PROPOSED MARLO-CAPE CONRAN STRATEGY PLAN

Ministry for Planning and Environment SHIRE OF

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.

TOURISM 4.1 That the conclusions and recommendations of Far East Tourism study be adopted in so far as they relate to the Study Area. MARLO - CAPE CONRAN - BEHH RIVER STRATEGY PLAN

TABLE OF CONTENTS

PAGE NO.

1. INTRODUCTION •I •••••••••••••••••••••••• I •••••

1.1 Introduction to the Strategy . 1.2 The Study Ar·e.3 ' .. 1. :3 Str·.3.tegy 8~.cj(ground ,. 1.4 Term.s of Refer'ence . i'· • ••••••••••••••.•••••••• ;. 1.5 Go.a l~..and· Obj ec t i '·)e~· ••••••••••••••••••••••••

2. POPULATION AND SETTLEMENT . .

2.1 Intr'()dlJction •.••••••••• I •••••••••••• I'" I'" 'J 2 .~ Population Levels and Trends ...... • .., 'j "",., "-' Age Structure and Migration ...... •......

2.3.1 t·"1ar·l0 •••• I ••••••• t- •••••••••••••••••••••• ., 'j ., .:.. ."._' . .:.. Berr,m •••••••••••••••••••••• I •• I •••• ,., •••• 2.3.3 Population Projection~ ...... •...... 2.:3.4 Hol iday/TouristPopulation .

2.4 Econornic O\}er·'.Jiel..~.1 •••••••••••••••••••••.••••.••

2.4.1 Employment Levels and Trends ...... •.. 2.4.2 Prospects for Employment ...... •...••

") C De',!e 1opmen t and Tr'ends ,. .:... '-'

2.5.1 t'1ar 10 •.. I •••• t" ••••••••••••••••••••••••••

2.5.2 Bernm •••••••• I ••••••••••• I"' •••••• t"' ••••••

2.6 Development Constraints and ...•...... • Opportunities.

2. ,:;.1 t1ar'lo TOI,vnsh i p .•....•..•...... •...... 15-19

2.6.. 2 Bemm TOI..\,Jnsh i p ••••••••••••••••••••• "J ••••• 19·

'-~-.-- ..., .., Option~ 20 . ' ..- .:... " Planning .•••••••••••••••••••••.••••••

2.7.1 Township Development Strategy .••...... 20 for t1ar'lo .....'j 7,' .,.., Tm'Jns.h i p Pol ic i e~. ••.•••••••••••••••••••• 2L ;-:='~---' -:~:':_'~'" .".-; 2.7.2.1 t"lar 1CI •••••••••••••••••••••••••••••• 21 - 26--··--_··_····_ ...·-.· 2.7.2.2 BerTim •••••••••••••••••••••••••••'. • •• 26-27.,. _,_R

, ....::. ~ "1

PAGE NO.

3. RECREAT ION AND TOUR I St'l 28

3. 1 Introduction .... I ••••••••••••••••••••••••••• 28 3.2 State Tour i sm' Context .....••....•.....•••... 28-29 3.3 Study Ar'ea Potential . 29-30 3.4 Recreational Activities ...... •...... ••... 30-31 :3.5 Tau r i sm Fac i 1 i tie:...... •...... 31-33 3.6 Summar>' ...... •...... ••...... 33

4. 'RURAL AREAS ...... •...... 34

4.1 Introduction . 34 4 ';' Agricultural Economy of East . 34'-35 Gippsla.nd d~' ~ ~. 4.3 'c har a. c t e r i s tic S 0 f the Stu Are a .. I •• • '. I •• 35

4.3.1 Population and Development . 35-37 4.3.2 Agricultural Quality . 37-38 4.3.3 Erosion Risks and Flooding •..•...... 39

4.3.4 Fire Hazard i •••••••••• I •••••• 40 4.3.5 Conservation Significance ...... •...... 40 4.3.6 Landscape Si.gnificance ..•....•...... 41 4.3.7 Historical and Archeological .i ••••• ••••• 41 Significance

4.4 Development Constraints ..•...... •..•..•. 42

4.4.1 . Planning Controls .....•.....•...... • 42-43 4.4.2 Servicing & Management ....•...... • 43

