek growth area (outside the Declared Area) is zoned Urban Growth Zone. • 21.03 Environmental Management • Mount Duneed (LDRZ area) The Vegetation Protection Overlay (VPO1) applies to significant • 21.04 Tourism • Connewarre (LDRZ area) remnant vegetation in roadsides and linear reserves, and the • 21.05 Agriculture • Armstrong Creek interface Environmental Significance Overlay (ESO1) applies to areas of flora and fauna habitat and of geological and natural interest. The • 21.06 Rural Landscape Key viewing locations Heritage Overlay (various) also applies to a handful of isolated • 21.07 Rural Residential Living There are no designated lookout points within the Landscape Area, sites. but generally the low, flat topography crossed by long, straight Planning policies that apply to the Landscape Area under the roads, affords views of paddocks and big skies, unless enclosed by Greater Geelong Planning Scheme include: roadside vegetation. • 21.05 Natural Environment The notable exception is the view from Mount Duneed road as it climbs the topography of the volcanic hill. While not a designated • 21.11 Armstrong Creek Urban Growth Area (adjacent to lookout point, this relatively elevated location affords expansive Declared Area) views southwards, over the paddocks and shelterbelts of the • 22.05 Agriculture, Rural Dwellings and Subdivision agricultural landscape, to the horizon. • 22.06 Tourism, Accommodation and Function Centre

Development in Rural Areas

• 22.09 Cultural Heritage

• 22.64 Discretionary Uses in Rural Areas

Under the Surf Coast Planning Scheme, the majority of the landscape is zoned Farming, with the two settlement areas zoned Low Density Residential.

Surf Coast Landscape Assessment Review Volume 1 35

Mount Duneed Volcanic Plain (1.2) - Utilising building finishes that reduce distant visibility, such as dark muted tones and natural materials within Landscape policy recommendations the landscape, and lighter colours against the sky. The following landscape policy statements and/or principles are recommended for inclusion in the future Statement of Planning • Remnant indigenous vegetation should be protected and Policy. increased in riparian road reserves, along waterway corridors, and throughout the rural paddocks, with consideration of the • To protect the Mount Duneed Volcanic Plain as an integral most appropriate EVCs to strengthen landscape character i.e. part of the Thompson Valley green break between the Plains Grassland, Grassy Woodland and Floodplain Riparian southern boundary of Greater Geelong and Torquay. Woodland.

• No additional residential development beyond the current zoned Urban Growth Boundary of Greater Geelong should occur.

• No additional residential subdivision should occur in the agricultural landscape beyond the current Low Density Residential zoned areas of Mount Duneed and Connewarre.

• To retain the rural outlook from inland main road corridors within the landscape, particularly Mount Duneed Road/Lower Duneed Road.

• Built form should be characterised by the discreet placement of simple structures in the landscape, set back from main road corridors. Consideration should be given to the integration of the following design requirements that best reflect the character of the landscape, in the relevant sections of the planning scheme(s):

- Using simple, pared-back building forms and design detailing.

- Utilising colours and finishes that best immerse the building within the landscape. The use of materials associated with the Australian rural vernacular such as galvanised iron is also an appropriate design response.

Surf Coast Landscape Assessment Review Volume 1 36

Landscape Type 2: • 2.1 Northern Foothills

Otway Foothills, Valleys & Uplands The boundaries of this Landscape Area, and the characteristics of Located generally at the foothills of the Otway Ranges, both inland the adjacent landscape have been reviewed and re-surveyed, both and on the coast, this Landscape Type is characterised by rolling via updated GIS data and fieldwork. As a result, the boundaries of hills and vales, varying from gentle to steep, and often incised with 2.1 Northern Foothills have been remapped (the Landscape Area rivers, creeks and gullies. Red soiled paddocks undulate between now exists wholly outside the Surf Coast Declared Area), and an shelterbelts and, in some areas, hawthorn hedges. Remnant additional Landscape Area has been added to the Otway Foothills, eucalypts dot the landscape, and are more concentrated in road Valleys and Uplands Landscape Type. reserves and waterway corridors throughout. Most views across The updated Landscape Area: the Type include belts of trees, contributing to a sheltered, enclosed landscape. Buildings tend to be located away from the road, often • 2.7 Torquay Coast and Hinterland in valleys or among trees. is described in detail on the following pages. Overall, geology and landform is varied across the wider Landscape Type, which extends from Torquay and surrounds in the east, to beyond Timboon in the west. As well as around Torquay and Jan Juc, it exists in other coastal pockets at Apollo Bay, Princetown and on the western, lower slopes of Cape Otway. Its coastal locations coincide with river inlets such as the Gellibrand, Aire and Barham Rivers, Skenes Creek and Spring Creek at Torquay. This Landscape Type could be described as ‘transitional’ as it often displays mixed geology, topography and EVCs, and occurs between more distinct or definable landscapes, such as plains and mountain ranges.

The Otway Foothills, Valleys and Uplands Landscape Type is distinguishable from the adjacent, heavily forested Otway Ranges as it has been largely cleared for agriculture or settlement (in the case of some coastal areas).

Within the Otway Foothills, Valleys and Uplands Landscape Type, a very small part of the following Landscape Area (as defined by the Great Ocean Road Region Landscape Assessment Study in 2003) was located within the Surf Coast Declared Area (refer to map on p. 8):

Surf Coast Landscape Assessment Review Volume 1 37

Landscape Area: Remnant vegetation is located in large swathes in the southern part Torquay Coast & Hinterland (2.7) of the Landscape Area, close to Jan Juc and Bells Beach, and waterways and coastal reserves are well vegetated with indigenous Landscape Area 2.7 is characterised by gently undulating species. Roadside vegetation and scattered eucalypts throughout topography in the north-eastern areas, where it transitions to the the hinterland add to the sense of enclosure in this part of the adjacent basalt plain; and an increasingly hilly, steep and more landscape, particularly where the topography becomes more elevated landscape south of Spring Creek, and into the hinterland undulating. The north-south roads draped over the topography in towards the Otway Ranges. At its northern coastal edge it abuts the southern hillier areas, exacerbate the dips and rises of the the Point Impossible dunes, and extends to the high limestone contours. This experience is also evident along the Great Ocean cliffs at Bells Beach in the south. Its southern boundary is located Road, which begins its journey in Torquay. where the indigenous coastal vegetation becomes increasingly dense around the Bells Beach settlement area, and also coincides with a distinct change in geology.

The Landscape Area is incised by numerous creeks and their

tributaries, creating a visually variegated landform throughout. This quality of dissimilarity also exists at the coastal edge, with low, flat beaches at Torquay; the limestone crags of Rocky Point; and the contrasting colours of the Jan Juc cliffs, with the nearby Jan Juc Marl, a small sea-stack that sits just off the coast. The spectacular limestone headlands of Bells Beach provide further contrast still, forcing waves to refract, lift up and curl over the rough shore platform, and making Bells the iconic surfing destination that it is.

Much of this Landscape Area is occupied by the built up settlements areas of Torquay and Jan Juc, and the small hamlet of Bellbrae, further inland. While a sense of the natural landscape is still evident in some areas of Torquay and Jan Juc, the relationship between the built form and its significant landscape context, varies in its execution and success.

In the non built-up areas of the landscape, a patchwork of largely cleared agricultural landholdings exists, with an increasing number of tourism uses.

Surf Coast Landscape Assessment Review Volume 1 38

Torquay Coast & Hinterland (2.7)

Key landscape features

• Gently undulating (north) to hilly topography (south)

• Variegated coastal character, including low beaches, rocky outcrops, sandstone cliffs and headlands

• Large settlement areas, with varied success of connection to the natural landscape

• A sense of enclosure in the hills and dales of the hinterland landscape, particularly around Bellbrae

• Incised creeks and gullies The low cove of Torquay front beach with its row of iconic Undulating coastal hinterland landscape, around Spring Creek at Norfolk Island Pines the central edge of Torquay • A variety of vegetation, including stands of eucalypts, roadside corridors, and low coastal heath and scrub

• The iconic Bells Beach and Great Ocean Road

Indigenous coastal scrub in the hinterland near Bells Beach Jan Juc beach from Bird Rock Lookout, highlighting the contrasting coastal edge of this landscape

Surf Coast Landscape Assessment Review Volume 1 39

Torquay Coast & Hinterland (2.7) EVC data (refer map p. 20) shows the majority of the Landscape Area as Grassy Woodland, with Shrubby Dry Forest at the western Landscape elements edges of Jan Juc and towards Bells Beach. Some patches of Geology & landform Lowland Forest occur in the hinterland, with Swampy Riparian Woodland along the mid-corridor of Spring Creek, and Coastal Landscape Area 2.7 comprises gently undulating to hilly Headland Scrub and Coastal Alkaline Scrub along the coastline. topography, with the elevation above sea level varying from 0 meters to 90 metres. The northern part of the landscape is flatter, Waterform as it transitions to the volcanic plain. The landscape is particularly Spring Creek is the most significant waterway in the Landscape undulating around Spring Creek and south of the creek. One of Area, running centrally through Torquay / Jan Juc, and westwards the highest points in the Landscape Area is along the Great Ocean through Bellbrae. Within the township, the creek corridor is lined Road between Bellbrae and Jan Juc, affording views across the tree with open space, vegetation and bicycle tracks. Beyond Duffields canopies and roof tops of the settlement to the ocean. Road, Spring Creek exists in a relatively natural setting of rolling The geology is primarily the Torquay Group, comprising mainly hills and valleys (though largely cleared). The point of intersection between the rolling hinterland of LA 2.7 limestone as evidenced in the coastal cliffs and outcrops. Spring and the heavy cover of dry coastal woodland of the adjacent LA Deep Creek separates central Torquay from the more recently Creek comprises a collection of alluvium (generic) and a swathe of 4.3 (visible in the background) developed areas of Torquay North, and is similarly well vegetated Black Rock Sandstone exists at the northern edge of the Landscape up to Messmate Road. Jan Juc Creek Reserve also travels centrally Area. through Jan Juc and provides a bio link to the large areas of Vegetation remnant vegetation at the settlement’s western edge.

Aerial imagery highlights that the Landscape Area has been Numerous other creeks and tributaries flow through the landscape, extensively cleared for development and agriculture. However, particularly in the undulating southern areas, many intermittent. some significant areas of remnant vegetation exist, including Land use & built form reserves of low coastal heathland scrub around Bells Beach, and large areas of eucalypts and indigenous understory between the As described, large areas of the Torquay Coast and Hinterland Great Ocean Road and the western edge of Jan Juc. Roadsides, Landscape Area are occupied by built development. The creeks and coastal reserves are also well vegetated and support settlement areas of Torquay, Jan Juc and Bellbrae are described in significant remnant indigenous vegetation communities. detail later in this report.

Prior to European occupation, the main area of Torquay would Otherwise, in the hinterland outside the built up areas, buildings have been an open, grassy woodland comprising various coastal are sparsely dotted throughout the landscape. Most are dwellings species including Manna Gum, Drooping Sheoke and Black Wattle. and outbuildings associated with agriculture and hobby farms, and Some isolated communities of Bellarine Yellow Gum still exist in there are also a number of structures associated with tourism uses Rocky spills of hardened limestone on the beach at Point Danger this area, as well as pockets of Ironbark Woodland in the gullies in such as wineries and accommodation. the southern part of the Landscape Area.

Surf Coast Landscape Assessment Review Volume 1 40

Torquay Coast & Hinterland (2.7) Planning scheme controls & policies protection measures required when constructing or extending a dwelling. It links to the requirements of Clause 53.02 Bushfire Townships & settlements The landscape outside settlement areas is zoned Farming under the Planning. Surf Coast Planning Scheme. The following townships and settlement areas are located within The Heritage Overlay (various) also applies to a number of sites Landscape Area 2.7. The built form-to-landscape relationship of The majority of the residential areas of Torquay and Jan Juc are throughout, notably in central Torquay, and to the Great Ocean these areas, and the implications for the character and significance zoned General Residential (GRZ1), with a default maximum height Road corridor. of the natural landscape are discussed in the next section of this limit of 11 meters and 3 storeys. The low density residential areas report. on the outskirts are zoned Low Density Residential (LDRZ), and The Design and Development Overlay (DDO) applies to the built land to the north and south of Spring Creek at the western edge of up areas of Torquay and Jan Juc (various) and the township of • Torquay and Jan Juc Torquay is zoned Urban Growth (UGZ1). Bellbrae (DDO24). The DDO schedules include a permit trigger • Bellbrae for dwellings or dwelling extensions over 7.5 metres in height, and The hamlet of Bellbrae is zoned Township, and is not connected to set out neighbourhood character objectives for built form within Key viewing locations reticulated sewerage. the settlement areas. The following key viewing locations / lookout points are located Waterway corridors throughout are zoned Public Conservation and Planning policies that apply to the Landscape Area, include: within the landscape, and are described in more detail in the Resource (PCRZ), together with coastal areas, and parts of the Landscape Significance (Volume 2) report. foreshore are zoned Public Purpose and Recreation (PPRZ). • 21.03 Environmental Management

• Jan Juc Lookout at Point Danger The Significant Landscape Overlay (SLO1) applies to the Bells • 21.04 Tourism Beach coastal environs (part) to protect significant viewsheds and • Bird Rock Lookout • 21.05 Agriculture remnant vegetation. SLO6 applies to the established residential • Rocky Point Lookout areas of central Torquay and Jan Juc for the protection of • 21.06 Rural Landscape significant vegetation. SLO7 applies to the immediate north of • Bells Beach Lookout (Winkipop) Bellbrae in order to protect the open rural landscape setting of the • 21.07 Rural Residential Living northern entry into the township. • Bells Beach (south) • 21.08 Torquay – Jan Juc Strategy The Environmental Significance Overlay (ESO1) applies to the • 21.14 Bellbrae Strategy creek corridors and areas of significant remnant vegetation and habitat (ESO4), notably at the low density western edge of Jan Juc. • 22.04 Scenic Landscapes and Environmental Assets

The Vegetation Protection Overlay (VPO1) applies to stands of • 22.09 Torquay – Jan Juc Residential Development and significant vegetation on the outskirts of settlement areas Neighbourhood Character Policy throughout, including large swathes to the south of Bellbrae/west

of Jan Juc.

The Bushfire Management Overlay (BMO1) applies to some areas on the outskirts of Torquay and Jan Juc and specifies the bushfire

Surf Coast Landscape Assessment Review Volume 1 41

Torquay Coast & Hinterland (2.7) • To retain the sense of isolation at Bells Beach, and to ensure that the siting and visibility of all structures in the landscape is Landscape policy recommendations strictly managed. The following landscape policy statements and/or principles are • All future development within the Torquay Coast and recommended for inclusion in the future Statement of Planning Hinterland landscape (including settlement areas) should Policy. adhere to the principle that development should not protrude • To recognise that the most highly valued aspect of Torquay / above hill tops and ridgelines. It is important that the natural Jan Juc is its coastal landscape setting of state significance. contours and vegetation remain visible.

• To contain the settlement areas of Torquay / Jan Juc between • To ensure that any development outside settlement areas is the coast and the rural hinterland landscape, and to protect the tucked into the landform, among established vegetation, or green break between Torquay / Jan Juc and Bellbrae, and screened with an appropriate indigenous species, uses darker Torquay / Jan Juc and the internationally significant landscape external materials to temper visibility. This principle should be of Bells Beach. balanced with bushfire risk considerations/mitigation.

• To ensure that future development within Torquay / Jan Juc is • To maintain the visual dominance of the natural landscape not ‘urban’ in character and does not appear incongruous with from main road corridors outside settlement areas, particularly the coastal landscape setting. Consideration should be given to in views from the Great Ocean Road. the introduction of tailored schedules to the Residential Zones • To protect and increase indigenous vegetation throughout the in the planning scheme (as outlined in the ‘Townships and the landscape, particularly adjacent to roads, in waterway corridors Landscape’ section of this report). and within vegetation reserves, with consideration of the most • To consider the introduction of the Neighbourhood appropriate EVCs to strengthen landscape character. Residential Zone within the settlement areas that are currently

zoned General Residential, in order to introduce a mandatory maximum height limit of 2 storeys and 9 metres. This is particularly important in elevated and hilly locations, and areas that are highly visible i.e. residential streets close to the coastline.

• To contain the small hamlet of Bellbrae to its current Township zoning, and to protect and increase its well landscaped edges.

Surf Coast Landscape Assessment Review Volume 1 42

Landscape Type 4: Otway Forests & Coast

The Otway Forests and Coast Landscape Type comprises the heavily forested and mountainous landscape of the Otway Ranges and adjacent coastal areas, from Southside Beach (south of Bells Beach) in the east to around Princetown in the west. The Great Otway National Park covers much of the landscape, and it includes the iconic coastal landscape areas of Cape Otway and Moonlight Head.

The broader Landscape Type contains large areas of dense, tall forest cover in hilly terrain, extending to the sea with high, rugged cliffs in places. In some coastal locations the vegetation is sparser and smaller in scale, and includes the significant Anglesea Heathlands, coastal Moonah communities and indigenous grasses. This landscape also includes areas of plantation timber and clearings set among the forest.

Within the Otway Forests and Coast Landscape Type, the following Landscape Areas (as defined by the Great Ocean Road Region Landscape Assessment Study in 2003) are located within the Surf Coast Declared Area (refer to map on p. 8):

• 4.3 Dry Coastal Woodland and Heath

• 4.4 Low Coastal Heath

The location and characteristics of these Landscape Areas and of the adjacent landscapes have been reviewed and re-surveyed (GIS data and fieldwork), and the boundaries of both Landscape Areas have been updated.

The names of the updated Landscape Areas remain unchanged, and they are both described in detail on the following pages.

Surf Coast Landscape Assessment Review Volume 1 43

Landscape Area:

Dry Coastal Woodland & Heath (4.3)

Landscape Area 4.3 within the Surf Coast Declared Area comprises just the easternmost part of a much larger Landscape Area. It includes the majority of the Bells Beach hinterland settlement area, and takes in the Great Ocean Road as it travels south of Bellbrae, towards Anglesea.

The topography is hilly and increasingly elevated, ranging from 30 metres to 110 metres, as it climbs towards the Otway Ranges in the east and pastoral land further north. The revised boundaries of this Landscape Area coincides with a distinct change in geology, and a more subtle change in vegetation type and prevalence, from the adjacent Torquay Coast and Hinterland, and Low Coastal Heath areas.

Across the broader Landscape Area it is recognised for its significant flora and fauna values (Anglesea Heath, part of the Great Otway National Park). The landscape is located inland from the areas of low coastal heath which, together with the steeper coastal topography, sets the adjacent Landscape Area apart.

The cleared paddocks that exist between the large patches of remnant vegetation in this landscape are lined with shelterbelts and/or crossed with well-vegetated, intermittent creek corridors. A small number of farming structures and dwellings are dotted throughout, set back long distances from the main roads. Within the Bells Beach settlement area, and the aforementioned swathes of dense woodland, a number of dwellings exist, tucked into the vegetation away from view, and accessed via long driveways.

Surf Coast Landscape Assessment Review Volume 1 44

Landscape Area: Dry Coastal Woodland & Heath (4.3) Key landscape features

• Hilly topography incised with creeks and gullies, climbing in elevation eastwards

• Includes some of the highest topographic points (at around 100 metres) within the Declared Area

• Partly cleared, partly vegetated with dense areas of dry coastal woodland

• Cleared agricultural land holdings in the hinterland, dotted with Looking towards the Dry Coastal Woodland and Heath landscape Roadside woodland vegetation in the central northern part of the farming structures from the adjacent Landscape Area (Vickerys Road) Landscape Area • Includes the Bells Beach hinterland settlement area, and dwellings tucked in to the very edges of the broader Anglesea Heath

• Great Ocean Road travels southwards through

Dry coastal woodland, with a cleared understorey A dense cover of indigenous vegetation in many parts of the Landscape Area results in closed coastal hinterland views

Surf Coast Landscape Assessment Review Volume 1 45

Dry Coastal Woodland & Heath (4.3) at the Area’s south and western edges. Landscape elements Waterform Geology & landform Numerous intermittent tributaries of Spring Creek, together with Landscape Area 4.3 comprises hilly topography, incised by creeks other creeks and waterways, transect the landscape. These are and gullies. The geomorphology becomes more elevated towards visible in the form of riparian corridors that follow their courses. the Otway Ranges, and extends from 30 metres to 110 metres in Land use & built form elevation.

