PROPOSED MARLO-CAPE CONRAN BEMM RIVER STRATEGY PLAN Ministry for Planning and Environment SHIRE OF ORBOST Victoria JULY 1987. v "711. DOI06206 3099456 Proposed Marlo - Cape ORB:P Conran Bemm River I Nlllililil~illll~I~lililllllil~lil~IRY strategy plan M0042955 MARLO - CAPE CONRAN - BEt1t1 RIVER STRATEGY PLAN PROPOSED RECOMt1ENDAT IONS UR~ SETTLEMENTS 1.1 That development within the Study Area be predominantly concentrated and promoted in and adjacent to the townships of Marlo and Bemm where there are existing services and facil ities. 1.2 That sufficient land be zoned to ensure that there is 10 years supply available for residential development at any p~rticular time. 1.3 That developments take account of and seek to enhance the character of the townships. t1ARLO Tm~NSH IP 1.4 That the land contained in 'Stage 2' as shown on Map 4 of this report be rezoned for residential purposes as soon as possible. 1.5 That a significant proportion of 'Stage 2' as shown on Map 4 of this report be rezoned to "Residential "8' Zone". 1.6 That the Shire of Orbost strongly support the Orbost Water Board in its endevours to provide a reticulated sewerage scheme for Marlo. Such a scheme should be capable of servicing the existing and projected township and be ready to take property connections by 1990. 1.7 Until a full sewerage scheme is prolJided, Counicil should: (1) Proceed with the installation of an underground stormwater system in the western part of the town to accept effluent that has been treated by septic tank and sand filters, and (2) Ensure that lot sizes that are large enough for the on site disposal of effluent are adopted in new subdivisions. 1.8 That the Shire of Orbost request the Ministry for Planning and Environment for assistance to prepare an urban design report for the town as a whole, and especially the central business area. II r- I"-'. J I = ~ 1.9 That the Shire of Orbost adopt a set of policies that I,ljill aim at achieving an attractive tClwn centre for t1arlo, such policies to include reference to the following design elements: * Building Form * Colour of Materials * Building Setbacks * Signs * Landscaping * Car Parking - Location and Standard 1.10 That the land between Old Marlo Road, Will is Avenue and Argyle Parade; and currently zoned commercial be establ ished as the ~shopping hub~ of the area. 1.11 That no additional commercial rezoning be permitted in the township prior to 1996. 1.12 That the land currently occupied by the Hotel in Marlo be rezoned to a zone that I,ljill permit a comprehensively planned development of the site including such uses as: * higher density residential * comme I' cia1 * resort/recreation and that no further subdivision of the site be permitted prior to the approval of an overall development plan. 1.13 That the land adjoining the north easterly side of the town centre on Argyle Parade be ~ear marked~ for future commercial development and/or for a petrol filling station. 1.14 That the current 'commercial zone' be reviewed in terms of the types of uses permitted as well as the adequacy of car parking and other provisions that affect commecial developments. 1.15 That Council in'Jestigate as- a matter- of urgency, the better use of the area around the jetty in order to increase the opportunity to increase car and boat trailer parKing. 1.16 That Council facilitate the provision of better toilet and related amenities in the jetty area. 1.17 That the Crown land adjoining the north easterly side of Marlo be set aside at present for passibe recreational and nature study aId i I) i ties for the tOIAin. 1. 18 That Co unc i 1 can tinue ~lj i t h P1an s toes tab1 ish a sm all are a i nthe northern part of the Racecourse and Recreation Reserve for a domestic refuse disposal area. --I BEt1H RIVER 1.19 That in the event of there being a demand for additional residential land that encouragement be given to the rezoning of that part of crown allotment 1 of A, Section A, Parish of Bemm, which abuts the existing township. 1.20 That support be given to proposals which seeK to promote development within or adjacent to the town. 1.21 That an independent study be undertaKen into the economic, social and environmental aspects of a coast road 1 inKing Bemm township with the Cape Conran area. This study has not addressed the issue as i tinvol ve s cr OI"ln 1an d. CAPE CONRAN 1.22 That support be provided to developments which are consistent with existing tourist facilities and environmental character of Cape Conran. RURAL AREAS 2.1 That current planning controls be amended to allow "an averaging approach" to be introduced for subdivision in the rural areas. This should be based on 1 lot per 50 Ha with no lots to be created in the 2 Ha to 50 Ha range. 2.2 That objectives be included in the Rural Zones of the LaKe Tyers to Cape Howe Costal Planning Scheme encouraging the retention and diversivication of farming in rural areas. 