4.5 Rural Areas Strategy ...... 43

4.5.1 Strategic Issues ...... •...... 43-44 4.5.2 Rural Strategy ..•....•....•...... • ~ .••• 45-49 AP PEN D ICE S

APPENDIX 1 CONTACTS - PERSONS INVOLVED IN STRATEGY

APPENDIX 2 THE NATURAL ENVIRONMENT

1 Sites Ot Significance 2 Erosion RisKs and Flooding 3 Fire Hazard 4 Sites of Historical or Archeological Significance

APPENDIX 3 PROVISIONS RELATING TO SPECIFIC ZONES

APPENDIX 4 SUMMARY' OF REZONING APPLI CATIONS

APPENDIX 5 BUILDING ACTJlJITY-

APPENDIX 6 FORMATION OF NEW HOUSEHOLDS

APPENDIX 7 AGE DISTRIBUTION OF POPULATI~~

APPENDIX 8 EMPLOYMENT INFORMATION

APPENDIX 9 ·SERVICES AND FACILITIES

1 Electric.ity 2 I,~a ter Supp 1y 3 Sewerage 4 Drainage 5 Sol id Waste Disposal 6 Road NetworK and Transport 7 Telephone and Postal 8 Health and Education 9 Fire Protection 10 Aerodrome

APPENDIX 10 ROAD MAINTENANCE COSTS l LIST OF TABLES

P.~ge No.

TABLE 2.1 Population of the Study Area. 7

2.2 Population proj ec t ions for t1ar 10 TO'Nnship~ 10

2.3 Employment overv i el,1I - Residents of Mar 10 TOINnsh ip. 11

2.4 Current· Land Ava i 1ab i 1 i ty. 13

2.5 Potential Supply of Residential Lot;. - Marlo. 17

3.1 Place of Residence. of Visitors at Marlo t1unicipal 32 Campin-g Ground (1'5/12/85 - 31/1/86) arid Bemm Municipai Camping Ground (23/12/85 - 27/1/86).

4.1 Land Ownership. 36

4.2 Distribution of Existing Rural Tenements in 36 Study Area by Tenement Size.

LIST OF MAPS

(Location in Repor t)

Map The Study Area. After Page

t1ap 2 Land Tenure - Marlo. After Page 18

Map 3 Land Tenure - Bemm. After Page 19

t1ap 4 t1ar 10 - Development Areas - After Page 20 Stag ing and Priorities.

t1ap A Land Cap ab i 1 i ty • Appendix 2

Map B Fire Hazard. Appendix 2 1. INTRODUCT1~

1.1 INTRODUCTION TO THE STRATEGY

The aim of this Draft Strategy is to provide a strategic frameworK to guide the future development of the Marlo to Bemm area.

The Strategy had been prepared jointly by the Shire of Orbost and the Ministry for Planning and Environment, assisted by a Steering ~ommitte. with a representative from each of the following departments:

Victoria Tourism Commission; Department of Conservation, Forests and Lan~s; -Land Conservation Counc i r. During the preparation of the Strategy, many other agencies, organisations and indivtduals have been consulted.

The Strategy is based on a comprehensive rev~ew and evaluation of the population and economy of the area, existing patterns of land use, population and development trends (particularly current pressures for development) and opportunities and constraints pertaining to the area.

The Strategy considers the area in terms of Township and Rural Areas" and maKes recommendations relating to the further development of these areas. Tourism and Recreation are considered as a separate issue in the Strategy due to potential impact across the whol e of the Study Area on both publ i.c and freehol d 1and.

This Strategy primarily relate to freehold land in the Study Area. The Land Conservation Council released its Final Recommendations for the use of publ ic land in in December 1986, and is currently await-ing a Government decision •

.This Strategy deals with publ ic land issues only where there is a relationship with the use of freehold land.

It is empha~ised that this report is a Draft Strategy and that publ ic comments are now sought. The comments and submissions which are received from yOU over the next 2 months will help to shape the final Strategy and thereby determine the future directions for developm~nt in the area. Following final isations Qf the Strategy, the final recommendations will begin to be progessively implemented.

Submissions should.be forwarded to the Shire of Orbost o~ the Regional Office of Ministry for Planning and Environment at 71 Hotham Street, Traralgon by the 31st August, 1987.

Contact persons (and phone numbers) who you may 1ike to contact to discuss the Strategy are 1isted in Appendix 1 of this document.

1. INTRODUCTION 2.

1.2 THE STUDY AREA

The Shire of Orbost is the easten most municipal ity in the State of Victoria. The Shire extends over a large area (approximately 9100 sq.Km) most of it being pUbl icly owned land. Only 12"1. of the Shire is freehold land.