As noted, the majority of the Bells Beach settlement area is located The geology, known as Demons Bluff Group (generic), is unique within this Landscape Area, and this is described in detail in a later to this area of the Great Ocean Road Region, and differs from the section of this report. adjacent Torquay Group, and the geology of the Otway Ranges. Structures and signage associated with the Great Ocean Road There are also a number of tourism uses, and larger structures Vegetation Chocolaterie and Ice Creamery, Elkington Road associated with these uses. They include primarily tourism Aerial photography reveals dense patches of remnant vegetation, accommodation (e.g. farm stays, cottages etc.), and other uses such adjacent to the edges of the Anglesea Heath, and other significant as a yoga studio, caravan storage, a country club and chocolaterie. areas of indigenous vegetation in and around the Bells Beach Otherwise, a small number of rural structures and associated settlement area. There are also corridors of riparian scrub that dwellings are dotted throughout the cleared central hinterland. follow river systems and creek lines, and the Great Ocean Road corridor is also heavily vegetated for almost its entire length as it A number of dwellings are also tucked into heavily wooded areas travels through the Landscape Area. Large parcels of private land adjacent to the Anglesea Heathland, accessed via Gundrys Road with minimal or no tree cover are located in the flatter but elevated and Elkington Road. These largely obscured dwellings exhibit south-central hinterland areas. many of the same characteristics as those accessed via Jarosite Road, near Bells Beach. The EVC that set this broader Landscape Area apart is Heathy Woodland, which is the dominant vegetation type of the significant Anglesea Heath. However, as only the very north-eastern edge of Area 4.3 is located within the Surf Coast Declared Area, a mix of EVCs are present. These include large areas of Lowland Forest, Distant view of the indigenous woodland forest, beyond cleared extending from the Otway Ranges, and Grassy Woodland where agricultural paddocks the Landscape Area abuts the adjacent Torquay and Hinterland landscape. Patches of the signature Heathy Woodland are present

Surf Coast Landscape Assessment Review Volume 1 46

Dry Coastal Woodland & Heath (4.3) Planning scheme controls & policies • 21.06 Rural Landscape

Townships & settlements The majority of the Bells Beach settlement area is zoned Rural • 21.07 Rural Residential Living Conservation (RCZ), together with two additional large parcels to The Bells Beach settlement area is primarily located within • 22.04 Scenic Landscapes and Environmental Assets the west and north of the Great Ocean Road in areas of significant Landscape Area 4.3. The built form-to-landscape relationship of remnant vegetation. A small area of the Bells Beach settlement, the area, and the implications for the ongoing management of the immediately to the west of Addiscot Road is zoned Low Density natural landscape are discussed in the next section of this report. Residential (LDRZ). The remainder of the hinterland is zoned Key viewing locations Farming (FZ).

Due to the non-coastal location of this Landscape Area, there are The Significant Landscape Overlay (SLO1) applies to the Bells no known or designated lookout points in the landscape. Beach coastal environs (part) to protect significant viewsheds and remnant vegetation.

The Vegetation Protection Overlay (VPO1) applies to large areas of significant remnant vegetation in the Bells Beach area, to the east of Addiscot Road, and to the north and south of Gundrys Road further into the hinterland.

The Bushfire Management Overlay (BMO1) applies in and around the Bells Beach settlement area and specifies the bushfire protection measures required when constructing or extending a dwelling. It links to the requirements of Clause 53.02 Bushfire Planning.

Creek corridors within the landscape are covered by the Environmental Significance Overlay (ESO1).

The Great Ocean Road is recognized for its cultural heritage significance with the Heritage Overlay (HO163).

Planning policies that apply to the Landscape Area, include:

• 21.03 Environmental Management

• 21.04 Tourism

• 21.05 Agriculture

Surf Coast Landscape Assessment Review Volume 1 47

Dry Coastal Woodland & Heath (4.3) Landscape policy recommendations

The following landscape policy statements and/or principles are recommended for inclusion in the future Statement of Planning Policy.

• To ensure that the appearance of a heavily forested indigenous landscape is the dominant feature from main road corridors throughout, particularly from the Great Ocean Road.

• To protect the large swathes of indigenous vegetation that exist within the landscape, and to increase it in cleared areas, with consideration of the most appropriate EVCs to strengthen landscape character e.g. Lowland Forest, Grassy Woodland and Heathy Woodland.

• To ensure that any development outside settlement areas is tucked into the landscape, among established vegetation; is sited below hilltops and ridgelines; and uses darker external materials to temper visibility. This principle should be balanced with bushfire risk considerations/mitigation.

• To ensure that residential development within the well- vegetated Bells Beach settlement area remains set back long distances from main roads, and tucked within the coastal scrub, minimising its visibility.

Surf Coast Landscape Assessment Review Volume 1 48

Landscape Area: Low Coastal Heath (4.4)

Landscape Area 4.4 within the Surf Coast Declared Area comprises just the eastern half of a small Landscape Area that hugs the coast and extends to Anglesea in the west. Within the Declared Area, the landscape extends from Southside Beach, west to Hurst Road, and takes in Point Addis and the coastal cliffs to the highest contour.

This Landscape Area is also located in two additional coastal areas, between Anglesea and Aireys Inlet, and between Fairhaven and just beyond Eastern View.

Within the Declared Area, the landscape is characterised by sandy beaches and high cliffs, permeated by coastal inlets. Adjacent to the cliff edge, the coastal headland landscape is hilly and exposed, with low, dense headland scrub including stunted ti-tree and tussocks. Foliage is grey-green in colour and wind swept, and long- range views are available from the coastal edge. Further inland, the vegetation transitions to shrubby dry forest, graduating in height to a heathy woodland landscape closer to the Great Ocean Road.

While the majority of the landscape is populated with a dense coverage of coastal heath and scrub, two large cleared areas exist, immediately to the east of Hurst Road. These Rural Conservation zoned clearings are dotted with a handful of large dwellings and/or holiday homes, with the majority accessed via long, unsealed driveways and not visible from the main roads.

The Landscape Area has a remote, exposed and inaccessible quality. Vehicular access is available via only two roads, being Hurst Road at its western edge, and Point Addis Road, centrally. However, a number of walking tracks permeate the densely vegetated Bells Beach Recreation Reserve.

Surf Coast Landscape Assessment Review Volume 1 49

Landscape Area: Low Coastal Heath (4.4) Key landscape features

• High cliffs, with coastal inlets and sandy beaches

• Elevated headland landscape; hilly and exposed

• Low, scrubby coastal vegetation

• A remote and inaccessible quality

• Point Addis, Addiscot Beach and Southside Beach

• Bells Beach Recreation Reserve and coastal walking tracks View from the upper reaches of Point Addis Road, looking over View south of the high coastal cliffs from the Point Addis • Windswept, long range views from the coastal edge, including the low coastal scrub covered cliffs Boardwalk Point Addis and Southside lookouts

Low coastal heathy vegetation adjacent to Point Addis Road Variety of colours and textures in the thick cover of indigenous coastal heath

Surf Coast Landscape Assessment Review Volume 1 50

Low Coastal Heath (4.4) However, there is a recently constructed large dwelling, accessed Landscape elements off Point Addis Road that is highly visible from the Point Addis boardwalk. A large area of the site has been cleared for its Geology & landform construction, and it comprises large, boxy forms, with the front sections lightly coloured. The structure also sits above the Landscape Area 4.4 comprises steep, hilly and exposed topography, ridgeline, breaking through the tree canopy and dominating the ranging from 0 metres to 110 metres over a relatively small natural landform. distance. The coastal edge comprises sandy beaches in some areas, together with high cliffs and rock shelves.

The geology of the landscape is the same as that in the adjacent Landscape Area further inland (Demons Bluff Group), but differs subtly from that landscape in its geomorphology and vegetation. View across the low coast heath towards the settlement area of Vegetation Bells Beach

Aerial photography and fieldwork reveals a dense, coastal indigenous vegetation cover across the majority of the landscape.

The Landscape Area supports vegetation belonging to EVCs such as Coastal Headland Scrub (Vulnerable) with small patches of Coastal Tussock Grassland. Adjacent to the coastal strip are communities of Shrubby Dry Forest, transitioning to Heathy Woodland in the coastal hinterland.

Waterform

A number of small intermittent creeks are located in the steep gullies between the headlands of this landscape, and intersect with the ocean at the coastal edge.

Land use & built form Looking towards the hinterland from the Point Addis Boardwalk, A handful of large dwellings and/or holiday homes are located in with the recently constructed dwelling visible on the ridgeline the cleared area of this landscape, accessed mainly via Hurst Road. Mostly, they are set back long distances, and are not visible.

Surf Coast Landscape Assessment Review Volume 1 51

Low Coastal Heath (4.4) Planning scheme controls & policies

Townships & settlements The majority of the Landscape Area is zoned Rural Conservation

There are no townships or settlements within the part of the (RCZ), with the exception of the large central area of remnant Landscape Area that is located within the Declared Area. Heathy Woodland/Shrubby Dry Forest (east of Point Addis Road), which is zoned Public Conservation and Resource (PCRZ). Key viewing locations The Significant Landscape Overlay (SLO1) applies to all land The following key viewing locations / lookout points are located between Hurst and Point Addis Roads, and a corner parcel to the within the landscape, and are described in more detail in the south of Jarosite Road, in order to protect significant viewsheds Landscape Significance (Part 2) section of this report. and remnant vegetation. • Southside Car Park Lookout The Vegetation Protection Overlay (VPO1) protects significant • Point Addis Boardwalk remnant vegetation to the south of Jarosite Road.

Planning policies that apply to the Landscape Area, include:

• 21.03 Environmental Management

• 21.04 Tourism

• 21.05 Agriculture

• 21.06 Rural Landscape

• 21.07 Rural Residential Living

• 22.04 Scenic Landscapes and Environmental Assets

Surf Coast Landscape Assessment Review Volume 1 52

Low Coastal Heath (4.4) Landscape policy recommendations

The following landscape policy statements and/or principles are recommended for inclusion in the future Statement of Planning Policy.

• To ensure that the appearance of a heavily vegetated coastal landscape is the dominant feature from main road corridors and publicly accessible areas throughout, particularly from Point Addis Road and the Point Addis boardwalk and viewing platforms.

• To protect the indigenous coastal vegetation throughout, and to increase it in cleared areas, with consideration of the most appropriate EVCs to strengthen landscape character e.g. Coastal Headland Scrub, Coastal Tussock Grassland, Shrubby Dry Forest, and Heathy Woodland.

• To ensure that any development is tucked into the landscape, among established vegetation; is sited below hilltops and ridgelines; and uses darker external materials to temper visibility.

Surf Coast Landscape Assessment Review Volume 1 53

Landscape Type 5: Localised Flatlands

The Localised Flatlands Landscape Type comprises the flat, predominantly open and isolated areas associated with the lagoons, lakes and saltmarshes of the Bellarine Peninsula and surrounds.

The landscape extends from Lake Connewarre to Breamlea (including the lower reaches of Thomsons Creek), where it is contained by high sand dunes. To the east it stretches to the mudflats, saltmarsh meadows and remnant woodlands adjacent to Swan Bay, taking in the Barwon River mouth and Lake Victoria. The northern extent of the Landscape Type reaches Point Henry, where it meets Corio Bay with flat, low-energy swamps.

Much of this very flat Landscape Type is seasonally inundated or under permanent lagoons or waterbodies. River estuaries support saline wetlands containing many important indigenous vegetation communities. Reed swamp, Juncus rushland, seagrass meadows and Beaded Glasswort are all present across the low-lying and expansive landscape.

Within the Localised Flatlands Landscape Type, the following Landscape Areas (as defined by the Great Ocean Road Region Landscape Assessment Study in 2003) is located within the Surf Coast Declared Area (refer to map on p. 8):

• 5.1 Lakes and Saltmarshes

Access to more detailed GIS data together with fieldwork has resulted in the boundaries of this Landscape Area being refined. The Landscape Area name has been retained, and it is described in detail on the following pages.

Surf Coast Landscape Assessment Review Volume 1 54

Landscape Area:

Coastal Saltmarshes (5.1) Landscape Area 5.1 is centred on the Thompson Creek estuary and

wetlands, and the surrounding flat landscape behind the high dunes and small hamlet of Breamlea. At its southern end the landscape extends to the Torquay Sands Golf Course, and takes in the unique lineal Breamlea Flora and Fauna Reserve.

The landscape is a lonely expanse of flat, open land behind a coastal dune system that cuts the area off from views of the sea. It is defined by its geology (coastal lagoon deposits) and low, flat topography, located at around 10 metres above sea level. Much of the landscape is marshy or subject to seasonal inundation, and the remainder is cleared paddocks or grassland with few trees.

Significant indigenous vegetation communities exist within the Landscape Area, which is dominated by the coastal saltmarsh behind Breamlea. Beaded Glasswort is one of the predominant plants in this permanent saline wetlands environment, and it plays an important role as habitat for the Orange-Bellied Parrot.

With the exception of the golf course at its southern edge, there are very few buildings in this Landscape Area. It is traversed by stretches of long, straight road, which add further to the sense of isolation, despite being close to Torquay.

Surf Coast Landscape Assessment Review Volume 1 55

Landscape Area: Coastal Saltmarshes (5.1) Key landscape features

• Flat, marshy landscape contained by high dunes at its southern edge

• Thompson Creek lower reaches and lineal saline wetland environment

• Sense of isolation

• A small number of long, straight roads and very few buildings

Inundated low lying paddocks in the northern part of the The lower, saline reaches of Thompson Creek, behind Breamlea Landscape Area

Significant wetlands environs behind Breamlea Looking across the wetlands from Breamlea Road, and towards the coastal dunes (outside the study area)

Surf Coast Landscape Assessment Review Volume 1 56

Coastal Saltmarshes (5.1) Land use & built form

Landscape elements Very little development is present in the majority of the landscape.

Geology & landform A small airport for scenic flights operates in the Landscape Area, near the intersection of Blackgate and Point Impossible Roads. Landscape Area 5.1 is a low and flat landscape, of no more than 10 metres in elevation. Also, at its very southern edge, is the Torquay Sands Golf Course and associated residential subdivision. The development is located The geology of this landscape is intrinsically linked to its physical immediately to the west of the Breamlea Flora and Fauna Reserve, characteristics, including its geomorphology and vegetation. It and is contained by the Point Impossible dunes to the south. The comprises coastal lagoon deposits (generic), which are a result of estate has been designed around a series of large waterbodies, with large quantities of sediment being deposited via the Thompson the residential streets and contemporary dwellings integrated into Creek inlet by the tidal flows. the layout of the golf course itself. Vegetation throughout is The middle reaches of the Thompson creek, near the corner of characterised by low-lying coastal shrubs and grasses. Vegetation McCanns and Dans Roads

Significant communities of indigenous wetland vegetation exist in this Landscape Area. The largest EVCs associated with the lineal wetland reserve are Coastal Saltmarsh / Mangrove Shrubland Mosaic. This transitions to Grassy Woodland at the northern edge, and Floodplain Riparian Woodland along the higher reaches of the Thompson Creek corridor within this Landscape Area.

Waterform

Coastal wetlands and waterbodies are the defining feature of the Coastal Saltmarshes Landscape Area and the broader Landscape Type. The Thompson Creek flows through the landscape from the coast creating a unique estuarine saltmarsh. Other parts of the landscape are flat and poorly draining, and seasonally inundated.

Significant saline wetland environment adjacent to Breamlea Road

Surf Coast Landscape Assessment Review Volume 1 57

Coastal Saltmarshes (5.1) Planning scheme controls & policies

Townships & settlements The majority of this Landscape Area being significant wetlands environs are zoned Rural Conservation (RCZ), with the Farming The following residential are is located within the Landscape Area, Zone (FZ) applied further north. The Breamlea Flora and Fauna and forms part of Torquay, the built form-to-landscape qualities of Reserve is zoned Public Conservation and Resource (PCRZ), and which are discussed later in this report. the golf course adjacent Comprehensive Development Zone • Torquay Sands Golf Course (part of Torquay North) (CDZ2).

Key viewing locations The Environmental Significance Overlay (ESO1) applies to the Breamlea Flora and Fauna Reserve, Thompson Creek and other There are no key viewing locations of designated lookout points coastal saltmarsh areas designating them as significant wetlands and within the Landscape Area. waterways.

Planning policies that apply to the Landscape Area, include:

• 21.03 Environmental Management

• 21.04 Tourism

• 21.05 Agriculture

• 21.06 Rural Landscape

• 21.08 Torquay – Jan Juc Strategy

Surf Coast Landscape Assessment Review Volume 1 58

Coastal Saltmarshes (5.1)

Landscape policy recommendations

The following landscape policy statements and/or principles are recommended for inclusion in the future Statement of Planning Policy.

• To protect the significant coastal saltmarsh and other indigenous vegetation throughout the landscape.

• To retain the sense of isolation and removal from nearby tourist routes and settlement areas.

• To protect the open outlook from road corridors through the Landscape Area.

Surf Coast Landscape Assessment Review Volume 1 59

Landscape Type 6: Coastal Cliffs & Dunes

The Coastal Cliffs and Dunes Landscape Type occurs at the very southern edge of landscapes, where wild seas and high winds have given rise to a varied and often dramatic landscape of sandy beaches, high dunes, low cliffs and rocky headlands. Steep escarpments can exist beside long sandy beaches, and in other areas costal dune landforms front low-energy beaches.

The broader Landscape Type has been defined along the entire southern edge of the Bellarine Peninsula, extending to the Point Impossible dunes near Torquay. Elsewhere across Victoria, this Landscape Type is located at Point Nepean and the Mornington Peninsula Back Beach. It is also a feature of the Great Ocean Road Region, stretching along the Port Campbell coast to Warrnambool (named the ‘Western Coastal Cliffs’ in the Great Ocean Road Region Landscape Assessment Study in 2003).

Within the Coastal Cliffs and Dunes Landscape Type, the following Landscape Area has been defined within the Surf Coast Declared Area for the first time by this study:

• 6.1 Point Impossible Coastal Dunes

This follows analysis of detailed GIS information, fieldwork, and the comparison of the geology and physical characteristics of the area to the adjacent landscapes.

The new Landscape Area is described in detail on the following pages.

Surf Coast Landscape Assessment Review Volume 1 60

Landscape Area: Point Impossible Coastal Dunes (6.1)

Landscape Area 6.1 is characterised by a long, narrow coastal dune system, extending from the Deep Creek inlet to Surf Club Lane.

The small coastal hamlet of Breamlea is located at the northern end of the landscape. It is accessed via only one road, which travels along the northern boundary of the Landscape Area, adjacent to the Thompson Creek wetland. From here, a small number of vehicular tracks climb up and into the dunes, where the simple dwellings and shacks are tucked into the landscape. Well-worn walking tracks lead across the dunes and through the coastal scrub to the low, sandy and windswept Breamlea Beach.

Point Impossible, also accessed via a single gravel road, is located at the southern end of Breamlea Beach. It is a rough headland with rocky shelves creating a surf break. Beyond the point, the long curve of Point Impossible Beach stretches south-westwards towards Torquay. The Esplanade travels from Torquay, through the dunes, providing access to the Point Impossible Beach car park.

The narrow coastal strip is relatively treeless with a patchy scrub layer, including Moonah, and various indigenous dunal grasses.

Surf Coast Landscape Assessment Review Volume 1 61

Landscape Area: Point Impossible Coastal Dunes (6.1) Key landscape features

• Long, narrow dunal system

• Coastal dune scrub and grasslands

• Small hamlet of Breamlea contained within the dunes; dwellings primarily nestled in the vegetation

• Rocky headland of Point Impossible

• Stretches of low, sandy beaches

Beach access track through the dunes from Breamlea The dunes of Breamlea Beach

View towards the Breamlea dunes and beyond from Point Low key beach shack tucked into the landscape at Breamlea Impossible

Surf Coast Landscape Assessment Review Volume 1 62

Point Impossible Coastal Dunes (6.1) store. Landscape elements As described Breamlea itself comprises a small collection of simple, Geology & landform mostly lightweight structures, tucked into the dunal landscape. As the dwellings and holiday homes are located on the northern side The dunes rise up from the beaches to a maximum elevation of of the dunes, and some distance from the beach itself, they are not around 10 metres above sea level near Breamlea. visible from the coast. Due to being immersed in the coastal scrub landscape, they are also not highly visible from the northern The geology of the landscape coastal dune deposits, generic) sets it approach to the hamlet, or from Blackgate Road, despite being apart from the adjacent wetlands environment. elevated above the adjacent Landscape Area. Vegetation

The primary dunes are well vegetated with Coastal Dune Scrub / Elevated coastal dunes and the settlement of Breamlea visible from Coastal Dune Grassland Mosaic EVCs. Vegetation on the a distance (looking south from Blackgate Road) secondary dunes has been somewhat damaged and eroded by the Breamlea settlement and the encroachment of golfing greens in the south-west. Coastal scrub species include stands of remnant Moonah in and around Breamlea, and taller eucalypts are scattered across the lower areas of the landscape, behind the dunes, adjacent to Breamlea Road.

Waterform

The mouth of the Thompson Creek is located approximately centrally in the Landscape Area, just north of Point Impossible. The landscape terminates just before Deep Creek inlet in the south.

Land use & built form

Two car parks are located within the dunal landscape, providing access to Point Impossible Beach, and sections of the Torquay Sands Golf Course (together with maintenance sheds) also Coastal dune scrub and grasses encroach into the fragile coastal environment. At the entrance to Breamlea is a caravan park, together with post office and general

Surf Coast Landscape Assessment Review Volume 1 63

Point Impossible Coastal Dunes (6.1) Planning scheme controls & policies

Townships & settlements Within this Landscape Area, north of Point Impossible Road is covered by the Greater Geelong Planning Scheme, and south by the Surf The coastal hamlet of Breamlea is located within the Landscape Coast Planning Scheme. Area, and while it was not included in the brief for detailed assessment, its built form-to-landscape relationship has been Under the Greater Geelong Planning Scheme, the majority of the dunal considered, and reflected in the landscape policy recommendations system and beach is zoned Public Conservation and Resource for this Landscape Area. (PCRZ), with only the housing lots and roads of the Breamlea hamlet zoned Township (TZ). There are no Rescode variations to Key viewing locations the Township Zone schedule in the Greater Geelong Planning Scheme.