2.3 Where a need can be established for smaller lots for economically viable agricultural uses that provision be made by implementation at Council~s current discretionary power where permitted and otherwise by special zoning. 2.4 That land capability be taKen into account in considering the use of rural areas: (i) That the Study Area~s best agricultural land (identified as Class 2 by the Department of Agriculture and Rural Affairs) be encouraged to remain in productive agricultural use and protected from intrusion by non­ agricul tural de\Jelopment. (i i) That the remainder of the Study Area's agricultural land, largely of average qual ity (Class 3, 3a and 4a) be retained generally in productive agricultural use, although appropriate areas may be used for rural residential uses. ( iii) That the remaining areas of native vegetation in the Study Area generally not be cleared for agriculture but be used in a way that is sensitive to the need to retain the \Jegetat ion. 2.5 That appl ications submitted for uses or de\Jelopment requiring a planning permit on land defined as having a moderate or high fire hazard rating (Map B) be subject to the provisions contained in the Ministry for Planning and En\Jironment publication; "Planning Guidel ines for Subdivision in Bushfire Prone Areas". (Access to this document is available at the Shire Office.) 2.6 That subdivision and development should be directed away from boundaries with publ ic land. 2.7 That in general, land ue.:·e l.IJithin the areas shown subject to flooding and poor drainage be confined to uses which maintain open space such as farming and recreational use. 2.8 That Council have regard to the management guidelines presented for each of t~e five Erosion Risk classes presented in Appendix 2 (Erosion Risk and Flooding) of this report. 2.9 That small lot rural subdivision and development be directed as far as possible to areas of Nil/Very Low (Class 1) and Low (Class 2) Erosion RisK. 2.10 That applications for permite.:. in areas of environmental significance be required to include information regarding the type, design, and location of development, and where necessary, details of landscaping, to ensure that any development will complement and blend with the landscape, and that areas of botanical and zoological significance will remain largely undisturbed. 2.11 That development in the \Jicinity of areas of historical and archaeological significance should be compatable with its continued existence. 2.12 That when considering proposed development in rural areas, Council seeK advice in drawing up appropriate conditions for planning permits (e.g. Department of Conservation, Forests and Lands, Rural Water Commission of Victoria, Ministry for Planning and Environment). RURAL RESIDENTIAL AREAS 3.1 That rural residential land should be in close proximity to the existing urban areas of Marlo and Bemm to maximise the use of existing phye.:.ical and social ser\Jices and facilities. 3.2 That rural residential land not be in a location ~lIhich could prevent any appropriate future urban subdivision. 3.3 That the development of rural residential land should not require the inefficient provision of substantial additional services infrastructure (reticulated water supply, electricity, sealed roads) . 3.4 That new rural-residential zoning only be approved if there does not exist an adequate supply and availability of lots to cater for existing demand for a five year period. 3.5 That "Rural Residential" subdivision be discouraged adjacent to unsealed roads where; (a) The distance of travel to a sealed road exceeds one Kilometre, or (b) The traffic volume is I iKely to exceed 80 vehicles per day. 3.6 That road maintenance costs be minimized by adopting real istic development densities for new development. 3.7 That the development of rural residential land should not alienate or adversely affect those areas in the Study Area reated as being of 'high' (Class 2) quality agriculture land. 3.8 That rural residential land should be capable of supporting building foundations, access tracKs and effluent disposal fields without detriment to any area of conservation, landscape, historical or archaeological significance in particular, and the natural environment generally (in particular clearing of native vegetation without consent). 3.9 That I and I.AJ i th i n those areas shown on t1ap 4 ~o the nor·th east and east of Marlo, as generally being suitable for rural residential development be rezoned to "Rural Residential" subject to satisfactory proposals being received and subject to - (a) total supply of Rural Residential lots being 1 imited to 25 at anyone time, and (b) the developer-s contributing to the construction and sealing of access roads to serve these areas.