While not a formalised viewing location, a small timber deck at the That part of Breamlea which is zoned Township is covered by the end of the Point Impossible car park provides an opportunity to Environmental Significance Overlay (ESO1) designating areas of look over the beach and to surfers taking advantage of the Point flora and fauna habitat and of geological interest.

Impossible break. While the viewing location is not particularly Thompson Creek and environs are covered by ESO2, being high elevated, long views are available across to Breamlea Beach, value wetlands requiring habitat protection. terminating at Stingray Bay. Views of the coastline to the south are Planning policies that apply to the Landscape Area under the impeded by the Point Impossible headland itself. Greater Geelong Planning Scheme include:

• 21.05 Natural Environment

Under the Surf Coast Planning Scheme, Point Impossible Beach and dunes are also zoned Public Conservation and Resource (PCRZ).

Planning policies that apply to the Landscape Area under the Surf Coast Planning Scheme, include:

• 21.03 Environmental Management

• 21.04 Tourism

Surf Coast Landscape Assessment Review Volume 1 64

Point Impossible Coastal Dunes (6.1) Landscape policy recommendations

The following landscape policy statements and/or principles are recommended for inclusion in the future Statement of Planning Policy.

• To prevent any additional development within the fragile dunal landscape.

• To prevent any further development of Breamlea beyond the current Township zoned extents.

• Any new development that occurs in Breamlea should not be visible from Breamlea Beach, or the adjacent primary dune.

• New or replacement development in Breamlea should be nestled into the coastal vegetation, minimising its removal. Sites should be re-vegetated accordingly with the appropriate EVCs e.g. Coastal Dune Scrub / Coastal Dune Grassland Mosaic.

• Consideration should be given to the inclusion of the following design requirements that best minimise the visibility of structures in the fragile coastal environment, in the planning scheme (i.e. as decision guidelines in ESO1):

- Using simple, lightweight and pared-back building forms and design detailing.

- Utilising colours and finishes that best immerse the building within the landscape, including materials such as timber, left to weather naturally.

- Utilising building finishes that reduce distant visibility, such as dark muted tones and natural materials within the landscape, and lighter colours against the sky.

Surf Coast Landscape Assessment Review Volume 1 65

Part 2: Landscape Significance

Assessment Review Surf Coast Landscape

Surf Coast Landscape Assessment Review Volume 1 66

Determining Landscape Significance In this study, three sources of information have been used to provide a holistic understanding of the values and significance of The landscapes of the Surf Coast Declared Area reveal a the landscapes of the Surf Coast Declared Area: compelling and multi-layered narrative – reflective of the area’s unique geology and topography, land use, ecology and cultural 1. Detailed field surveys (undertaken in September and October heritage. They include the iconic Bells Beach - the defining 2019) focussing on the visual values of the landscapes of the landscape feature of this part of the Victorian coast; Torquay with study area, combined with a detailed understanding of the its surfing heritage, and where the Great Ocean Road begins its physical characteristics of landscape (character), as documented journey; the statuesque headland of Point Addis; the marshy in Part 1. wetlands of the Thompson Creek estuary; and the volcanic rise of 2. Review of community engagement findings (undertaken by Mount Duneed and its basalt plains. Capire in May/June 2019), in order to understand the number Landscapes are significant to different people for different reasons. of different ways that the community appreciates and values These reasons may include their scenic beauty, cultural heritage their landscapes. value, environmental qualities, or less tangible values associated 3. A review of other cultural landscape values via secondary with the place, such as memories or associations. sources (existing information as opposed to new research), The visual values of landscape often provoke an emotional including cultural heritage, environmental, scientific, social and response, and this ‘sense of the beautiful’ that exists in the other data and documentation, with an understanding that subjective territory of human perception is what makes the these can be intrinsically linked, and influence, the visual values assessment of landscape significance so challenging and often of landscapes. contentious.

For the purposes of this study, landscape significance is defined as follows:

Landscape significance is the designation of a particular landscape as special or important arising from its visual values, including its landscape features, edges or contrasts, and composition, with consideration of its other landscape values (i.e. cultural heritage, environmental, scientific, social etc.); and for its predominantly natural or undeveloped character, in which development is absent or clearly subordinate to its natural landscape qualities.

Surf Coast Landscape Assessment Review Volume 1 67

Determining Landscape Significance of River Red Gums, a proliferation of dry stone walls etc. may also The importance of visual values be classified as a landscape feature. The methodology for the assessment of landscape significance and While consideration of all cultural landscape values is important, the determination of levels of significance has evolved considerably In order to assess landscape features within a landscape, the visual values are weighted most highly, and are the basis for since the Great Ocean Road Region Landscape Assessment Study (2003) following criterion has been developed, which informs the determining the significance of landscapes in a study such as this and the Coastal Spaces Landscape Assessment Study (2006). This is a determination and level of significance: landscape re-assessment. result of continuous improvement in numerous landscape The landscape is distinctive or inspirational for its landscape feature or features This is because the end-point of a landscape assessment study is assessment studies since, and the consideration of commentary and that attract the viewer and may provoke an emotional response. the protection and management of a significant landscape – it is findings from Planning Panels. The current best practice about the visual impact of development on a significant landscape, significance methodology, for both landscapes and views, is Edges or contrasts and what is appropriate to be seen based on the landscape’s visual outlined and explained below. Edges or contrasts include the point of intersection between two qualities. In short, the purpose of a landscape assessment study is Landscape significance methodology landscape elements e.g. the coastline (the point at which water to manage the visual impact of development on a visually meets land); the edge of a forest or a lake; the boundary between significant landscape. Five cultural landscape values are included in the definition of vegetation types or different landscape types; the intersection landscape significance and an assessment of these values is used to Also, in most landscape assessment studies including this one, between a mountain range and a plain; an incised valley etc. The determine the significance of the landscapes throughout any study primary research into historic, environmental, scientific, social or existence of edges or contrasts in the landscape provides visual area. other values is not undertaken, therefore the designation of a diversity, a quality associated with scenic value. landscape as significant on these bases alone should not be 1. Visual values In order to assess edges and features within a landscape, the attempted. Rather, they are documented as evidence in support of The visual or aesthetic values of landscape relate to an appreciation following criterion has been developed: a landscape’s overall significance. of their scenic beauty, and should include the consideration of all Primary fieldwork and the exercising of professional judgment are human senses and responses. An indicator of visual or aesthetic The landscape is aesthetically compelling for its edges or contrasts that provide undertaken in relation to visual values only. It has been well- value may also include depiction of the landscape in poetry or visual variety and interest for the viewer. established in previous landscape assessments that for a landscape artwork, such as painting or photography. Composition to be classified as significant, it must have aesthetic or visual value. In order to determine the overall visual value of landscapes, three The composition of a landscape is its make-up or configuration, With this is mind, it is also important to note that while the landscape components are assessed: including arrangements or patterns of colour, textures, features etc. determination of visual significance is the primary consideration in Landscape features and the form, scale and unity of these and other elements. landscape assessments, landscape significance is not only visual. The special qualities of a landscape may also be linked to many A landscape feature is a topographic element or prominent In order to assess composition, the following criterion has been other responses including memories, personal experiences, landmark such as a headland, mountain range or volcanic cone that developed: knowledge and associations – it is a challenging and often is visually dramatic and provides the landscape with its ‘wow The landscape has outstanding compositional qualities, the combination of contentious exercise as the human emotional response to aesthetic factor’. The prevalence or concentration of a particular landscape which achieve a unified whole, and provide the setting or subject of notable beauty is a subjective matter, rather than a precise science. attribute or vegetation type e.g. weathered granitic boulders, a stand views.

Surf Coast Landscape Assessment Review Volume 1 68

2. Cultural heritage values Secondary sources used to determine social value include Tourism • Moderate = local significance Victoria and Tourism Australia information, and various other Cultural heritage value encompasses the history of the landscape • High = regional significance publications. both pre and post contact, and often underpins other landscape values. It may be that the landscape is associated with an 5. Other values • Exceptional = state significance or higher important historical event, figure or theme, and visual evidence The final category encompasses any other value that is relevant to The final determination of the visual significance level does not rely may or may not be evident. the significance of the landscape and may include economic value, on the number of ‘moderate’ or ‘high’ ratings. Rather, for example, In this study, no primary research into cultural heritage values has for example. if a landscape is rated ‘high’ in one or more of the landscape been undertaken. Rather, cultural heritage values have been components, that level is the overall significance rating attributed Levels of significance (landscapes) determined from existing documentation or secondary sources to the visual values of that landscape. (Just as the usual standard such as the Victorian Aboriginal Heritage Register, the Victorian In order to determine a level of significance for each landscape, the for listing a place on a heritage register, for instance, is that the Heritage Register, the National Heritage List, the application of the following rating considerations are applied to the aforementioned place meets one or more of the set criteria.) Heritage Overlay in the planning scheme, and other material such landscape components (landscape features, edges or contrasts and Other landscape values as historic photos, maps etc. composition): Levels of significance are attributed to other landscape values i.e. 3. Environmental & scientific values Exemplary cultural heritage, environmental and scientific, social and other

Environmental and/or scientific value relates to the biological How representative or illustrative is the landscape (and its features, edges or values, based on the stated level of the significance in the secondary source, or based on the source itself e.g. a landscape that forms conditions or natural attributes of the landscape, including flora contrasts, and composition)? Is it the ‘best’ of its type? Is it exemplary within and fauna habitats, archaeological, geological attributes etc. the local, regional or state context? part of the Victorian Heritage Register logically has cultural heritage values of state significance. Secondary sources used to determine environmental and/or Iconic scientific value include the Ramsar Convention, the use of the For the purposes of this study, which prioritises visual values, a Is the landscape (and its features, edges or contrasts, and composition) instantly Environmental Significance Overlay in the planning scheme, and landscape cannot be classified as significant for its cultural heritage, recognizable? Is it symbolic for its visual qualities? Has the landscape been the existence of National, State or regional parks. environmental, scientific, social or other values alone. represented in art, photography, literature etc.? Is it iconic within the local, 4. Social Values regional or state context? In order for a landscape to be classified as significant, it must have visual value. Social value relates to a landscape being associated with a Scarce community of cultural group, and may traverse cultural heritage How uncommon, rare or endangered is the landscape (and its features, edges or value. A landscape may have social value as an important local contrasts, and composition)? Is it scarce within the local, regional or state landmark, or because it relates to the identity of a community, or it context? may have spiritual meaning to a particular group. Determination of social value also includes consideration of the landscape as a Levels of significance are attributed to each landscape component, tourism destination. and an overall significance level in relation to visual value can then be determined. The significance levels are:

Surf Coast Landscape Assessment Review Volume 1 69

Defining significant views Middle ground Views significance criteria

Views occur over distance and through view planes, and generally The middle ground of a view occurs within 1.6km to 6km, and Composition: structure alterations within this zone are less distinctive. comprise a foreground, middle ground and background. The In relation to compositional structure, views are assessed against qualities and components of these view planes help to define what Background the following criterion in order to determine a level of significance: is significant about a view, and changes within them may alter the qualities and characteristics of a view. Views are sensitive to This view plane extends from 6km to infinity. Shape may remain The view has outstanding compositional qualities, whether a classic vista, or a changes within the landscape and a viewer’s experience of a view is evident beyond 16km, but beyond that distance alterations in the sweeping panorama. The view is balanced, both horizontally and vertically; a also affected by weather variations that contribute to the changing landscape become obscure. picture postcard view. The focal point of the view may be centred, and elements moods of landscapes and skyscapes. in the foreground, middle ground and background, equally weighted. The view Viewing locations may be framed by landscape elements to the viewer’s left and right. Viewing distance is important in determining how change is There are many locations within the Surf Coast Declared Area perceived within a landscape. However, defining view planes in Composition: qualities from which spectacular views are available. Viewing locations have terms of distances is difficult, as they are also experienced various levels of accessibility, promotion and visitation. For the In relation to compositional qualities, views are assessed against the differently, according to the character of the viewed landscape i.e. purposes of this study, viewing locations have been chosen because following criterion: the foreground of a view may terminate at a particular landform, as they feature a view of a regionally or state significant landscape, and opposed to being defined by a distance in metres. Generally The view is compelling or inspiring for its aesthetic qualities, including a they meet a minimum of three of the following selection speaking however, the following view plane distances have been landscape feature (that may be the focal point of the view), or a collection of considerations: applied to this study. These distances are based on those that were landscape features; edges or contrasts; and other compositional elements such as defined (with reference to other sources) in the South West Victoria • The viewing location is a designated lookout point, with or colour and texture. Landscape Assessment Study (Planisphere, 2013). without interpretive information. Other cultural values Immediate foreground • The viewing location is easily accessible, preferably by vehicle. Consideration of other cultural values, that may contribute or This zone takes in the immediate environment of the viewer, and • The viewing location is well known (locally, regionally and/or support the overall significance of a view, is also undertaken. extends to approximately 800 metres. at a state level). Social values Foreground • The viewing location is promoted through tourism The following criterion is used to determine social value: This zone begins at the viewer (and includes the immediate information. The view is widely promoted, well known and popular with tourists. It is a foreground), and extends to approximately 1.6km of the observer. • The viewing location is situated on public land. view of note that is available from a publicly accessible location. Generally, the detail of the landscape is more pronounced within this view plane. The views available from locations that satisfy the above selection considerations have been assessed against the following view significance criteria, in order to determine and justify their level of significance.

Surf Coast Landscape Assessment Review Volume 1 70

Cultural heritage, environmental/scientific, & other As with the determination of landscape significance, if a view rates values ‘high’ (for example) in one or more of the view components, that

Other cultural values should be taken into account where relevant: level is the overall significance rating attributed to the view. Levels of significance have been attributed to the other cultural The view or viewing location is important for its other cultural values, including heritage, environmental, scientific or other values. values of the view, based on the stated level of significance in the secondary source, or based on the source itself. Levels of significance (views) Again, as with landscape significance, a view cannot be classified as In order to determine a level of significance for each view significant for its cultural heritage, environmental, scientific, social component and value, and ultimately each view, the following or other values alone. In order for a view to be deemed significant, rating considerations are applied: it must substantially meet the visual composition (structure and qualities) criteria. Exemplary

How representative or illustrative is this view? Is it the ‘best’ of its type? Is it exemplary within the local, regional or state context?

Iconic

Is the view instantly recognizable? Is it symbolic for its visual qualities? Has it been represented in art, photography or literature etc.? Is it iconic within the local, regional or state context?

Scarce

How uncommon or rare is the view? Is the view a ‘one off’ that is not available nearby or elsewhere in the study area? Is it scarce within the local, regional or state context?

Levels of significance have been attributed to each view component and value, and an overall significance level for the view determined. The significance levels are the same as those attributed to landscapes:

• Moderate = local significance

• High = regional significance

• Exceptional = state significance or higher

Surf Coast Landscape Assessment Review Volume 1 71

Background & Context (extending approximately 1km inland), with the exception of Bells Beach, which was determined to be of national significance. 2003 Landscape significance

The concept of ‘landscape significance’ was tackled for the first time in the Great Ocean Road Region landscape Assessment Study

(GORRLAS). While the term was not defined until the Coastal Spaces work some years later, ‘assessment criteria’ were developed as part of the GORRLAS, and these measures form the basis of the definitions and/or assessment criteria that are used to determine the significance level of landscapes (and views) in current best practice.

The assessment criteria developed as part of the GORRLAS related to landscape features, landscape edges, scarcity and visitation.

What would now be considered a very ‘base level’ assessment of significance was undertaken for the landscapes of the region as part of the GORRLAS in 2003. It was noted in the GORRLAS State Overview report that the assessment addressed landscape character only, and not other indicators of significance, such as cultural heritage, environmental significance etc. It was also stated that:

“… the delineation of ‘significance areas’ was not undertaken at a detailed scale and is not intended to be used for detailed analysis. In the majority of coastal areas, the landscapes of significance are depicted on the map as extending inland approximately 1 kilometre from the coastline.”2

The ‘landscape character significance’ map that was produced as part of the GORRLAS is included on the following page.

Within the Surf Coast Declared Area, the work undertaken in 2003 determined that the entire coastline was of stage significance

2 Ibid. p. 16

Surf Coast Landscape Assessment Review Volume 1 72

GORRLAS Landscape Character Significance Map, source: GORRLAS Regional Toolkit p. 17

Surf Coast Landscape Assessment Review Volume 1 73

Landscapes of Significance

2019 Significance assessment

The landscapes of significance within the Surf Coast Declared Area are illustrated on the map on the following page. The landscapes (and views) have been determined as significant at a regional, state or national level, based on a full visual assessment using the methodology outlined on p. 67-71 of this report.

The landscapes of significance differ in their locations from the Landscape Areas, which were based purely on common physical characteristics.

The significance areas are necessarily nebulous at this stage of the process. Additional detailed fieldwork (outside the scope of this study) is required to define a finite and fully justifiable boundary of the type required to implement a Significant Landscape Overlay.

The inclusion of townships and settlement areas on the significance areas maps is intended to illustrate the levels of significance of the landscape settings of the townships only. It does not indicate that the built up areas of settlements are significant for their visual landscape qualities.

The final significance area boundaries are detailed in the Statutory Implementation Package: Volume 2 (Claire Scott Planning, September 2020).

Surf Coast Landscape Assessment Review Volume 1 74

Surf Coast Landscape Assessment Review Volume 1 75

Bells Beach to Point Addis

National significance

The Bells Beach to Point Addis landscape of national significance takes in the coastal land, generally between Bones Road and Hurst

Road. It is topographically based, with the inland boundary following the break of slope at its highest point. From this topographical high point, the coast is visible; and from the coast, the top of the coastal cliffs is visible.

The iconic amphitheatre of Bells Beach

View towards Addiscot Beach from Point Addis

Map left, the landscape of national significance within the context of the wider Declared Area.

Surf Coast Landscape Assessment Review Volume 1 76

Surf Coast Landscape Assessment Review Volume 1 77

Bells Beach to Point Addis Exemplary? The Bells Beach to Point Addis coastal landscape is an Iconic? The distinct amphitheatre form of Bells Beach and its exemplar within the state (and nation) and includes the defining headlands is instantly recognisable, and together with the classic Visual significance assessment landscape assets of the Declared Area. Australian coastal heathland scrub, it is considered iconic within

Landscape features the state (and nation). Iconic? Bells Beach and the adjacent wild coastline is a distinctive The landscape is distinctive or inspirational for its landscape feature or features and inspirational landscape that evokes a strong emotional Scarce? The dramatic coastal topography, and heavy coverage of that attract the viewer and may provoke an emotional response. response. It is one of the most famous surfing destinations in the indigenous (rare and threatened) coastal vegetation, combined with world. The landscape is iconic within the state (and national) the unique wave action for which this coast is renowned, make it a Bells Beach to Point Addis is a wild and dramatic coastal landscape contexts. landscape that is scarce at a state (and national) level. of visually stunning cliffs, headlands and beaches. The exposed and windswept landscape supports a dense cover of coastal Scarce? The differing cliff formations, dramatic headlands, iconic Landscape edges significance rating: Exceptional + headland scrub and dry forest, including significant Grass Tree, wave action, and thick cover of indigenous vegetation (including Composition Coastal Moonah and Red Ironbark communities. The landscape rare and endangered species) is considered rare within the state (and national) contexts. edge is punctuated by numerous inlets, which form steep ravines The landscape has outstanding compositional qualities, the combination of and gullies in the coastal hinterland. Landscape feature significance rating: Exceptional + which achieve a unified whole, and provide the setting or subject of notable views. The internationally famous Bells Beach is the home of the longest Edges or contrasts running surfing competition in the world (the Rip Curl Pro), which The visual composition of the Bells Beach to Point Addis first took place at Easter, 1962. At Bells, waves refract around the The landscape is aesthetically compelling for its edges or contrasts that provide landscape, including the combination of dramatic landscape headland, and elevate and curl consistently over the rugged shore visual variety and interest for the viewer. features and beautiful indigenous vegetation at the coastal edge, platform of limestone, resulting in its reputation as one of the best provides the setting for numerous arresting views. The viewing The dramatic combination of elevated headlands, high cliffs, surfing spots in the nation. locations at the very edge of this wild and isolated landscape, add roaring beaches and steep, heavily forested terrain results in an to their aesthetic impact. The constant abrasive energy of the waves on this stretch of aesthetically compelling landscape of outstanding visual interest. coastline has eroded, shifted and created the precipices and rock Most notably, the extensive panoramas from the Point Addis The coastline itself is a high-energy edge, with the exposure to wild stacks that characterise the landscape. The cliffs that front the boardwalk provide unparalleled coastal scenery within the Declared and changing weather and waves adding further to its untamed beaches also vary in their geology, and therefore their colours and Area. From Point Addis, the view stretches around the Addiscot character. Other landscape edges occur where rock spills have response to weathering. The remarkable limestone cliffs of Bells; Beach coastline to the majestic southern headland of Bells Beach, tumbled onto sandy beaches, and or where headlands drop the Jarosite-rich burnt-ochre rock faces of Addiscot Beach; and the and beyond to Point Danger. The southern panorama extends to dramatically to the ocean below. The steep and labyrinthine calcium-rich, majestic Point Addis Limestone headland, all Point Roadknight and beyond, along the iconic Great Ocean Road terrain, covered in a mosaic of coastal headland scrub and dry combine with the signature grey-green of the coastal heathland coast. A foreground of complex coastal vegetation, including forest provides further visual detail and complexity. scrub, and the blues of the wild ocean to create an unparalleled gnarly stands of weathered Moonah, adds interest to the scene on this part of the Victorian coast. Exemplary? This well-known and dramatic coastal edge of foreground of this ever-changing seascape. compelling landscape features is considered exemplary within the Views over Bells Beach from viewing platforms at both Southside state (and national) contexts. and Winkipop provide similar coastal viewscapes, and more

Surf Coast Landscape Assessment Review Volume 1 78 uniquely, the ideal vantage point to watch surfers catch the perfect wave.

Exemplary? The Bells Beach to Point Addis area has outstanding compositional qualities, both from a whole-of landscape point of view and also in relation to the collection of colours and textures in the diverse geology, landforms and vegetation. It is considered exemplary at a state (and national) level.

Iconic? The visual qualities and composition of this dramatic coastal landscape are iconic at a state (and national) level.

Scarce? The unique, one-off and well known coastal scenery, particularly of the instantly recognisable Bells Beach coastline, are considered rare in the state (and national) contexts.

Landscape composition significance rating: Exceptional +

Visual significance rating: Exceptional +

Image left, a stunning indigenous grass tree; top, the view from the high point of Point Addis Road towards the coastline; and bottom, wave sets rolling in to Southside

Surf Coast Landscape Assessment Review Volume 1 79

Significant Viewing locations Unimpeded views are also available inland, across the dense coastal scrub, to the top of the steep and elevated landscape. Point Addis Boardwalk The dynamics of the wind and the sets of waves rolling in to shore The Point Addis Boardwalk is a timber boardwalk with access to enhances the visual experience of this view, as does its isolated multiple viewing platforms, located atop the Point Addis headland, location, adding a wild and untamed character to this viewing and set among the coastal scrub. It is accessed from the Point experience. Addis car park, where interpretive signage is also available. Exemplary? The views from the Point Addis Boardwalk are both ü The viewing location meets all five of the selection inspiring and compelling for their visual qualities. It is an considerations outlined on p. 70. outstanding coastal panorama, which includes a stunning collection A map of the Point Addis Boardwalk viewing location is provided of landscape features and a variety of textures, edges and colours. on the following page. It is significant within the state (and national) contexts.

Visual significance assessment Iconic? The views available from Point Addis include the type of View to the south from the Point Addis Boardwalk wild coastal scenery that this region is well known for, and include Composition (structure and qualities) the iconic Bells Beach headlands, sets of waves and surfers. It is considered iconic within the state context. The stunning coastal scenery available from the Point Addis Boardwalk has outstanding compositional structure and qualities. Scarce? The views are also considered scarce within the state context. Such a wild and untamed view from atop a significant and The viewing location itself is visually interesting, being nestled into elevated headland, and of such a culturally iconic surf coast, is both the coastal headland scrub, allowing foreground views of the rare and unique within the Declared Area and the state of Victoria. colours and textures of indigenous ground covers, grasses and While similar views are available from Southside Lookout, they are gnarly coastal shrubs. not as visually dramatic, and are from a less noteworthy viewing To the north, the extensive panorama takes in the sweeping curve location, with less compelling immediate surrounds. of Addiscot Beach, and extends to the northern headland of Bells. Visual significance rating: Exceptional to exceptional+ The view terminates in the far distance at Thirteenth Beach, on the south coast of the Bellarine Peninsula. The contrasting colours of Overall significance rating: National significance the varying geology of the cliffs, outcrops and sea platforms is a particular feature of the view, and is a focus of the middle-ground, which includes the textured and eroded northern side of the Point The boardwalk viewing location tucked into the low coastal heath Addis headland. The view to the south includes the spectacular burnt-orange south face of the headland, and sweeps across the ocean to as far as Point Roadknight, beyond Anglesea.

Surf Coast Landscape Assessment Review Volume 1 80

Surf Coast Landscape Assessment Review Volume 1 81

Significant Viewing locations with the sweeping coastal edge panorama and dynamics of the ocean. It is considered an exemplar within the state context. Southside Lookout Iconic? The Southside viewing experience is considered iconic The Southside Lookout is located at Southside car park, off Bells within the state context due to its location adjacent at one of the Beach Road. It comprises a series of small timber decks, accessed best known surfing coasts in the nation. via a gravel pathway. Interpretative signage is available at the entrance to the lookout. Scarce? Similar coastal panoramas are available along this stretch of coast, and are arguably more dramatic (e.g. Point Addis) or iconic ü The viewing location meets all five of the selection (e.g. Bells Beach). The view is considered scarce within the considerations outlined on p. 70. regional context. A map of the Southside Lookout viewing location is provided on Visual significance rating: High to exceptional the following page. Overall significance rating: State significance Sweeping view to the south along Southside Beach Visual significance assessment

Composition (structure and qualities)

The views from the Southside Lookout are somewhat less dramatic than from Point Addis due to the viewing location being on a smaller headland. Nevertheless, they are still significant for the structure and qualities of their composition, and offer a more extensive view of the heavily vegetated hinterland landscape.

The view to the north from Southside is of the immediate headland environment and its dense coastal vegetation. To the south, the extensive panorama features a dense mosaic of coastal vegetation covering the dramatically incised cliffs of the broader landscape. At the coastal edge, a sweeping view is available along Southside Beach to its southern headland, and beyond that to Point Addis, which can be clearly seen in the background. Again, regular wave sets and the colours of the landform, vegetation and ocean all combine to add further to the visual interest of this view. The lookout itself and view northwards Exemplary? The view from Southside is compelling for the colours and textures of the heavily vegetated coastal hinterland, combined

Surf Coast Landscape Assessment Review Volume 1 82

Surf Coast Landscape Assessment Review Volume 1 83

Significant Viewing locations movement of the surfers on the most famous break in the country, that gives this view and viewing location its iconic status. Bells Beach Lookout Exemplary? The outview is a one-off, due to the compelling coastal The Bells Beach Lookout is accessed from the northern end of the scenery and iconic subject matter. It is considered exemplary Bells beach car park, with the main viewing area located on the within the state (and national) contexts. northern headland of the Bells Beach amphitheatre. A secondary viewing area is located further north, away from Bells Beach Iconic? The view from the Bells Beach Lookout is instantly recognisable and symbolic of surf culture in Australia and the (There is also a timber viewing platform at the southern end of the world. It has been captured countless times in photography and car park, opposite the Koori toilet block.) art, and is considered iconic within the state (and national) ü The viewing location meets all five of the selection contexts. considerations outlined on p. 70. The iconic southern headland of Bells Scarce? The view is considered rare and uncommon within the state A map of the Bells Beach Lookout viewing location is provided on and nation. There is only one Bells Beach, and this is the most the following page. recognisable view of this epochal coastal landscape.

Visual significance assessment Visual significance rating: Exceptional+

Overall significance rating: National significance Composition (structure and qualities)

The outlook available from the main Bells Beach Lookout is significant for its coastal scenery, but is even more important as one of the most iconic viewing locations in the country.

The focus of the view is south, taking in the full amphitheatre of

Bells Beach, across a foreground of low coastal shrub. The view extends to the impressive southern headland of Bells, with its steep and statuesque rusty-golden limestone cliffs. The outlook terminates at the ocean horizon, with the very tip of Point Addis also visible in the background. The middle-ground visual contrasts of the coastal scrub, sandy beach, breaking waves and expansive The curling waves and surfers at Winkipop ocean, are particularly scenic.

Even more captivating however, and what this view is known for, is the elevated panorama over the surfers, catching the waves that roll up and curl over the rugged shore platform of hardened limestone. It is the ever-changing action of the waves, and the

Surf Coast Landscape Assessment Review Volume 1 84

Surf Coast Landscape Assessment Review Volume 1 85

Bells Beach to Point Addis escaped, thereafter travelling and living with up to 25 different overhangs and a huge diversity of algae, invertebrates and fish. Wathaurong clans. The Bells Beach surf break forms an integral part of the Marine Other landscape values National Park. • The Bells Beach Surfing Recreation Reserve is registered on the Cultural heritage values Victorian Heritage Register (H2032), and is of social and • From May to October, whales can be seen from Point Addis • Wadawurrung (Wathaurong) people are the Traditional historical significance to the State of Victoria. It is noted as a and the surrounding coastline on their annual migration along Owners of the land and waters of the Surf Coast Declared landscape that is socially significance as an international icon of the southern coastline. Area, and have cared for the landscape for over a thousand Australian surfing culture, and as the location of the world’s • Under the Surf Coast Planning Scheme, the Significant Landscape generations. The Wathaurong Aboriginal Corporation longest running surfing competition. Bells Beach is also noted Overlay (SLO1) applies to all land between Hurst and Point represent the Traditional Owners at all levels of government as having historic significance in relation to the development of Addis Roads, and a corner parcel to the south of Jarosite Road, and community. surfboard and wetsuit technology. in order to protect significant viewsheds and remnant • The Wathaurong name for Point Addis is Godocut, meaning • Bells Beach is also listed by the National Trust with a state level vegetation; and the Vegetation Protection Overlay (VPO1) cold place. The Wathuarung people would camp on the high of significance (Hermes number 70498). It is noted as being protects significant remnant vegetation to the south of Jarosite ground of Point Addis and surrounds, and used these vantage significant for historical, aesthetic, scientific and social reasons Road. points to protect their territory and monitor weather and at an international level. • The cliffs between Bells Beach and Point Addis are a hunting conditions. • Bells Beach is also protected by the Heritage Overlay (HO88) significant geological ‘paralic’ (sea coast). • In 2006, the Wathaurong people were involved for the first in the Surf Coast Planning Scheme. • The Addiscot Beach cliffs comprise the Demons Bluff Group, time in the Bells Beach Rip Curl Pro presentation ceremony. Environmental and scientific values including the ancient Anglesea Formation (38 million+ years Winners of the competition are face-painted by the old), which was created in shallow marine, coastal and river Wathaurong as part of the ceremony. • Coastal Moonah Woodland, Swamp Diuris, Bellarine Yellow deltas that extended along the early coastline of Australia, Gum and Small Milkwort communities are all known to exist • The Bells Beach toilet block is a significant cultural icon, with together with the Angahook Formation. around Bells Beach and environs and are all listed under the the Mindii and Wandji Spirit oral stories of the Wathaurong Flora and Fauna Guarantee Act 1988 as threatened or vulnerable. • The mineral Jarosite (an iron oxide) was once mined from the depicted through artwork. The project was a collaboration top of the Addiscot cliffs, and was used to create a red-ochre between SANE (Surfers Appreciating the Natural • The Integrated Vegetation Management Plan for the Bells paint, which was used on Victorian railway carriages, hence the Environment), the Surf Coast Shire and the local Traditional Beach Recreation Reserve (Ecology Partners, 2008) states that name ‘red rattlers’. Owners. within the reserve, one nationally significant flora species Glenelg Pomaderris Pomaderris halmaturina (listed as vulnerable) • Point Addis Limestone is of state geological significance • The Point Addis Koori Cultural Walk is located within this exists, together with one state significant fauna species the (Environment Conservation Council, 2000). landscape, and includes interpretive information regarding Rufous Bristlebird Dasyornis broadbenti (also listed as vulnerable). Wathaurong life and culture, and the environment. • The layers of sediment (grains, fossils and rocks) in the • The Point Addis Marine National Park exists offshore and limestone cliffs of Point Addis are also important as geological • The Point Addis landscape is also associated with William consists includes Ingoldsby Reef to the west and Jarosite Reef evidence of sea-level change (where a change from marine Buckley, a convict who was transported to Sorrento and to the east. Both areas have battered rock faces with extensive conditions to terrestrial and back to marine can be witnessed).

Surf Coast Landscape Assessment Review Volume 1 86

Social and other values

• Bells Beach attracts hundreds of thousands of visitors to the site each year as a local and international surfing destination, and is host to the annual Bells Beach Rip Curl Pro.

• Bells Beach and Point Addis are key destination points along the Great Ocean Road, which is itself heritage listed and considered significant to the State of Victoria.

• The Bells Beach to Point Addis landscape is part of the iconic 44km Surf Coast Walk.

Overall significance level

The Bells Beach to Point Addis landscape is of national significance.

The views available from the Point Addis Boardwalk, Southside Lookout and Bells Beach Lookout are of state to national significance.

Surf Coast Landscape Assessment Review Volume 1 87

Torquay Coast, Coastal Saltmarshes The inland significance boundary diverges to the west of Torquay, & Woodland to take in the terrain that is more visually complex, also ensuring the inclusion of the dry coastal woodland and heath, which spills State significance into the landscape to the east of Anglesea, up to a maximum of This landscape of state significance is centred on Torquay and its approximately 6km inland. coastal and hinterland environs generally to the east and west. It takes in the significant saline wetlands and Breamlea, and the Thompson Creek estuary up to the intersection of McCanns Road and Dans Road. Between Minya Lane and the Surf Coast Highway, the landscape includes the ‘coastal edge’ up to approximately 2km inland.

The low cove of Torquay front beach

Middle reaches of the Thompson Creek

Map left, the landscape of state significance within the context of the wider Declared Area.

Surf Coast Landscape Assessment Review Volume 1 88

Surf Coast Landscape Assessment Review Volume 1 89

Torquay Coast, Coastal Saltmarshes Exemplary? The landscape features of the Torquay Coast, Coastal Jan Juc. This aesthetically compelling coastline is both diverse and & Woodland Saltmarshes and Woodland, including dunes, cliffs, rocky headlands complex, and is itself an ever-changing landscape edge. and beaches are exemplary within the state context. The area’s Visual significance assessment landscape is representative of the ‘classic’ Australian coastline, and Within the hinterland, further contrasts are evident in the landscape, where coastal saltmarshes are sustained by a saline creek, Landscape features is elevated in importance by its diverse hinterland features such as significant wetlands environments, undulating creek corridors and which directly abuts a coastal dune system. Atop the dunes further The landscape is distinctive or inspirational for its landscape feature or features dense patches of ecologically important coastal woodland forest. visual complexity exists in the mosaic of indigenous coastal grasses that attract the viewer and may provoke an emotional response. and scrub. Iconic? This coastal landscape and its hinterland is distinctive and The Torquay Coast, Coastal Saltmarshes and Woodland is a well- well-known, both for its stunning natural beauty, and for its In other areas of the hinterland, further edges and contrasts are known and highly valued coastal and hinterland landscape from association with the home of Australian surfing, and as the present in the form of numerous creek valleys, both flowing and which the Great Ocean Road begins its iconic journey, and travels landscape through which the Great Ocean Road commences and intermittent, that dissect the hilly landscape. The vegetation of the through, to Anglesea and beyond. The landscape is one of continues its journey. The especial hinterland to the west of hinterland provides further visual complexity, particularly in areas stunning contrasts, particularly at the coastal edge, which includes Torquay merges with the nationally significant Bells Beach to Point of dense coastal heathland, where a widely diverse range of plants the high dunes of Point Impossible; the low flat beaches of Addis landscape to the south, and is enclosed by the remarkable species occurs across a relatively small area. Torquay; the limestone crags of Rocky Point; and the contrasting coastal woodland of the Anglesea Heath and Otway Forest. This colours of the Jan Juc cliffs, with a unique landscape feature in the significance indigenous vegetation spills into the landscape and Exemplary? There are numerous landscape edges and contrasts that form of the Jan Juc Marl (Bird Rock), a small sea-stack that sits just characterises large areas of its western half. The landscape is iconic occur throughout the Torquay Coast, Coastal Saltmarshes and off the coast. within the state context. Woodland landscape that are visually compelling, and are considered exemplary within the state context. This significant coastal area is incised by numerous creeks and their Scarce? Such a variety of coastal and coastal hinterland landscape tributaries, which also creates a hinterland of contrasting landscape features is uncommon and rare within the state context. It is also Iconic? The classic and contrasting edge of the Torquay coast, features. The Thompson Creek estuary flows through and behind unparalleled as the gateway to the Great Ocean Road Region, and including the historic row of Norfolk Island Pines that line the the dunes at Breamlea, forming a unique, lineal coastal wetland; and as the coastal hinterland landscape through which the Great Ocean front beach, and the colourful and dramatic Jan Juc cliffs and Marl, further south at Torquay, Spring Creek meanders through the Road travels. are immediately recognisable and are considered iconic within the township and beyond, between picturesque rolling hills and state context. The topographic and vegetative contrasts of the remnant eucalypts. Landscape features significance rating: Exceptional hinterland to the west of Torquay are considered less iconic than the coastal edge (regional), but the inclusion of this area adds to the It is south of Spring Creek, to the west of Torquay, that the Edges or contrasts visual complexity and significance of the landscape overall. landscape becomes increasingly hilly, steep and elevated as it climbs towards the Otway Ranges. This change in landform also coincides The landscape is aesthetically compelling for its edges or contrasts that provide Scarce? The edges and visual contrasts described are unique to the with an increase in indigenous vegetation cover, including dense visual variety and interest for the viewer. Torquay Coast and Hinterland landscape and are considered scarce patches of dry heathy woodland, which characterises the Anglesea within the state context. The low sandy cove of Torquay front beach contrasts with the high Heath, one of the richest and most diverse vegetation communities energy dunes of Point Impossible, and both differ starkly in in Victoria. Landscape edges significance rating: High to exceptional character with the rocky limestone cliffs and craggy overhangs of

Surf Coast Landscape Assessment Review Volume 1 90

Composition iconic within Victoria.

The landscape has outstanding compositional qualities, the combination of Scarce? The subject matter and the make-up of the various coastal which achieve a unified whole, and provide the setting or subject of notable views, and the views to, from and within the whole landscape are views. considered scarce within the regional to state context.

The visual composition of the Torquay Coast, Coastal Saltmarshes Landscape composition significance rating: High to exceptional and Woodland, both its individual features, and as a whole, constitutes an outstanding landscape that provides the setting and Visual significance rating: Exceptional subject of many notable views. Of particular significance are the views available from the coastal edge, including Bird Rock Lookout at Jan Juc, for example. Here, close views feature a foreground of coastal headland scrub, with distinctive geological formations and shore platforms immediately below. Beyond this, panoramic views are available across the coastal cliffs north (along Jan Juc Beach) and south to the striking southern headland of Half Moon Bay. Equally stunning panoramas are available along the entire coastline.

The hinterland features a combination of enclosed and open views, including vistas framed by roadside vegetation across undulating paddocks, often terminating at a heavily forested backdrop. From high points in the immediate hinterland, views are also available towards the coast. This occurs from locations such as the Great Ocean Road on approach to Torquay from the west, where long range views across the rooftops and tree canopies of Jan Juc stretch to the ocean beyond. The composition of views differs again in the isolated saltmarshes behind Breamlea, where coastal mangrove vegetation stretches across a flat landscape under big skies.

Exemplary? The composition of the landscape and the views it Images above clockwise from top left show the rolling hills of the affords are considered exemplary in the regional to state context. Spring Creek valley; the dunes and coastline at Breamlea Beach; the majestic limestone cliffs of Torquay; and the significant Iconic? The numerous and varied views available from the coastal wetland environs of the marshy lowlands behind Breamlea edge, along beaches and to high sea cliffs and headlands, contribute a strong sense of place to locals and visitors alike. Together with internal and outviews from the hinterland, they are considered

Surf Coast Landscape Assessment Review Volume 1 91

Significant Viewing locations To the south, views are across the varied textures and greens of the low coastal heath, towards the higher sea cliffs of Half Moon Bay. Bird Rock Lookout Again, the dynamics of the ocean and waves pounding the beach The Bird Rock Lookout is located at a small headland between adds to the visual interest of this view. The upper levels of Half Moon Bay and Jan Juc Beach, and is accessed via a car park dwellings fronting Ocean Boulevard are also visible above the off Ocean Boulevard. It is named after a distinctive rock coastal vegetation in the distance. formation on the shore platform below, also known as the Jan Juc Exemplary? The variety of coastal scenery and landscape features Marl. The viewing location comprises a large, multi-leveled timber from this viewing location, within a landscape of state significance deck at the end of a gravel pathway. The lookout is also known as is considered exemplary within the state context. It is a ‘classic’ Jan Juc’s ‘unofficial town square’ being a well-utilised meeting place view of stunning coastal scenery in this part of Victoria. for locals. Iconic? The views available from Bird Rock Lookout are ü The viewing location meets all five of the selection recognisable, including the well-known township of Torquay considerations outlined on p. 70. The Jan Juc Marl (or Bird Rock) features in the foreground of together with the varied and interesting coastal interface, featuring views just off the rocky coast A map of the Bird Rock Lookout viewing location is provided on the Jan Juc Marl. It is considered iconic within the state context. the following page. Scarce? While such a close view of the Jan Juc Marl is not possible Visual significance assessment elsewhere, similar costal views are available from nearby viewing locations e.g. Rocky Point. The view is therefore considered scarce Composition (structure and qualities) within the regional context.

The view from Bird Rock offers outstanding and differing coastal Visual significance rating: High to exceptional panoramas, to the north and south. Overall significance rating: State significance

To the north, the foreground includes the Jan Juc Marl, a small sea- stack that sits out in the water at the base of the cliffs. The marl is an ancient rock of mud-rich limestone that formed between 23 and 28 million years ago. Beyond this and featuring in the middle- ground of views to the north is Jan Juc Beach. Here the layered colours of the cliffs (grey and orange) contrast with the muted yellow of the sand. The township of Torquay is visible in the The northern panorama towards Torquay distance above the coastal scrub of the beach cliffs, and the view terminates at the southern edge of the Bellarine Peninsula in the far distance.

Surf Coast Landscape Assessment Review Volume 1 92

Surf Coast Landscape Assessment Review Volume 1 93

Significant Viewing locations different viewing experience from the more elevated viewing locations further south. It is considered exemplary within the Jan Juc Lookout at Point Danger regional context. The small timber viewing platform at Point Danger is located to Iconic? The view is iconic within the regional context, and this is the south of the Torquay War Memorial, and is accessed via a set reinforced by its well-known location at Point Danger, at the of stairs from the car park. A series of interpretive signs is located intersection between the contrasting beaches of Torquay and Jan at Point Danger. Juc, and adjacent to the Point Danger Marine Sanctuary. ü The viewing location meets all five of the selection Scarce? More compelling and dramatic views are available elsewhere considerations outlined on p. 70. along the coastline, and similar views are available informally along A map of the Jan Juc Lookout viewing location is provided on the this stretch of the Torquay / Jan Juc coast. It is therefore following page. considered iconic within the local context.

Visual significance assessment Visual significance rating: Moderate to high The rocky foreground of views from Point Danger southwards to high cliffs at the southern end of Jan Juc Beach Overall significance rating: Regional significance Composition (structure and qualities) It should also be noted that Rocky Point Lookout was inaccessible The Point Danger viewing location is a unique vantage point, being due to construction works at the Jan Juc Surf Life Saving Club. situated on a low bluff between the Torquay front beach and the (Jan Juc) back beach. Surrounded by water on three sides, it offers low and expansive views stretching as far as Port Phillip Heads in the north-east, and to the southern cliffs of Jan Juc Beach, and the headlands of Bells Bach and Point Addis in the south-west.

As the viewing location is positioned on the southern side of the bluff, foreground and middle-ground coastal landscape views are only available to the south, taking in the entire curve of Jan Juc Beach. Being at a lower elevation, close views feature the Zeally Limestone rocks that are scattered around the base of the point. Again, the contrasting colours and textures of the coastal geology and vegetation, combined with the crashing waves makes this a visually interesting panorama, though its topographic qualities are North-eastern ocean views considerably less dramatic from this vantage point. Exemplary? The coastal panorama from the Jan Juc Lookout at Point Danger is compelling for the distance it spans, and it offers a

Surf Coast Landscape Assessment Review Volume 1 94

Surf Coast Landscape Assessment Review Volume 1 95

Torquay Coast, Coastal Saltmarshes • The Great Ocean Road is registered on the Victorian Heritage • The Environmental Significance Overlay (ESO1) applies to the & Woodland Register (H14228) and is of historical, archaeological, aesthetic Breamlea Flora and Fauna Reserve, Thompson Creek and and social significance to the State of Victoria. As well as being other coastal saltmarsh areas designating them as significant Other landscape values of aesthetic significance as a sinuous road that winds through wetlands and waterways. The overlay also applies to the creek Cultural heritage values dramatic topography is it of historical and social significance corridors and areas of significant remnant vegetation and for its association with the returned servicemen of World War habitat (ESO4), including the low density western edge of Jan • The Wadawurrung (Wathaurong) people are the Traditional 1 who were largely responsible for its construction between Juc. Owners of the land and waters of the Surf Coast Declared 1919 and 1932. Area, and have cared for the landscape for over a thousand • The Vegetation Protection Overlay (VPO1) applies to stands generations. The Wathaurong consisted of around 25 separate Environmental and scientific values of significant vegetation on the outskirts of settlement areas land-owning clans with common customs and trading links. throughout, including large swathes to the south of • The Point Danger Marine Sanctuary covers 21.7 hectares and Bellbrae/west of Jan Juc. • It is believed that the Wathaurong people lived in and around extends from the high water mark at Point Danger up to 600 the Breamlea dunes due to the availability of resources such as metres off shore. The geology of the sanctuary is limestone, Social and other values shellfish and drinking water from Thompson Creek. The and it is home to 26 species of marine plants, and more than 44 • Torquay is the ‘gateway’ to the Great Ocean Road Region, and discovery of isolated stone artefacts associated with shell species of intertidal invertebrates. The sanctuary also has 18 is where the Great Ocean Road starts its 243km journey along middens also indicates habitation at Point Impossible, Whites conservation listed sea birds and shore birds, including Victoria’s south-west coast. The township and its coastline and Beach, Deep Creek, Zeally Bay, Yellow Bluff and Spring Creek albatross, tern, shearwater and gull. beaches is a major tourism destination for both domestic and (Aboriginal Cultural Heritage Conservation Manual, 2010, GORCC). • The Breamlea Flora and Fauna Reserve is a significant site of international visitors. Annual visitation to the Surf Coast Shire • A significant way that Aboriginal people recognised and looked high ecological value, and includes intact communities of contributes approximately $683 million to the local economy after their country was through art, and this is still the case. Coastal Saltmarsh and Coastal Moonah Woodlands. It is also (Visitor Insights 2016, Surf Coast Shire). There are a number of public art pieces in and around Torquay home to many bird species, including the threatened Orange- • Torquay is known as the home of Australian surfing, with both that were designed by, and built in collaboration with, local Bellied Parrot. Rip Curl and Quicksilver beginning operations in the town, and Traditional Owners. These include White’s Beach Playground, • Spring Creek is an important biodiversity corridor in the playing a significant role in the evolution of surfboard and The Esplanade, and the Torquay Sundial on the Torquay landscape area, supporting a variety of Grassy Woodland wetsuit technology. foreshore. species, including the Bellarine Yellow Gum and Manna Gum. Overall significance level • Torquay also has a rich post-contact history, with The creek corridor also offers a variety of habitats for fauna, holidaymakers visiting since the 1870s. The town was then including the Lewin’s Rail, a nationally significant species. The Torquay Coast, Coastal Saltmarshes & Woodland known as Spring Creek, and it was largely an agricultural landscape is of state significance. • Under the Surf Coast Planning Scheme, the Significant settlement until it was surveyed in 1880, when the first Landscape Overlay SLO6 applies to the established residential The views available from the Bird Rock Lookout and dwellings, holiday shacks and bathing boxes were constructed. areas of central Torquay and Jan Juc for the protection of the Jan Juc Lookout at Point Danger are of regional to The exposed back beach is the site of Victoria’s first official significant vegetation. SLO7 applies to the immediate north of state significance. surf life saving club, and the town is integral to the Bellbrae in order to protect the open rural landscape setting of development of Australia’s surfing industry and culture. the northern entry into the township.

Surf Coast Landscape Assessment Review Volume 1 96

Mount Duneed Plain & Surrounds

Regional significance

This landscape of regional significance comprises the land that forms the green break between the built up areas of Geelong and Torquay. It is located immediately to the south of Armstrong Creek, and extends southwards to the edge of the coastal hinterland behind Torquay, to a minimum distance of 2km from the coastline. The southernmost boundary includes the less visually complex topography to the north of Spring Creek.

Big skies over the agricultural landscape

Looking south across the plains from the rise of Mount Duneed

Map left, the landscape of regional significance within the context of the wider Declared Area.

Surf Coast Landscape Assessment Review Volume 1 97

Surf Coast Landscape Assessment Review Volume 1 98

Mount Duneed Plain & Surrounds Scarce? The role of the overall landscape as a picturesque and open Landscape edges significance rating: Moderate to high green break between settlements is considered scare within the Visual significance assessment regional context. Composition

Landscape features The landscape has outstanding compositional qualities, the combination of Landscape features significance rating: Moderate to high which achieve a unified whole, and provide the setting or subject of notable The landscape is distinctive or inspirational for its landscape feature or features views. that attract the viewer and may provoke an emotional response. Edges or contrasts The unique geology and landform of the Mount Duneed Plain, and The Mount Duneed Plain and Surrounds is a flat to gently The landscape is aesthetically compelling for its edges or contrasts that provide the nature of the long straight roads that cross it, make this a undulating landscape formed by volcanic flows of basalt. It visual variety and interest for the viewer. landscape of open and expansive views under big skies. While not includes the low volcanic rise of Mount Duneed itself, with its This landscape of plains and paddocks occurs at the easternmost a designated viewing location, the most notable exception to this is unique geology and communities of grasslands. Another landscape edge of the expansive Western Volcanic Plains, and intersects with the view from Mount Duneed Road as it climbs the topography of feature is the Thompson Creek, which winds its way from the coast landscapes of a very different character, including coastal the volcanic hill. This elevated location offers an expansive at Breamlea, its upper and middle reaches cutting a pathway saltmarshes and the Torquay coast. It is these transition points in panorama southwards, over the paddocks and shelterbelts of the through the patchwork of paddocks that characterise this the landscape that create visual variety and interest. agricultural landscape, to the forested backdrop of the Anglesea agricultural landscape. Heath. Other aesthetic contrasts or edges that occur throughout the Remnant eucalypts are a further feature of this landscape, located landscape include the patchwork of paddocks lined with Exemplary? The panoramic views from Mount Duneed, south in riparian reserves, adjacent to road corridors or scattered shelterbelts, the clusters of remnant vegetation and the numerous towards the very distant Anglesea Heath is considered exemplary throughout the paddocks. They contrast with the mostly exotic, incised watercourses, some flowing, other intermittent. Mount within the regional context. lineal shelterbelt planting. This is an open and expansive landscape Duneed itself is a further contrast, rising out of the flat basalt plain. of long straight roads, under big skies. It plays a very important Iconic? The mostly open and internal views of the scenic role as a green break between the built up areas of Geelong and Exemplary? While not dramatic, the many and varied landscape agricultural landscape are considered locally iconic. Torquay, and the settlement areas of the Bellarine Peninsula. edges across this agricultural plain are considered scenic and exemplary in the local context. Scarce? The composition of the landscape and the types of views Exemplary? The landscape features of Mount Duneed, and the that is affords is considered uncommon at a local level. volcanic plain bisected by the Thompson Creek are considered Iconic? Mount Duneed, the basalt flows and the Thompson Creek exemplary within the region. are considered locally iconic. Landscape composition significance rating: Moderate to high

Iconic? The Mount Duneed basalt plain forms part of a much larger Scarce? Many of the edges and contrasts of the type described Visual significance rating: High volcanic landscape. The low rise of Mount Duneed itself, and occur across the Western Volcanic Plains elsewhere in the region, other features of the landscape, are considered iconic within the but as an open and undeveloped green break between settlements local context. (an ‘edge’ between areas), the Mount Duneed Plain and Surrounds is considered scarce in the regional context.

Surf Coast Landscape Assessment Review Volume 1 99

Mount Duneed Plain & Surrounds itself is an extinct volcanic crater, the remains of which can be seen in the Mount Duneed Recreation Reserve. Other landscape values • Under the Greater Geelong Planning Scheme, the Vegetation Cultural heritage values Protection Overlay (VPO1) applies to significant remnant • The Wadawurrung (Wathaurong) people are the Traditional vegetation in roadsides and linear reserves, and the Owners of the land and waters of the Surf Coast Declared Environmental Significance Overlay (ESO1) applies to areas of Area, including the Mount Duneed plains, and have cared for flora and fauna habitat and of geological and natural interest. the landscape for over a thousand generations. It is likely that • Under the Surf Coast Planning Scheme, the Environmental Wathaurong clans camped atop Mount Duneed in order to Significance Overlay (ESO1) applies to the Thompson Creek survey the surrounding area from an elevated point in the corridor (and tributaries) designating it as a significant landscape. waterway and aquatic system. The Vegetation Protection • Post-contact heritage includes the survey of the land around Overlay (VPO1) applies to a large stand of significant native Mount Duneed in c.1850 as an intended ‘new county’ at vegetation adjacent to Loutitt Bay Road. Geelong. In 1852, squatter John Armstrong, leased a station in Social and other values the Mount Duneed area and grazed livestock adjacent to the river. Mount Direction was the European name used for what • The Mount Duneed Plain and surrounds landscape forms part is now called Mount Duneed until around 1855. It is believed of an important regional ‘strategic green break’ (known as the that Duneed means ‘low, scrubby hill’. Thompson Valley green break) between the settlements of Geelong and Torquay, as well as the townships of the Bellarine • A prefabricated iron cottage ‘Summerhill’ at 155 Mount Peninsula. It is recognised by the State Government, the City Duneed Road is listed on the Victorian Heritage Register of Greater Geelong, and the Surf Coast Shire as being (H1131). The cottage is believed to have been brought to strategically important to retain for that purpose. Australia by James Williams with his family from England, in c.1855. It is of scientific, historical, social and architectural Overall significance level significance to the State of Victoria and demonstrates British The Mount Duneed Plain & Surrounds landscape is of technical accomplishment in the history of prefabricated regional significance. building construction.

Environmental or scientific values

• The geology of the Mount Duneed landscape is significant as part of the New Volcanic Group, with the basalt flows visually obvious in the geomorphology of the area. Mount Duneed

Surf Coast Landscape Assessment Review Volume 1 100

Part 3: Townships & the Landscape

Assessment Review Surf Coast Landscape

Surf Coast Landscape Assessment Review Volume 1 101

Townships & the Landscape what is the essence of the settlement areas’ connection to Findings from the exploration of townships and their landscape landscape, and what are the elements that most affect it. settings are documented on the following pages, and include a The consideration of townships as part of a landscape assessment ‘summary of findings’ table for the key settlement areas. study has not occurred since the Great Ocean Road Region Landscape The townships and settlement areas included in the brief for Assessment Study in 2003, and then only at a very broad level. consideration as part of this study were: The following strategic landscape areas were also included in the Thereafter, townships and/or urban zoned areas were excluded ‘townships’ brief for consideration. • Torquay - Jan Juc from project briefs, with the emphasis on the ‘natural landscape’ • Spring Creek UGZ1 area only. It has been accepted that the detailed planning of building • Bellbrae height and form, boundaries/extents, land use, traffic and transport • Armstrong Creek interface etc. in relation to townships should be undertaken as part of a • Bells Beach settlement area structure planning and/or urban design framework process. The methodology and discussion for the Spring Creek UGZ1 area • Mount Duneed & Connewarre LDRZ areas However, the project brief for this study (based on advice provided and the Armstrong Creek interface has been adapted as required, by the author as part of Stage 1 Scoping), includes the requirement The methodology employed has included the following tasks and but with the focus still remaining on the existing and potential built to: considerations: form-to-landscape relationship. Furthermore, given the importance of the significance of the landscapes to the future of • Re-visit and review the Great Ocean Road Region Landscape • Review and re-confirm the township descriptions and observations within these areas, the material is included as an addendum, following Part Assessment Study (2003) township descriptions and observations, CSLAS and GORRLAS. Consider the setting of townships in the 3 of the report. broader landscape, and interface with the natural landscape. and assess the level of change that has occurred.

Development within, and at the edges of, townships has the • Update the township descriptions, with an emphasis on the potential to significantly change the character of a wider landscape, setting of the township within the broader landscape; its and impact a landscape’s significance. Townships and settlements, relationship to the natural landscape; and, its interface or edges and their outskirts, are also often under the most development with the broader landscape area. pressure and facing change and potential threats to character. • Also consider the visibility of the townships from different There is obviously some convergence required therefore, between points in the landscape, including at a distance. the structure planning of townships, the assessment of the landscapes within which they sit, and the relationship of the built • Compare the current observations (including the level of form of townships to those natural landscapes. change), with relevant strategic studies and planning scheme provisions. Part 3 of this report explores the ‘built form-to-landscape’ interrelation, both as a collection of buildings sited within a broader • Consider and describe the ‘essence’ of the character of the landscape, and by taking a deeper dive into those detailed elements townships as they relate to the landscape. (i.e. lot size, permeability, building site coverage, landscaping etc.) • Draw conclusions / make recommendations for inclusion in that impact that relationship. The aim is to assess how successfully the Statement of Planning Policy. the townships and settlement areas within the Surf Coast Declared Area relate to their significant landscape setting, and to determine

Surf Coast Landscape Assessment Review Volume 1 102

Torquay – Jan Juc remaining in pockets. The most dramatic aspect of the township is the newly Creek) remains visually incongruous. developed area on the inland side of the main road, on a south-facing hillside. The coastal township of Torquay and the adjacent settlement area Development on this hillside is visible from a distance and is intensive, The impact on the landscape of the expansion of the township has of Jan Juc are located either side of the Spring Creek inlet within predominantly two storey and buildings are eclectic in style. There is little space been primarily the loss of some of the open, rural hinterland the Torquay Coast and Hinterland Landscape Area. Deep Creek for vegetation, and few trees or substantial shrubs. surrounding the settlement areas. However, there remains a green also bisects the Torquay settlement further north. break between Torquay North and Geelong, and Torquay West As evidenced from the descriptions above, and the comparison of and Bellbrae, and it is important that this is not progressively lost. Torquay and Jan Juc are surrounded by predominantly cleared rural aerial photography over the last 15 years, the settlement areas of farmland, which is characterised by a patchwork of paddocks, and Torquay and Jan Juc have grown considerably since 2003. In fact, crossed by straight roads and shelterbelts, with the occasional the township has become one of Victoria’s most rapidly growing dwelling. Open and long-range views are a particular feature of the centres for people seeking a permanent coastal lifestyle. flatter landscape to the north, north-east and north-west of the township. As outlined in the Sustainable Futures Plan (2014) and noted at clause 21.08 of the planning scheme, the township is forecast to grow to Presently, there also remains a distinct green break between 25,000-30,000 people by 2040. This represents approximately Torquay and the urban growth area of Geelong (Armstrong Creek) 15,000 new residents and 6,000 new housing lots. to the north, and the hamlet of Bellbrae to the west. The majority of residential growth in Torquay has occurred in Degree of change Torquay North, up to South Beach Road, and at the central western edge of the township, up to Duffields Road. Land to the The following landscape descriptions were included in the Great north and south of Spring Creek is also zoned for future residential Ocean Road Region Landscape Assessment Study in 2003: New development, Torquay north growth (UGZ1), and is discussed in more detail later in this report. Torquay While still zoned Farming, land to the north-west of Messmate Road and to the east of Horseshoe Bend Road is identified in the The town of Torquay extends from the highway, with its entrance of large retail Sustainable Futures Plan as potential future residential areas, stores and food outlets, on undulating land to the coast. Land around the township is largely cleared farming properties with occasional dwellings. requiring further investigation. Buildings within the town are a mixture of typical coastal suburban styles, with While Jan Juc is noted in the 2003 description as “generally developed more intensive development nearer the coast and shopping centre. Coastal native vegetation is interspersed within the older residential areas. more recently”, its character is now much more established, and a visual balance has been achieved between vegetation and built Jan Juc form. Notably, the Significant Landscape Overlay (SLO6) is in

Jan Juc is located on land that is slightly more hilly than the adjoining Torquay place to protect vegetation in this area, and in central Torquay. As and was generally developed more recently. Buildings sit within the land that discussed in the following paragraphs, the “south-facing hillside” slopes towards the coast from the main road, with some native vegetation (bounded by Duffields Road, the Great Ocean Road and Spring

Now well-established residential area of Jan Juc Surf Coast Landscape Assessment Review Volume 1 103

Torquay – Jan Juc “… (it) is a well-known and highly valued coastal landscape from which the Great Ocean Road begins its iconic journey. The landscape is one of stunning Landscape setting contrasts, particularly at the coastal edge, which includes the high dunes of Point The landscape comprises a unique geology known as the Torquay Impossible; the low flat beaches of Torquay; the limestone crags of Rocky Point; Group, which extends from approximately Bells Beach to inland of and the contrasting colours of the Jan Juc cliffs, with a unique landscape feature Point Impossible Beach. Consisting mainly of limestone, the in the form of the Jan Juc Marl (Bird Rock), a small sea-stack that sits just off geology is most visible in the terracotta coloured, craggy cliffs that the coast… characterise Rocky Point, at the northern end of Jan Juc Beach, and this part of the coastal interface generally. … The landscape features… including dunes, cliffs, rocky headlands and beaches are exemplary within the state context. The area’s landscape is The landscape within which the township sits is a sub-set of the representative of the ‘classic’ Australian coastline, and is elevated in importance wider Otway Foothills, Valleys and Uplands Landscape Type, that by its diverse hinterland features such as significant wetlands environments, undulating creek corridors and dense patches of ecologically important coastal encircles the Otway Ranges to the north, and also exists in other The coastal landscape setting of state significance is integral to the forest… coastal areas such as Apollo Bay and Cape Otway. character of the township

… The low sandy cove of Torquay front beach contrasts with the high energy The topography of the township’s landscape setting is undulating dunes of Point Impossible, and both differ starkly in character with the rocky to hilly, particularly in Jan Juc, to the south of the Spring Creek limestone cliffs and craggy overhangs of Jan Juc. This aesthetically compelling corridor. From here, it continues to climb in elevation towards coastline is both diverse and complex, and is itself an ever-changing landscape Anglesea and the Otway Ranges. The landscape to the north-east edge…” of Spring Creek, which houses the older, more established parts of Torquay, is only gently undulating, and becomes flatter further The history of the settlement of Torquay as the birthplace of north, where it intersects with the Mount Duneed Volcanic Plains Australian surfing culture relates directly to the physical Landscape Area. characteristics of its natural landscape setting, and adds a further dimension to the overall significance of the area. Furthermore, the Landscape significance township itself is integral to the significance of the landscape, and vice versa. Torquay and Jan Juc are located within a landscape of state significance. The Torquay Coast, Coastal Saltmarshes and Woodlands significant landscape is centred on the township and its immediate hinterland, and extends east and west along the coast. A Near the corner of Bell Street and The Esplanade, Torquay full assessment of the landscape within which the settlement areas sit, concluded that (refer to p. 92-98 of this report for further detail):

Surf Coast Landscape Assessment Review Volume 1 104

Torquay – Jan Juc

Vegetation

Indigenous vegetation has been retained and reinstated along the Spring Creek, Deep Creek and Jan Juc Creek corridors that transect the settlement areas. The dunes of Point Impossible Beach as well as the cliffs above Jan Juc Beach are also well vegetated with low, coastal indigenous species. Otherwise the low density residential areas on the outskirts of the township, adjacent to Bells Boulevard and north of South Beach Road, are well vegetated owing to the larger lot sizes and higher degree of permeability. A combination of native and exotic canopy trees and other vegetation is also scattered throughout the older parts of central residential Torquay, Relatively new residential area in Torquay north, very close to the and the more established areas of Jan Juc. Point Impossible dunes

In contrast, the newer residential areas of Torquay North, and the east facing hillside between Duffields Road and Spring Creek, for example, are largely devoid of substantial vegetation. This is due to the trend towards larger building footprints and higher percentages of hard surfacing, together with the existence of low scale, low maintenance plantings, as opposed to canopy trees.

Establishing vegetation in a LDRZ area on the outskirts of Recently constructed development illustrating the trend towards Torquay (Frog Hollow Drive) hard surfacing on private lots

Surf Coast Landscape Assessment Review Volume 1 105

Torquay – Jan Juc and Strathmore Drive looking south-east), the view is of the upper sections of dwellings and rooftops, but interspersed with enough Relationship to landscape & visibility large tree canopies and a backdrop of coastal scrub so as to soften While The Esplanade in Torquay is increasingly populated with the visual impact. large, contemporary two storey homes, and larger hotels and commercial buildings, the most established parts of the township closest to the beach are not highly visible from a distance due to their being set on a relatively flat and low lying coastal cove. The newer residential areas within and adjacent to the Torquay Sands Golf Course are similarly visually unobtrusive from a distance, also being located on relatively flat topography and tucked in behind the Point Impossible dunes. View across Jan Juc from an elevated section of the Great Ocean It is those parts of the township that are set on undulating to hilly Road. The balance between rooftops and established tree canopies topography that are most visible, both from low-lying areas of the reduces the visual impact of the built form from a distance settlement e.g. looking north-west from the Spring Creek Bridge, and from a distance. This visibility becomes a negative visual impact when a lack of vegetation and building bulk appear incongruous with the highly-valued coastal landscape setting of the township. This is further exacerbated if dwellings sit above the hilltops and ridgelines, which only occurs in some anomalous areas in Torquay and Jan Juc. It is important in an area of special landscape significance where the topography is varied, that built form sits below the hilltops, and skyline views are dominated by the natural topographic formations, and the presence of canopy trees against the sky.

Despite being set on quite undulating topography, a balance between built form and vegetation in the established areas of Jan Juc minimises its visual impact from a distance. These residential Distant and closer views of the residential development (still partially under construction) on the east-facing hillside above Spring Creek. areas between the Great Ocean Road and the coast are also set Notably, the lighter coloured dwellings are highly visible, as opposed to the darker clad homes below the highest parts of the Landscape Area, and from elevated vantage points along the Great Ocean Road (e.g. at Bells Boulevard

Surf Coast Landscape Assessment Review Volume 1 106

Torquay – Jan Juc Pintail Drive form a different type of clear and contrasting township edge. Landscape interface / edges

The interface of the settlement areas with the coast varies To the south, the built up residential areas of Jan Juc meet the rural somewhat along its length, but is characterised in old central landscape at the western edge and Bells Beach Road to the south Torquay by a traditional beachfront road, The Esplanade, which with an area of well-vegetated, low density residential development. stretches from Point Danger to Point Impossible Beach. The While this merges into the Rural Conservation zoned Bells Beach Esplanade is lined with dwellings, commercial shopfronts and settlement, the retention of large swathes of indigenous vegetation, hotels, and demarcates private land from the public foreshore very large land holdings and the inability to see the dwellings from reserve and beachfronts. The foreshore reserve widens the main roads contributes somewhat of a green break at this considerably at the Point Impossible dunes, behind which is the southern edge. This maintains the sense of isolation experienced at Torquay Sands Golf Course and residential area. Bells Beach, despite the existence of dwellings tucked into the coastal scrub. The well vegetated coastal edge of Torquay The elevated cliff edge generally to the west of Rocky Point results in a less direct connection between the residential areas of Jan Juc In contrast is the low density residential area between Coombes and the beaches below, and a generous reserve, well vegetated with and Grossmans Roads, to the west of Messmate Road (Ocean low coastal species separates the built up areas from the coastal Acres). This residential subdivision extends west into the rural edge. landscape, well beyond the natural township edges. While zoned Low Density Residential, the lots sizes are considerably smaller Along its length, the coastal foreshore is dotted with car parking than other equivalent land holdings (e.g. north of South Beach areas, and surf and sailing clubs. A second golf course and the Road, east of Messmate Road, and the aforementioned southern caravan park are also located on the coastal side of the Torquay area of Jan Juc). Rather than forming a transition to the farmland and Jan Juc settlement areas. beyond, the area’s large and visible homes, curvilinear streets (which contrast with the traditional straight roads that cross the The northern area of Torquay is demarcated by a low density rural landscape), and openness, creates a distinctly suburban residential area centered on Aquarius Avenue. Here the retention character. Large areas of retained vegetation are a positive attribute of shelterbelts and indigenous vegetation, particularly at the of the area however, and this may be further strengthened as more perimeter of lots, almost completely blocks visibility of the recently planted trees and shrubs mature. dwellings from the roadways. Combined with the large land holdings, gravel driveways and informal road verges, this creates a The well-defined edge to Torquay to the immediate north of Pintail relatively successful rural residential transition to the farmland Drive further north. Immediately to the east of this area (east of Horseshoe Bend Road), the agricultural gardens to the north of

Surf Coast Landscape Assessment Review Volume 1 107

Torquay – Jan Juc • Low density residential areas with larger lots result in a more successful landscape outcome (i.e. a less visually impactful or Landscape character ‘essence’ / conclusions incongruous end result) due to the ability to site dwellings • Community consultation over many years has determined that back from main roads, and the capacity to protect existing the most highly valued aspect of Torquay / Jan Juc is its indigenous vegetation, and plant and sustain additional trees coastal location and landscape. and shrubs.

• This landscape assessment review has found that the • The (detailed planning) elements that most affect the landscape within which the township is located is of state landscape character of townships and the relationship to their significance. broader landscape setting are lot size, building site coverage, permeability and landscaping. • It is important that the settlement areas remain contained between the coast and the natural rural landscape, with a • Building height is also an important consideration in hilly and green break between nearby built up areas. elevated areas. A distant view of Torquay / Jan Juc within its significant coastal • Logically, the most highly visible areas of the settlement are landscape setting (from Bird Rock Lookout) those which are constructed on hilly and/or elevated land.

• This visibility becomes impactful when the built form and a

lack of vegetation appear ‘urban’ in character, and incongruous with the landscape setting.

• It is important that the natural contours and vegetation of the hill tops and ridges within the settlement remain visible, and that development does not protrude above them.

• A balance between vegetation and built form, and elements such as darker external building materials, temper the visibility of settlement areas from a distance.

• The protection and retention of vegetation on the foreshore, along waterways, adjacent to road corridors and on private property is important to minimise the impact of built form and to provide a visual connection to the broader rural and coastal landscapes surrounding the settlement. Well-vegetated western edge of Jan Juc at Bells Boulevarde Original homes co-existing with larger new dwellings, The

Esplanade, Torquay

Surf Coast Landscape Assessment Review Volume 1 108

Torquay – Jan Juc

Landscape element Summary of findings Implications for SPP

Degree of change • A high level of development and change has occurred, particularly at the edges of the settlement areas Ø Plan strategically for future development, with detailed consideration of landscape character and

significance implications

Landscape setting / significance • Torquay Coast & Hinterland Landscape Area (2.7) Ø Potential inclusion of the Landscape Types and • Centred on the Spring Creek inlet Areas map for the Declared Area • Geology: Torquay Group, mostly limestone, with terracotta coloured, craggy cliffs at the coastal Ø Recognition of the importance of the landscape interface around Rocky Point and further south; coastal dune deposits at north-eastern edge setting to the community and the township’s overall • Topography undulating to hilly around Spring Creek and in southern areas; flatter in old Torquay and to character the north-east Ø Inclusion of the finding that the landscape setting • Set within the Torquay Coast, Coastal Saltmarshes and Woodlands landscape of state significance and surrounds is of state significance • Assessment of the landscape against significance criteria concluded a ‘visual significance rating’ of Ø Review of SLO locations and schedules (and exceptional effectiveness), and potential amended/additional • Designated views from within/of the landscape are of regional - state significance SLOs based on the significance assessment findings

Vegetation • Intact corridors of indigenous vegetation along waterways, in low density residential areas to the south, Ø Recommend inclusion of vegetation requirements and established residential areas in Jan Juc and old Torquay as a variation to Clauses 54 and 55 in the schedules • Retention of low indigenous vegetation in dunal and coastal cliff areas to the Residential Zone(s)* • Better protection and sustenance of indigenous canopy trees in low density areas with larger lots i.e. * This would require the introduction of separate towards Bells Beach schedules to the GRZ (and NRZ if proposed) to • Established Jan Juc and old Torquay are characterised by a balance of built form and vegetation reflect the different characteristics of each residential • Newer areas largely devoid of significant vegetation and canopy trees on private lots area within the settlement, partially justifiable by the

recently completed Surf Coast Township Character Assessment (Ethos Urban, 2020)

Surf Coast Landscape Assessment Review Volume 1 109

Relationship to landscape / visibility • Established areas on lower, flatter topography are not highly visible Ø Recommend objectives and decision guidelines in • Most visible are the areas that have been developed on undulating and hilly land the schedules to the Residential Zone(s) to reflect • Visibility becomes negatively impactful when a lack of vegetation + building bulk appear incongruous the findings of the landscape assessment review with the landscape setting Ø Recommend inclusion of site coverage and • A protrusion of built form above hilltops and ridgelines is also visually impactful permeability requirements as variations to Clauses • A balance between built form and vegetation (particularly large canopy trees) tempers visibility from a 54 and 55 in the schedules to the Residential Zones distance

Interface with landscape / edges • Important green breaks exist between Torquay / Jan Juc, and Geelong (Armstrong Creek) and Bellbrae Ø Recommend consideration of these findings in any • The edges of Torquay / Jan Juc interface contrastively with the natural landscape in different areas further development of the settlement areas, • The coastal edge is generally characterised by a road e.g. The Esplanade, and generous foreshore reserves particularly the Spring Creek Valley, but also and associated buildings and infrastructure including the Messmate Road and Torquay North • The southern interface of well-vegetated, low density residential development and large lot sizes merges East future residential investigation areas successfully into the Rural Conservation zoned Bells Beach settlement, and effectively creates a green break at this southern edge • The low density residential northern edge (around Aquarius Avenue) also provides a successful transition to farmland with its retention of vegetation (including shelterbelts), large lots, straight roads and minimal visibility of dwellings • Agricultural gardens to the north of Pintail Drive provide a clear and contrasting edge at the township’s north-eastern extremity • Arguably a less successful interface with the natural landscape is the curvilinear Ocean Acres low density residential estate where lot sizes are smaller than other LDRZ areas and large homes are highly visible, resulting in a distinctly ‘suburban’ character

Surf Coast Landscape Assessment Review Volume 1 110

Township-to-Landscape Elements residential land use has shifted to a constructed environment, at the context. In a settlement area within such a significant coastal expense of lawns, garden areas and permeable/plantable space. landscape, and under considerable development pressure, A deeper dive consideration should be given to introducing maximum site It is worth noting that while VC110 introduced a ‘minimum garden The following discussion explores those elements that most impact coverage and minimum permeability percentages, particularly in area’ requirement for the residential zones, this requirement relates how townships relate to the surrounding landscape, both at a micro undulating or elevated areas, that are more visible. These measures more to the provision of outdoor space than permeability (and the level (i.e. building to site, and when viewed from within townships), would also support the SLOs that are currently applied to some of ability to sustain vegetation). While a ‘garden area’ does not and as a collection of buildings (i.e. at a macro level, especially the settlement areas. include driveways, car parking areas or roofed buildings, it does when viewed from a distance). While the following discussion include non-permeable (or minimally permeable) land such as Building site coverage and permeability are both integral to the centres on the township of Torquay / Jan Juc, the theories can be decked and paved areas, swimming pools and tennis courts. ultimate success of achieving enough space to protect, plant and equally applied to other settlement areas within the Declared Area. Similarly, the 80 sqm private open space permit trigger for Jan Juc sustain vegetation, an objective that will ensure a more successful Site coverage & permeability (DDO22) relates simply to open space and not township-to-landscape relationship. permeable/plantable open space. Comparisons between aerial photographs from the early 2000s and Landscaping now highlight a significant increase in hard surfacing and a As noted previously, the visibility of townships (or parts of significant decrease in permeable (and plantable) land in and townships) becomes a negative visual impact, when the balance Genuine, specific and mandated requirements for the provision of around Torquay. Naturally this has occurred as the settlement has between open space and vegetation is tipped in favour of built landscaping with any new development (in all residential areas) is expanded outwards into the rural hinterland, but is also a elements. This form of development can appear incongruous with also recommended to support the above site coverage and characteristic of new subdivisions, compared to more established the surrounding, significant coastal landscape. permeability recommendations. Again, this can be altered through residential areas. varying the requirements of Clauses 54 and 55 through a schedule The prevalence of vegetation in Torquay is important both as a to the GRZ (or the NRZ). This supports fieldwork observations that new development tends ratio to built form (this relates to site coverage and permeability) to involve site clearing, an inclination towards hard surfacing in and as the dominant element in elevation, when viewed from The following landscaping requirement has been recommended by areas of open space i.e. decking, paving and concrete; and minimal within the township and from a distance. (This also relates to the the author in a recent neighbourhood and landscape project, for garden areas with small, low-maintenance plants e.g. native and height of buildings.) example: non-native grasses etc. This is combined with the observation Moreover, the ability to retain and require canopy trees relates to Provision of a minimum of one canopy tree per 175 square metres generally, that dwelling footprints are getting larger, and that the the space available to plant and sustain them, which in turn relates of the site area, that will reach a minimum mature height that minimum Rescode permeability requirement of 20% is too often to the ratio of building footprint (and hard surfacing) to equals the height of the proposed development, including: accommodated in ‘left-over’ space between buildings, such as permeable/plantable site. The key planning elements that influence adjacent to driveways, where substantial vegetation such as large this are site coverage, building setbacks, permeability and • a minimum of one canopy tree within each area of canopy trees cannot be sustained. landscaping requirements, all of which are standards that can be secluded private open space; and varied through a schedule to the GRZ (or the NRZ). To reiterate, the most significant change that has occurred in • a minimum of one canopy tree within the front setback Torquay since 2003, is not just the outward expansion of the Residential areas in Torquay and Jan Juc are currently zoned per 5 metres of width of the site (excluding the width of township but the nature of that development. The character of General Residential (GRZ1) with no variations through the one driveway). schedule to tailor development outcomes to the site or landscape

Surf Coast Landscape Assessment Review Volume 1 111

Each tree should be surrounded by 20 square metres permeable Height important to note that it is not building height alone that influences surface with a minimum radius of 3 metres. Up to 50% of the the township-to-landscape relationship, indeed it could be argued As outlined, the core residential areas of Torquay and Jan Juc are permeable surface may be shared with another tree. that in many areas it is a secondary consideration to the retention zoned General Residential (GRZ1) with a mandatory maximum The species of canopy trees should be indigenous to the local area. height limit of 3 storeys and 11 metres. The Design and and sustenance of vegetation, which is directly related to the Development Overlay also applies (i.e. DDO1, DDO21, DDO22 permeable space around buildings. Very similar vegetation requirements are in place in Knox (GRZ2 etc.) and includes a permit trigger for development over 7.5 metres, Neighbourhood Areas), and were discussed in the Panel Report for equating to a preferred maximum height. Monash Amendment C125, where linking the requirement to plant canopy trees to site width was considered a “pragmatic” and The recently completed Surf Coast Township Character Assessment appropriate approach. (Ethos Urban, 2020) recommends rezoning the majority of residential areas in Torquay-Jan Juc to the Neighbourhood It is recommended that native vegetation (as defined in the VPPs), Residential Zone (NRZ) with a mandatory maximum height limit and preferably vegetation that is indigenous to the local area, is of two storeys and 9 metres, due to the low-rise coastal character required within the Surf Coast Declared Area. and undulating landscape. As well as affirming the landscape character ‘essence’ of Torquay As described, it is those areas of the settlement located on and Jan Juc, these greening initiatives (including the site coverage undulating to hilly topography that are most visible, both from and permeability requirements) serve multiple objectives that relate within the township, and from a distance. Together with other to livability, sense of place, environmental outcomes and resilience as the climate changes. They include: siting and design considerations, it is when development in these locations sits above the hilltops and ridgelines, that is appears • reducing the visual impact of development and enhancing discordant with the landscape. residential amenity; A reduction in the mandatory height limit, in undulating, elevated • supporting biodiversity and providing habitat for fauna; and/or highly visible locations in particular, is therefore supported. • improving water quality and mitigating extreme rainfall events; This will be especially important in the potential future residential area of Spring Creek, where built form should sit below the hilltops • moderating the urban heat island effect; and views to the locale should reveal the natural topography, and • improving air quality and environmental outcomes; the presence of canopy trees against the sky, rather than roof tops.

• improving health and wellbeing; and, While this landscape assessment has not involved a comprehensive • increasing property values. assessment of building heights across Torquay or other settlement areas, an analysis of the important qualities of landscape have

revealed some key considerations for the future development in relation to the form and siting of built development. It is also

Surf Coast Landscape Assessment Review Volume 1 112

Bellbrae Coastal Saltmarshes and Woodlands), though in the complex and undulating coastal hinterland, which characterises the south-west The small settlement of Bellbrae is located inland of Torquay and part of the significance area (refer to p. 92-93): Jan Juc, on sloping land generally between Spring Creek, to the north, and the Great Ocean Road, to the south. It is completely “… It is south of Spring Creek that the landscape becomes increasingly hilly, surrounded by the rural landscape of the Surf Coast hinterland, steep and elevated as it climbs towards the Otway Ranges. This change in comprising a patchwork of paddocks lined with shelterbelts, and a scattering of farming structures and stands of remnant vegetation. landform also coincides with an increase in indigenous vegetation cover, including dense patches of dry heathy woodland… Degree of change The hinterland features a combination of enclosed and open views, including The township was not described as part of the Great Ocean Road vistas framed by roadside vegetation across undulating paddocks, often Region Landscape Assessment Study in 2003, and has undergone terminating at a heavily forested backdrop…” minimal change due to the containment of the small hamlet within Township zoned land, which is not connected to reticulated The northern approach to Bellbrae, with the distant more Vegetation sewerage. undulating landscape in the distance (Ghazeepore Road) Contrasting with the largely cleared paddocks adjacent to the Landscape setting settlement, remnant indigenous vegetation lines the creek corridor Bellbrae sits within the same Landscape Area as Torquay and Jan and main roads approaching, encircling and travelling through Juc (2.7 Torquay Coast and Hinterland) and is a sub-set of the Bellbrae. Large areas of indigenous vegetation are also located at wider Otway Foothills, Valleys and Uplands Landscape Type, that Bellbrae Reserve, and around the perimeter of the substantial encircles the Otway Ranges. housing lots. The occasional exotic shelterbelt along the boundaries of lots on the outskirts of the township, contrasts with The topography of the settlement’s landscape is undulating to hilly, the native canopy trees. being located on a north-facing slope, which terminates at Spring Creek. Other outlying buildings are located on and within the hills and dales to the north of the creek. The main road through the centre of the settlement cuts straight across the topography, climbing from the Spring Creek valley up to its intersection with the Great Ocean Road.

Landscape significance

The township of Bellbrae is also located within the same landscape Indigenous roadside vegetation adjacent to Cunningham Drive, a of state significance as Torquay and Jan Juc (Torquay Coast, residential street within the hamlet

Surf Coast Landscape Assessment Review Volume 1 113

Bellbrae Landscape character ‘essence’ / conclusions

Relationship to landscape & visibility • The small township has clear and discernible vegetated edges to its rural surrounds. Due largely to the existence of remnant vegetation encircling and permeating the settlement, the built form of the township is not • The separation of the township via a natural green break from highly visible from external main roads. On approach from the Torquay / Jan Juc and Bells Beach is important to retain. north, a small number of dwellings and outbuildings are visible on • The perimeter and permeation of indigenous vegetation both the main hill slope, otherwise from an external perspective, the contains the township within the landscape and reduces distant settlement is virtually indiscernible. visibility of the settlement.

From within the settlement, the small number of dwellings is not visually impactful due to the large land holdings, perimeter planting and substantial roadside vegetation. Dwellings are more visible and Sense of enclosure within the hamlet as experienced from less visually immersive if they are constructed of, or clad in, lighter Cunningham Drive, looking north across the Spring Creek valley or brightly coloured building materials. (towards the northern gateway area covered by SLO7)

Landscape interface / edges

The small settlement is well separated via a natural landscape break from Torquay to the east and north-east, and Bells Beach to the south.

Though a small number of rural land holdings and associated dwellings exist on the northern side of Spring Creek, the main settlement area is contained by Spring Creek itself and the physical barriers of Anglesea Road and the Great Ocean Road.

Overall, the settlement presents an edge of remnant indigenous vegetation to the rural landscape beyond. This results in a clear and discernible containment of the settlement within the Township Zone. The main road through the centre of Bellbrae (School Road), High visibility of a brightly coloured dwelling on a largely cleared looking across the Spring Creek valley towards the north residential lot within the hamlet

Surf Coast Landscape Assessment Review Volume 1 114

Bellbrae

Landscape element Summary of findings Implications for SPP

Degree of change • Low Ø Retain township within the current TZ area • The township remains disconnected from reticulated sewerage

Landscape setting / significance • Torquay Coast & Hinterland Landscape Area (2.7) Ø Recognition / description of the importance of the • Located mostly on a north facing hill slope above Spring Creek township’s landscape setting to its character • Contained within the boundaries of the creek and the Great Ocean Road Ø Inclusion of the finding that the landscape setting • Main road cuts across the undulating to hilly topography and surrounds is of state significance, with potential • Surrounded by rural hinterland landscape SLO implications • Set within the Torquay Coast, Coastal Saltmarshes and Woodlands landscape of state significance • Assessment of the landscape against significance criteria concluded a ‘visual significance rating’ of exceptional

Vegetation • Indigenous vegetation lines the Spring Creek corridor and encircles the township Ø VPO currently applies to large area of remnant • Large native canopy trees are a feature of the settlement, particularly along road reserves vegetation at southern edge of township • Some shelterbelts exist around the perimeter of lots on the outskirts Ø Recommend review of Township Zone schedule (currently only one applying to all townships) in relation to neighbourhood character objectives and Clause 54 and 55 requirements e.g. landscaping etc.

Relationship to landscape / visibility • Vegetation encircling and permeating the township conceals much of the built form of the township Ø As above in relation to minimum street setback, site from view coverage and permeability requirements • A small number of buildings are visible on the hill slope, on approaching the township from the north • Perimeter planting around private lots, roadside vegetation and large land holdings contribute to the low density / low visibility of built form • Lighter coloured buildings more visible in the landscape setting

Interface with landscape / edges • Well separated with a natural landscape break from Torquay / Jan Juc, and the Bells Beach settlement Ø Retain green break, with well-vegetated edges to the • Overall, the township has clear and discernible vegetated edges to its rural surrounds rural landscape

Surf Coast Landscape Assessment Review Volume 1 115

Bells Beach The topography of the landscape around Bells Beach is undulating to hilly, with the north-south roads cutting across the contours, and The residential area of Bells Beach is located in the hinterland, dipping and rising dramatically as a result. The geology of the inland from Bells Beach itself, and to the east of the Great Ocean landscape is known as the Demons Bluff Group, which meets the Road. It comprises a collection of large land holdings zoned Low coast in a series of elevated limestone cliffs and headlands. Density Residential to the west of Addiscot Road, and zoned Rural Conservation to the east of Addiscot Road. The properties contain mostly single dwellings, tucked into the vegetation and accessed via long driveways, though there are also a small number of tourist accommodation uses.

Landscape description (2003)

Bells Beach was not described as part of the Great Ocean Road Region Dwellings in most areas around Bells Beach are set well back into Landscape Assessment Study in 2003. the coastal scrub, and are not visible from the roads (Jarosite Road) Degree of change

Minimal change has occurred within the Bells Beach area, with the exception of a small number of new dwellings.

Landscape setting

The residential area of Bells Beach is situated mostly within the Dry Coastal Woodland and Heath Landscape Area, which is located inland from the areas of low coastal heath. The Landscape Area is a sub-set of the Otway Forests and Coast Landscape Type and begins in this location, covering the coastal hinterland to approximately Aireys Inlet. A small number of dwellings accessed off Bones Road (closer to Jan Juc) are located within the Torquay Coast and Hinterland Landscape Type.

Though sparsely located, dwellings located atop and on hill faces Dry coastal woodland vegetation characterises the majority of the fronting Bells Beach, where the land has been cleared, are more Bells Beach residential area visible from Bells Beach Road and the coastal strip

Surf Coast Landscape Assessment Review Volume 1 116

Bells Beach the Bells Beach landscape makes it sensitive to any form of development. The cultural heritage and other community values Landscape significance attached to this particular part of the Victorian coastline only act to Some parts of Bells Beach are located within a landscape of elevate that sensitivity, where the utmost care and thoughtfulness national significance, the Bells Beach to Point Addis landscape. should be exercised in any development decisions. The detailed visual significance assessment of this area determined that the landscape features; edges or contrasts; and composition of Vegetation the landscape are exemplary, iconic and scare within the national Significant swathes of indigenous coastal vegetation exist along context. The full assessment is outlined on p. 78-89 of this report, roadsides, on private lots and in reserves immediately adjacent to and includes the following: Bells Beach. The coastal heath and scrub, and large areas of dry forest that exist in the Bells Beach area include Coastal Moonah “Bells Beach to Point Addis is a wild and dramatic coastal landscape of The significance and physical characteristics of the landscape Woodland communities, indigenous shrub species and a diverse visually stunning cliffs, headlands and beaches. The exposed and windswept within which the Bells Beach residential area is located, make it landscape supports a dense cover of coastal headland scrub and dry forest, array of indigenous scattered groundcovers. A program of re- particularly sensitive to development including significant Grass Tree, Coastal Moonah and Red Ironbark vegetation has been underway in the area for at least 30 years. communities. The landscape edge is punctuated by numerous inlets, which form steep ravines and gullies in the coastal hinterland…

… The constant abrasive energy of the waves on this stretch of coastline has eroded, shifted and created the precipices and rock stacks that characterise the landscape. The cliffs that front the beaches also vary in their geology, and therefore their colours and response to weathering. The remarkable limestone cliffs of Bells; the Jarosite-rich burnt-ochre rock faces of Addiscot Beach; and the calcium-rich, majestic Point Addis Limestone headland, all combine with the signature grey-green of the coastal heathland scrub, and the blues of the wild ocean to create an unparalleled scene on this part of the Victorian coast…”

The remainder of the residential area is located within the Torquay Coast, Coastal Saltmarshes and Woodland landscape of state significance. As described, the designation of these areas of significance did not consider the location of built form, that is, they were purely ‘landscape based’ and are necessarily nebulous at this Cleared and highly visible landscape above Bells Beach Road stage of the process.

The iconic and in some areas, exposed and highly visible, nature of

Surf Coast Landscape Assessment Review Volume 1 117

Bells Beach private lots are so well vegetated as to completely blend with the dense vegetation of the reserve immediately to the south. Relationship to landscape & visibility

Due to the existence of vegetation in road reserves and within and While the northern edge of the Bells Beach residential area at around the perimeter of lots, and the siting of dwellings long Bones Road in fact merges with the southern extents of Jan Juc, distances from the main roads, the majority of homes around Bells the large lots and concealing vegetation in both areas work Beach are completely hidden from view. successfully to obscure dwellings from view. Combined with the important areas of Farming zoned land (to the north of Bones The only indication that the houses exist, are the series of gravel Road) and sparsely developed Rural Conservation zoned land driveway entrances and the occasional glimpse of built form sited (adjacent to the corner of Bones Road and Bells Beach Road), this closer to the road or on a less vegetated site. And those dwellings edge contributes effectively as a virtual green break between the constructed in weathered timber, brick or clad in dark external built up areas of Torquay / Jan Juc and the destination of Bells materials appear more successfully immersed in the coastal Beach itself. Dwellings clad in darker external materials and sited among bushland environment than the lighter or brightly coloured homes. vegetation are less visually intrusive (Addiscot Road) Landscape character ‘essence’ / conclusions The dwellings on the south side of Jarosite Road are particularly • It is important to retain a sense of isolation at Bells Beach, concealed, being completely surrounded by dense vegetation, including the virtual separation from Jan Juc due to the which flows into the Bells Beach Recreation Reserve immediately concealment of dwellings by vegetation and the very low to the south. densities.

By way of contrast, a small number of dwellings are highly visible • In an area of national (and international) significance, details from the Bells Beach coastal strip, perched on the apex or located such as dwelling siting and external materials affect visibility on the cleared east facing hill slopes above Bells Beach Road. and visual impact and should be strictly managed.

While tree canopies protrude above the roofline from the rear and • The Low Density Residential zoned area is most at risk of assuage the visual impact, the majority of these small numbers of additional development and change, due to minimal allowable homes are lightly coloured and contrast with their densely schedule contents, and no overlays. vegetated backdrops. • The informality of unsealed roads and long driveways together Landscape interface / edges with the heavy coverage of coastal heathland scrub, adds to the sense of isolation and landscape character. The Great Ocean Road itself and the Bells Beach coastal reserve The visual impact of dwellings sited in elevated locations is form natural and distinct edges to the settlement to the west and mitigated somewhat by the backdrop of canopy trees that sit above east, respectively. The southern edge of the settlement area are the the roof line aforementioned dwellings to the south of Jarosite Road where the

Surf Coast Landscape Assessment Review Volume 1 118

Bells Beach

Landscape element Summary of findings Implications for SPP

Degree of change • Minimal Ø Retain as an area of no to low change, with no additional subdivision and close scrutiny of all new

development

Landscape setting / significance • Dry Coastal Woodland and Heath (4.3) and Torquay Coast and Hinterland (2.7) Ø Recognition/description of the importance of the • Undulating to hilly landscape settlement area’s landscape setting to its character • North-south roads cut across the contours and dip and rise dramatically Ø Inclusion of the findings that the landscape setting • Set partly within the nationally significant Bells Beach to Point Addis landscape and surrounds is of national (and state) significance • Assessment of the landscape against significance criteria concluded a ‘visual significance rating’ of Ø Review of SLO locations and schedules (and exceptional+ effectiveness), and potential amended/additional • Other parts of the Bells Beach residential are located within the Torquay Coast, Coastal Saltmarshes and SLOs based on the significance assessment findings Woodlands landscape of state significance

Vegetation • Large swathes of indigenous coastal vegetation throughout and adjacent Ø Recommend review of Rural Conservation Zone • 50 hectare Bells Beach Recreation Reserve immediately to the south schedule (currently only one applying to all RCZ • Indigenous bush landscape includes vegetation communities such as Coastal Moonah Woodland areas) in relation to conservation values • Re-vegetation has been underway in adjacent reserves for 30+ years

Relationship to landscape / visibility • Dwellings mostly completely hidden from view due to large lots, significant front setbacks and screening Ø Ensure Rural Conservation Zone schedule and vegetation Significant Landscape Overlay schedules are • Visible or partially visible darker coloured dwellings appear more immersive supporting the findings of the landscape assessment • A small number of lighter coloured dwellings sited on the hill slopes facing Bells Beach itself are visible review from the road and coastal strip Ø Closely monitor the effectiveness of SLO1, and update with significance findings of the landscape assessment review

Surf Coast Landscape Assessment Review Volume 1 119

Interface with landscape / edges • Naturally contained by the coast and the Great Ocean Road Ø ESO4 in place in abutting LDRZ area of Jan Juc, • Dwellings to the south of Jarosite Road are completely immersed in indigenous bush landscape that contributing to green break forms the southern edge Ø Recommend strong protection of this visual green • Northern extent abuts low density residential area of Jan Juc, where dwellings are mostly concealed by break between Jan Juc and Bells Beach vegetation

Surf Coast Landscape Assessment Review Volume 1 120

Mount Duneed & Connewarre LDRZ Areas

The Mount Duneed and Connewarre Low Density Residential (LRDZ) areas are located within the green break between the Armstrong Creek growth area and Torquay.

The Mount Duneed area consists of approximately 80 large rural residential lots, in two semi-circular subdivision patterns either side of Horseshoe Bend Road, to the south of Mount Duneed Road.

The Connewarre low density residential area is located at the north- eastern edge of the Declared Area, and is centred on Bluestone School Road, immediately to the south of Mount Duneed Road / Barwon Heads Road. It comprises approximately 40 lots, laid out in an informal gridded arrangement.

Mount Duneed LDRZ area, centred on Horseshoe Bend Road, source: Google Maps, 2020

Connewarre LDRZ area, sited either side of Bluestone School Road, source: Google Maps, 2020 Surf Coast Landscape Assessment Review Volume 1 121

Mount Duneed & Connewarre LDRZ Areas

Degree of change

Aerial photography reveals minimal change in both areas since the early 2000s, with the exception of a small number of additional dwellings.

Landscape setting

The low density residential areas are located within the Mount Duneed Volcanic Plain Landscape Area, to the north of the Thompson Creek, where the geology comprises the Newer This image illustrates the high visibility of lightly coloured Volcanic Group (basalt flows) and the topography is mostly flat, to structures in a natural landscape setting, as compared to image gently undulating. below (Kestrel Crescent)

The residential areas sit within the patchwork of paddocks that make up the agricultural landscape.

Vegetation

The surrounding landscape has been largely cleared of indigenous species, with the exception of some remnant vegetation adjacent to road corridors, waterways, and dotted throughout the paddocks. In contrast, the Mount Duneed and Connewarre residential areas are relatively well treed, particularly at the perimeter and frontages of lots, screening the dwellings and associated sheds and outbuildings from view. Vegetation species is mixed, with many exotic trees and shrubs within the private land holdings, and indigenous vegetation at the roadsides. A typical ‘range’ style dwelling in Kalkarra Crescent, sprawling and Reduced visibility of a darker structure in a natural landscape single storey, and sited centrally on the property setting, despite the surrounds being largely cleared of vegetation (Kestrel Crescent)

Surf Coast Landscape Assessment Review Volume 1 122

Mount Duneed & Connewarre Landscape interface / edges

LDRZ Areas The Mount Duneed area is contained within the Low Density Residential zoning, in a clearly defined area. Its edges are largely Relationship to landscape & visibility landscaped with perimeter or shelterbelt planting. Within the Mount Duneed area, dwellings and structures are set back from the main road, and are well screened with vegetation, While also contained to its zoning, the Connewarre low density minimising visibility. It is only on accessing the two ‘internal’ area varies in its lot sizes and land holdings and appears to splay residential streets that the formally planned nature of the out into the landscape in some areas. It merges with the subdivision and the number of dwellings becomes clear. The surrounding agricultural landscape, rather than having clear and houses tend to be large 1980s style ranch homes, but sit well below distinct edges. the mature canopy tree height. Lighter clad/painted structures are Landscape character ‘essence’ / conclusions more visually obvious both within the residential area, and when Remnant vegetation surrounding a dwelling in Dans Road, viewed from a distance. • The Mount Duneed LDRZ area should be contained within Connewarre the current subdivision and zoning. Being more dispersed, and informally laid out (unplanned and • Indigenous vegetation within the Mount Duneed Road piecemeal), the Connewarre residential area appears in the corridor should be protected and increased to screen the edge landscape more as a small hamlet that has evolved over time. This of the residential subdivision from view. character is reinforced via the existence of a recreational reserve, sporting facilities, and a community hall. Buildings and structures • The Connewarre LDRZ area should be contained within the are mixed in style and materials; post and wire fencing reinforces current LDRZ zoning, with no further piecemeal subdivision the rural character. of lots.

• Indigenous vegetation within the Bluestone School Road and Breamlea Road corridors should be protected and increased.

A mix of fencing materials, and building types and styles characterise the Connewarre settlement area

Surf Coast Landscape Assessment Review Volume 1 123

Mount Duneed & Connewarre LDRZ areas

Landscape element Summary of findings Implications for SPP

Degree of change • Minimal Ø Contain to existing LDRZ areas, with no expansion into the surrounding agricultural green break

Landscape setting • Mount Duneed Volcanic Plain (1.2) Ø Recognition of the strategic and visual importance of the Landscape Area / Thompson Valley green break

Vegetation • Landscape context of cleared agricultural paddocks, with some remnant vegetation, particularly in road Ø Protect and increase indigenous roadside corridors vegetation, particularly on the main roads adjacent • LDRZ areas are more densely vegetated, including exotic species on private land to the settlement areas • Perimeter planting is a feature of both areas

Relationship to landscape / visibility • Due to roadside vegetation, planting at frontages, and large front setbacks the Mount Duneed area is not Ø As above visually obvious from the main road • Mount Duneed large ‘ranch’ style homes sit below tree canopy • Connewarre area appears as a more eclectic collection of buildings, with a small rural hamlet character • Overall, lighter coloured structures are more visible and contrast with the landscape, whereas darker structures are less visually impactful

Interface with landscape / edges • Both areas are contained within the Low Density Residential zoning Ø As above • Mount Duneed area has well vegetated, clear and distinct edges in the form of perimeter planting / shelterbelts • Connewarre, due to its more ‘organic’ growth, subdivision pattern and varying lots sizes and perimeter treatments, spills out into the agricultural landscape

Surf Coast Landscape Assessment Review Volume 1 124

Addendum

Assessment Review Surf Coast Landscape

Surf Coast Landscape Assessment Review Volume 1 125

Spring Creek UGZ1 Area

The Spring Creek Urban Growth Zone 1 (UGZ1) area is located on the central outskirts of Torquay / Jan Juc, to the north and south of Spring Creek. It extends approximately 1 km to the west of Duffields Road, and is bounded by the Great Ocean Road to the south and Grossmans Road to the north.

Strategic context

The Spring Creek UGZ1 area has been the subject of numerous strategic studies/framework plans, community engagement sessions and Planning Panels over a number of years. Of high relevance is the Sustainable Futures Plan 2040, the key findings of which are included in the Surf Coast Planning Scheme at Clause 21.08. The study is also listed as a reference document at Clause 21.08-7.

Sustainable Futures Plan Torquay - Jan Juc 2040 (2014)

The purpose of this study was to develop a growth management plan for the Torquay – Jan Juc township. The plan provides direction as to where growth will occur, and guidance relating to its scale and timing up to 2040. The plan is structured around environmental, social and economic principles.

The Sustainable Futures Plan was developed in response to community objections to the 2008 draft framework plan that was developed for the Spring Creek corridor, which has since been abandoned. The Sustainable Futures Plan identifies land to the west of Duffields Road (and to the north of the Great Ocean Road), to the north and south of the Spring Creek waterway, as future residential land able to accommodate approximately 1,900 new residential lots (refer to plan opposite).

Sustainable Futures Map Torquay – Jan Juc 2040

Source: Sustainable Futures Plan Torquay – Jan Juc 2040, p. 13 Surf Coast Landscape Assessment Review Volume 1 126

Key findings of the Sustainable Futures Plan that are of relevance to • Minimising the loss of Bellarine Yellow Gums along Duffields corridor also contributes to the green break between Torquay / Jan the broader township and its landscape setting, are: Road, in particular. Juc and Bellbrae further west.

• The acknowledgement that the environment is the township’s • Identifying and reinforcing key vistas and vantage points (these Landscape significance number one asset. This was also a key message from are not specified). The Spring Creek corridor is part of the Torquay Coast, Coastal community consultation during the development of the plan. • Providing a transition between ‘conventional’ residential Saltmarshes and Woodland landscape of state significance. The • A commitment to the protection of the bush and beach development and the rural land to the west through larger lot geographical extents of the designated significant landscape differ environments, with green spaces to be emphasised and sizes and ‘sensitive layout’ that addresses topography and visual from the landscape Area of the same name, but it includes the protected. impacts. Spring Creek UGZ1 area. The broader landscape was determined to be of state significance following a full assessment of visual • The delineation of a clear town boundary, with a commitment • A 30 metre buffer to the creek and gully corridors, and careful values, and the rating of landscape features, landscape edges and to no urban growth beyond it. siting of new lots adjacent to Spring Creek to enhance the contrasts, and landscape composition, against established criteria. interface. • The maintenance of non-urban breaks to Bellbrae (to the west) Of relevance to the Spring Creek corridor are the following parts and Armstrong Creek (to the north). Landscape character and role of the visual landscape assessment (refer p. 90-93, and p. 98 of this report for more detail): • The protection and maintenance of existing natural assets, such The Spring Creek UGZ1 area is located within the coastal as the Thompson Creek Valley and the balance of the Spring hinterland of Landscape Area 2.7 Torquay Coast and Hinterland. “The Torquay Coast, Coastal Saltmarshes and Woodland is a well-known Creek valley. The landscape is particularly undulating within the corridor, with and highly valued coastal landscape from which the Great Ocean Road begins rolling hills and dales converging centrally at the waterway, and its iconic journey… • The importance of these non-urban breaks, and their potential stands of remnant vegetation contrasting with lineal shelterbelt use for eco-tourism and local produce. planting throughout. Spring Creek is the most significant waterway This significant coastal area is incised by numerous creeks and their tributaries, which also creates a hinterland of contrasting landscape features… Spring • The provision of buffers to protect vegetation and soften views in the Landscape Area, running centrally through Torquay / Jan Creek meanders through the township and beyond, between picturesque rolling to development. Juc, and westwards through Bellbrae. Within the township, the creek corridor is lined with open space, vegetation and bicycle hills and remnant eucalypts. • The provision of housing densities that reflect neighbourhood tracks. Beyond Duffields Road, as described, Spring Creek exists in It is south of Spring Creek that the landscape becomes increasingly hilly, steep character e.g. in sensitive areas such as visually prominent sites, a relatively natural setting of rolling hills and valleys (though largely and elevated as it climbs towards the Otway Ranges. This change in landform this may mean lower densities. cleared). also coincides with an increase in indigenous vegetation cover, including dense • The requirement for architectural responses that are The riparian corridor and its adjacent rural landscape provide a patches of dry heathy woodland, which characterises the Anglesea Heath, one of contemporary and coastal in character. visual contrast to the residential development that directs abuts it the richest and most diverse vegetation communities in Victoria. to the south and north of Grossmans Road and the Great Ocean Specifically in relation to the future residential areas of Spring Road, respectively. The Spring Creek landscape is visible from … The hinterland features a combination of enclosed and open views, Creek, the following key initiatives are proposed: both of the aforementioned roads, providing a green entry including vistas framed by roadside vegetation across undulating paddocks, often • Retention of vegetation along Grossmans Road and Duffields experience when approaching Torquay from the west. The terminating at a heavily forested backdrop. From high points in the immediate Road. hinterland, views are also available towards the coast. This occurs from

Surf Coast Landscape Assessment Review Volume 1 127 locations such as the Great Ocean Road on approach to Torquay from the west, where long range views across the rooftops and tree canopies of Jan Juc stretch to the ocean beyond…”

Landscape character ‘essence’ / conclusions

• The future of the Spring Creek UGZ1 area is a broader strategic planning decision, of which landscape character and significance is but one input.

• Any decision should be made with the acknowledgement that the most highly valued aspect of Torquay / Jan Juc is its coastal landscape setting of state significance, of which the Spring Creek corridor is a part.

• Further, the maintenance of the rural green breaks to the north The Spring Creek UGZ1 area as viewed from Grossmans Road, (to Greater Geelong), east (between Torquay and Bellbrae) and near Duffields Road to the south (to Bells Beach) are important to the protection and maintenance of the township’s landscape character and its state significance.

• Future development in and around Torquay / Jan Juc should not be ‘urban’ in character, so as not to appear incongruous with the significant landscape setting. At a detailed level, this relates to lot size, building site coverage, permeability and landscaping. Building height is also important in hilly and/or elevated and highly visible areas, as is external cladding (i.e. darker external materials and/or materials that weather naturally, tend to temper visibility).

• Future development in and around Torquay / Jan Juc should also adhere to the principle that development should not protrude above hilltops and ridgelines. It is important that a visual connection to the natural landform remains, and that The potential future residential area as viewed from the Great topography and vegetation are the key visible skyline/backdrop Ocean Road elements.

Surf Coast Landscape Assessment Review Volume 1 128

Armstrong Creek Interface Relationship to landscape & visibility Strategic context

As part of this landscape assessment review, the brief included the When travelling along Mount Duneed Road, the new dwellings of The Thompson Valley area is zoned Farming, which currently requirement to consider the interface of the Armstrong Creek Armstrong Creek are visible at a distance, across the open protects its status as an open, rural landscape. urban growth area at the southern edge of Greater Geelong, with farmland. Development has occurred at urban densities, with high The area is located immediately to the south of the Greater the Surf Coast Declared Area, namely the Thompson Valley ‘green building site coverage, minimal side boundary setbacks, small front Geelong Urban Growth Boundary (UGB), and is highlighted in the break’. and rear boundary setbacks, and minimal permeability. There is G21 Regional Growth Plan as part of an ‘identified settlement break’, Degree of change little or no space for significant vegetation on private lots. Street with the purpose as follows (p. 31): trees (primarily exotic) and other public space landscaping are • To ensure a strong farmed landscape character between the urban areas of Considerable and on-going change has occurred at the southern establishing. edge of Greater Geelong, with agricultural land being rezoned for Armstrong Creek and Torquay, encourage rural production and maintain growth, and residential subdivision and development occurring at The existence of the ‘green break’ immediately to the south of the existing town identities. development front creates a sense of rural openness when urban densities. Landscape character ‘essence’ / conclusions travelling along Mount Duneed Road, and is important for the role The development front is located to the north of Mount Duneed it plays in this visual ‘breathing space’. This area links • The geographical location of the northern part of the Road/Lower Duneed Road, generally between Ghazeepore Road geographically and visually to the open, rural landscape to the south Thompson Valley green break (north of Mount Duneed in the west, and Baenschs Lane in the east. of the Surf Coast municipal boundary, with both areas combining Road/Lower Duneed Road), immediately abutting the to create the visual experience of the ‘open, green landscape’ while southern development front of Geelong makes it vulnerable to Landscape setting travelling along Mount Duneed Road. development pressure and future change.

The Armstrong Creek growth area interfaces with the Mount Landscape interface / edges • This area is very important visually and geographically for the Duneed Volcanic Plain Landscape Area. The new dwellings of role it plays as part of a broader strategic landscape area i.e. as The southern edges of the residential subdivision are a Armstrong Creek and associated subdivision works are visible at a an integral part of the Mount Duneed Volcanic Plain combination of roads, pedestrian pathways or open space adjacent distance to the north, across the open pastures. Landscape Area, and as an open rural green break between to the open farmland, but visually separated by a vegetation buffer settlements, and between Geelong and the Great Ocean Road Mount Duneed is a notable rise at the eastern end of the landscape that is partly within the residential area, and partly existing landscapes. adjacent to Armstrong Creek, and Mount Duneed Road climbs to perimeter paddock planting. This buffer planting, combined with • An assessment of the visual significance of the landscape has this topographical high point, and then slopes down towards the the existence of remnant vegetation scattered across the agricultural found that it is of regional significance. west. Apart from Mount Duneed, the land is relatively flat and paddocks, and indigenous vegetation adjacent to the Mount open comprising cleared grassy paddocks with scatterings of Duneed Road/Lower Duneed Road corridor, is important to • When travelling along Mount Duneed Road/Lower Duneed indigenous vegetation, including isolated large trees. Exotic shelter reduce the visual impact of the development from the Thompson Road, the Thompson Valley green break to the north acts as an belts and agricultural fencing demarcate the paddocks and add to Valley green break. important ‘distance barrier’, mitigating the visual impact of the the rural character. southern development front of Geelong.

Surf Coast Landscape Assessment Review Volume 1 129

• It also relates visually and geographically to the open landscape to the south of the City of Greater Geelong municipal boundary, the two areas combining to form the whole ‘landscape experience’ when driving along Mount Duneed Road.

• As such, the wider Thompson Valley green break has a direct relationship with the coastal landscapes of state significance further south, in that it separates them (and specifically Torquay) from the built-up urban edge of Geelong.

• In order to maintain the open rural green break, particularly from the area where it is most frequently viewed and experienced, i.e. Mount Duneed Road, there should be no policy change or rezoning of agricultural land beyond the The Armstrong Creek growth area, visible at a distance across the current Greater Geelong Urban Growth Boundary. agricultural plains • If residential development were to occur closer to Mount Duneed Road it would erode the rural views and experience of travelling to Barwon Heads/the Bellarine Peninsula via this route, and this scenario would need to be mitigated with a substantial distance buffer and indigenous screening vegetation. If residential development were to occur immediately adjacent to Mount Duneed Road, the rural green break as experienced by most would cease to exist.

Urban residential densities directly abutting the open landscape, as viewed from Mount Duneed Road

Surf Coast Landscape Assessment Review Volume 1 130

Background Documents Review Summary

Background document Purpose Key findings of relevance to landscape

Surf Coast Planning Scheme Amendment To consider all submissions made in support of, and The Surf Coast Shire Council’s proposed Amendment C121, sought to modify planning policy, zone, and C121 – Bells Beach Hinterland Review objecting to amendment C121; which aims to recognise overlay provisions to better protect the landscape form inappropriate development. The Amendment the important landscape, and better protect the followed community concern over changes made to the rural zone, which some in the community believed 13 December 2017 environmental and cultural role of the Bells Beach would threaten the hinterland landscape values. According to the Panel Report, “the Amendment improves the hinterland. operation of the Significant Landscape Overlay Schedule 1 and Coastal Development Policy applying to the hinterland and Planning Panels Victoria coastal rural land within the viewshed of the Great Ocean Road”. The Panel’s recommendation was that Amendment

C121 be adopted as exhibited subject to minor changes.

Surf Coast Township Character To identify the current landscape, and neighbourhood Key issues and threats to landscape and neighbourhood character of Torquay-Jan Juc, and Bellbrae townships Assessment character types, of the Torquay-Jan Juc, and Bellbrae were found to be: townships. To provide guidance for future development • Contemporary infill – development that occurs with little respect to existing neighbourhood character February 2020 which balances growth, and the protection of neighbourhood character. • Demolition and subdivision – older beach shacks are being demolished to make way for higher density Ethos Urban contemporary development

• Vegetation loss – as a result of larger scale development and non-permeable hardscaping.

These key issues and threats reflect community concern, where overdevelopment was seen as the number one threat to neighbourhood character. Also of note is the recommendation to investigate the rezoning of established residential areas in Torquay-Jan Juc to NRZ, as the reduced mandatory maximum height provisions are considered more appropriate.

Distinctive Areas and Landscapes DELWP began the process of a DAL declaration for the During the first phase of Engagement, DELWP wanted to understand what the participants valued most Surf Coast, commencing community and stakeholder about the Surf Coast; what they perceived the potential threats to be; and how these values could be better Surf Coast: Community engagement engagement on 14 April 2019. This report presents the protected. According to the report, natural landscapes, township characteristics, recreation, and viewpoints findings report key findings from the first stage of engagement. were of most value. Overwhelmingly participants identified population increase, overdevelopment, and

inadequate planning controls as the biggest threat, with tourism/seasonal population growth also noted. 3 July 2019 Participants felt their values could be better protected through further planning regulation, habitat protection

and education. Capire

Surf Coast Landscape Assessment Review Volume 1 131

Surf Coast Highway: Urban design To establish a vision for the Surf Coast Highway, one The Design Guidelines detail specific design standards for five precincts between Grossmans Road and Bell guidelines that reflects the quality and distinctive identity of the Surf Street, Torquay. The document also outlines generic design principles, applying to the length of the highway. Coast Shire. While standards vary between precincts, there are common design objectives that underpin these guidelines: July 2006 • Ensure new developments reinforce the existing character.

David Lock & Associates • Ensure the edge of the highway reinforces the natural landscape of the Surf Coast; it is attractive, well landscaped, and visually interesting.

• Where possible supplement high fences with native vegetation.

• All new developments must consider its impact on the natural environment through environmentally sustainable design (ESD).

• All developments must ensure adequate parking is available without detracting from the built and natural environment.

• Ensure high amenity standards for residents, neighbours and the public.

Surf Coast Residential Land Supply and To provide the latest information on residential land Since 2011 the Surf Coast Shire has experienced a high growth rate of 2.7% per annum, with Torquay Demand Assessment supply, demand and consumption, in order to assist in accounting for approximately 93% of the total growth over this period. Based on current projections, this the management and development of growth across the report found there to be sufficient supply of zoned greenfield land to accommodate growth over the next 5-7 22 January 2019 Surf Coast. years. It notes sufficient greenfield land supply over 9-12 years, including the Spring Creek growth area. The report recommends that while there is a sufficient supply of zoned land to accommodate growth over the Surf Coast Shire short-term, in order to maintain a competitive market (housing affordability), and meet the requirements of the State Planning Policy Framework, the stock of residential zoned land should be increased.

Sustainable Futures Plan To review the scale, timing and location of growth in The SFP outlines a set of principles and values for future growth management, those with most relevance to Torquay – Jan Juc, and provide clear policy direction for landscape include: The protection and enhancement of the natural environment through: Torquay-Jan Juc 2040 the township’s future growth. • Protection of the bush and beach June 2014 • A clear town boundary

Surf Coast Shire • Non-urban breaks between towns

• Key buffers to protect vegetation and soften views to development

• Protect and maintain existing natural assets

Surf Coast Landscape Assessment Review Volume 1 132

• Sustainable development sensitive to local environmental conditions, and

• Protection of the unique costal feel

The consensus from the community was that the natural environment was the township’s number one asset. They agree that improving/maintaining Torquay-Jan Juc’s green space was of vital importance. The strategy also notes the importance of the rural land surrounding the urban areas as playing a significant role in providing non-urban breaks, and land for local produce. It is stated that this is fundamental in reinforcing the township’s sense of place.

Comprehensive Strategy Plan for Torquay- To provide a comprehensive strategy to guide the future While somewhat superseded, the contents of the Strategy Plan provide an interesting snapshot of the strategic Jan Juc planning and development of Torquay-Jan Juc over a 20- planning issues and recommendations for Torquay and Jan Juc from over 20 years ago, and can be re-visited year period from 1996 to 2015. It sets out Council’s in relation to their implementation success. May 1996 policies to assist in the decision making for land use The document outlined key features of importance to the character of the town including: zoning and development applications. Henshall Hansen Associates • The beaches and foreshore

• The Gilbert Street Shopping Strip and Esplanade – connecting the built and natural environment

• Spring Creek, Deep Creek, Jan Juc Creek, and Taylor Park

• The open rural landscape surrounding the town

In order to meet future population growth, while respecting the character of the town, the strategy recommended:

• Consolidation of existing urban areas

• New residential areas to be well planned, minimising building bulk and emphasising the natural environment

• Improvement of the appearance of the town through landscaping

• A Surf Coast architectural style

Surf Coast Planning Scheme Amendment To consider all submissions made in support of, and The Surf Coast Shire Council’s proposed Amendment C114, seeks to implement the Spring Creek Precinct C114 – Spring Creek Precinct Structure objecting to amendment C114; which sought to Structure plan (a long-term plan providing direction for future urban development). Council received a total Plan implement the Spring Creek Structure Plan, a strategy of 80 submissions, including community groups, landowners, developers and referral authorities. After designed to accommodate future growth in the Surf responding to a large range of site specific and other more general key issues, council was advised to treat the 23 January 2017 recommendation summary (of which there are many) as a ‘running sheet’ to amend the PSP accordingly prior

Surf Coast Landscape Assessment Review Volume 1 133

Coast Shire. to its final approval. Planning Panels Victoria

Concept Design To establish a vision for the Surf Coast Highway, one Key findings and recommendations from the Concept Design document include: that reflects the quality and distinctive identity of the Surf Torquay Entrance Landscape • On-going management of the agricultural landscape surrounding the township is import as it creates a Coast Shire. visual separation between Geelong and Torquay, helping to define it as a coastal township rather than a 22 August 2012 coastal suburban extension. This buffer should be maintained.

• Creeks, conservation reserves and remnant vegetation should be protected, and enhanced to optimise environmental value, visual quality and place identity.

• Large-scale development within the north and west of Torquay risks shifting the community and visitor perception from Torquay as a coastal township to a coastal suburb. The strategy suggests landscape management of the Surf Coast Hwy, including increased native vegetation, has the potential to mitigate this effect.

Torquay Foreshore Incorporated Plan To outline the significance of the Torquay foreshore, The Incorporated Plan states that the Torquay foreshore precinct between and including Point Danger and identified in the Surf Coast Planning Scheme as HO126. Yellow Bluff, adjacent the Esplanade is of local significance for its historical and aesthetic values. Noting of June 2009 particular importance, the elevated grassed foreshore reserve with mature trees, memorials and memorabilia, bluestone retaining wall and pathways. Surf Coast Shire

Torquay North: Outline Development To revise the existing Outline Development Plan, to As a result of further site assessments in areas not included in the original ODP, several sites containing native Plan – Revised include relevant content from studies undertaken since its vegetation were identified as being of local significance. adoption in 2008. Amendments to the ODP included all relevant land use changes from approved development plans. Changes 2012 with most relevance to landscape were:

Surf Coast Shire • Conservation areas and remnant vegetation

• Open space linkages and parks

Further recommendations relating to landscape values included:

• Coastal landscape themes are to feature strongly in subdivision design

• Buffer zones incorporating shared paths along the Surf Coast Hwy

Surf Coast Landscape Assessment Review Volume 1 134

• Interface treatment with existing low density residential fronting South Beach Road is to be designed to maintain relative amenity of these properties

• Housing and community facilities are to adopt architectural styles that reflect the coastal image and character of the town and natural environment

• Open space corridors are to have widths greater than 15 metres (preferably 30) to accommodate pathways, landscaping/re-vegetation, stormwater treatment, and habitat protection/enhancement

Torquay Town Centre Project: Urban To establish a shared vision for Torquay’s main Activity The urban design framework outlines four key elements that underpin the development of the plan, the two Design Framework Centre. And to provide a comprehensive design strategy most relevant here are: to guide the future planning and development of the • Landscape and environment 1 February 2018 commercial core. • Built form and character Hansen Partnership From these ‘framework’ elements, three key directions were identified as being directly associated: • Key Direction 4: Retain and enhance and informal coastal character

• Key Direction 11: Embrace the foreshore

• Key Direction 12: Enhance local biodiversity and resilience

The UDF recommends greater integration between the built form and the natural environment. It recognises the potential negative impact development may have on the coastal character.

Surf Coast Shire Council Minutes – To consider issues raised in submissions to the Torquay The report found that there was generally support for the revitalisation of the Torquay Town Centre, Ordinary Council Meeting: Torquay Town Town Centre Project and the Torquay Town Centre particularly in terms of streetscape improvements and enhanced landscaping. Concerns tended to focus on Centre Project Parking and Access Strategy. private development controls such as building heights.

Responding to submissions, and after further investigation, council recommended the Torquay Town Centre 12 December 2017 Urban Design Framework be adopted subject to changes. Those of most significance here are:

Surf Coast Shire • A mandatory maximum building height of 13.5 metres (four storeys) in locations specified in the Urban Design Framework, but with modified setbacks and excluding the Anderson Road precinct.

• Consider rezoning land along The Esplanade from the existing commercial area to Anderson Street to the Special Use Zone (rather than the Commercial 1 Zone).

• Review setbacks proposed for private development as part of a future planning scheme amendment to

Surf Coast Landscape Assessment Review Volume 1 135

provide for a 5-metre setback fronting Zeally Bay Road (opposite Taylor Park) and The Esplanade, and to ensure any proposed fourth storey does not overshadow the public realm.

Council resolution published in community Following a council meeting, the Urban Design The Urban Design Framework Addendum outlines the same recommended changes as the Ordinary Council bulletin Framework was adopted on 12 December 2017 subject Meeting Report (OCMR), with exception to one. Where the OCMR states, “a mandatory maximum building to changes. This bulletin outlines those changes. height of 13.5 metres (four storeys) in locations specified in the Urban Design Framework, but with modified Torquay Town Centre Project: Urban setbacks and excluding the Anderson Road precinct”, the Addendum states, “a mandatory maximum building Design Framework Addendum height of 10.5 metres (3 storeys)”. A reduction of 3 metres (1 storey).

Surf Coast Shire

Visual Landscape Overlay Assessment To provide an assessment and review including possible In regard to the Visual Impact Overlay, Scenic Spectrum found that council’s “lack of a systematic and rigorous revision to the boundaries of the Visual Impact Overlay, approach” in determining areas where future development could impact the landscape quality left council open October 1996 Significant View Protection Overlay, and the Coastal to criticism. The report suggests that council undertake a basic inventory of the critical foreground and Townscape Character Overlay. middle-ground viewing areas potentially seen from the Great Ocean Road (GOR) to better understand which Scenic Spectrums Pty Ltd areas lie within the GOR viewshed.

The report found that the Significant View Protection Overlay control requires the identification and

delineation of the significant features that may be viewed from residential areas. These may be natural and/or cultural features.

The report also found that Council’s objective in regard to the Coastal Townscape Character Overlay was not clear. It recommended that the overlay control be redefined as two separate overlay controls, one dealing with development density and the other with vegetation cover.

Surf Coast Landscape Assessment Review Volume 1 136