The Strategy Pla~is concerned with an important area of the Shire adjacent to the coast, extending from the Corringle Lakes west of Marlo Township to the Township of Bemm on Sydenham Inlet. The Study Area extends inland up to 7km'sand covers an area of 330 sq.km., of which 110 sq.km's., is freehold land. (See Hap 1)

This area contains all of the coastal freehold land within the Shire IAli th ~he excep t ion of slJ!a 11 are.as at. L~ke Tyers, Tamboon ~nd t1a ll.acoot.a. The main settlements are the Townships of Marlo (estimated population 1986 - 370) and Bemm (estimated population 1986 - 60), which lie 15km's and 55 km's respectively from the Town of Orbost. (Haps 2 and 3) The balance of the freehol d 1and can bedescr ibed as be i ng rural, of IJJh ich is cleared land used for agricultural purposes.

The Study Area has many scenic and interesting landscape features, generally associated with the coast, river systems; and . Some of the more notable 'of the many features of the area include the Snowy, Bemm and Brodribb Rivers, Tamboon and Sydenham Inlets, Cape Conran, LaKes Curl ip and Corringle and Ben Kurnai Coastal Reserve.

The area is a popular destination for tourists, having a very much greater population ~articularly during the Christmas to Easter period each year.

1.3 STRATEGY BACKGROUND

Several factors underl ied and reinforced the preparation and the need for a Strategy for the Marlo to Bemm area. These included:

1. Concern about the appropriateness of existirig Planning Controls.

Promotion of development in the Study Area was seen by Council as being both necessary and desirable, as it provided a means by which the 1 imited rate base of the Shire could be expanded. However, a number of proposed amendments to the Lake Tyers to Cape Howe Coastal Planning Scheme in the Study Area, which were supported by the Shire of Orbost, failed to ~ain Government approval.

2. Demand for Urban and Semi-Urban land within the Study Area appeared to be outstripping supply.

Land prices were high, particularly in and around Marlo Township. This was demonstrated by the nu~berof enquiries concerning both residential and rural residential subdivision being received by the Council. 1. INTRODUCTION 3.

3. Prot~ction of th~ Sp~cial Qual iti~s and Valu~s of th~ Marlo to B~mm Ar~a.

Both th~ Ministry and Council w~r~ in agr~~m~nt about th~ importanc~ of th~ Study Ar~a/s many r~cognis~d natural features and resources, and the dev~lopm~nt that could occur through people seeking to enjoy and use these features and resources.

Both parti~s were conc~rned to ensure that th~ unique characteristics and special values of the area would be ~nhanced . and not be prejudiced by inappropriate uses and development.

4. The Desire of the Council to improve it·,s Financial Position.

On1;, ~ small portion of..th.e Shire isof~~eho1d land. At p~oesent ttre Shire of Orbo?t is heavily dependant on Government grants for the services it provides. In 1985/86 the total revenue of the Shire was comprised as follows:-

Rate Revenue $1,245,000.00 Road Construction Authority Grants 0$ 900,000.00 Grants Commission $ 648,000.00 Camping ParKs $ 380,000.00 Grants and Chargeable Works $ 600,000.00 Miscellaneous $ 150,000.00

TOTAL REVENUE $3,923,000.00

The creation of additional rateable property is necessary if the Shire is to become less dependent on Government assistance.

1.4 TERMS OF REFERENCE.

Th~ follow ing were the terms of' ref~renc~ adop ted for the pr.eparat ion of the Marlo to Bemm Strat~gy:

1. To identify and describe th~ significant resources, va1u~s and qual iti~s of the Study Area.

2. To identify and describe ~xisting and pot~ntial land use opportunities, constraints and conf1 icts in the Study Area.

3. To define goals and objectives that will provid~ th~ basis for a co-ordinated approach to th~ compreh~nsiv~ planning and management of th~ Study Ar~a.

4. To formulat~ for the Study Ar~a a strat~gic basis for:-

(a) the review of existing land-use planning controls and management plans and pol icies; and

(b) the introduction of n~w land-use planning controls and managem~nt plans and pol ici~s wher~ appropriat~. 1. INTRODUCTION 4.

1.5 GOALS AND OBJECTIVES

Goals and Objectives for the Study were determined as follows.

Land-Use Goal

To provide a frameworK for the use and development, including subdivision of land in the Study Area.

Objectives:

(a) To protect and enhance opportunities for agricultural production where this is the most appropriate land use;

(b)- To ensure that land use is not detrimental t-o the existing qua1--ity of the environment;

(c) To ensure that subdivision and land-use changes taKe into account the physical capabi1 ities and hazards of land;

(d) To ensure that subdivision and alteration of. land-use is not prejudicial to exis~ing economic and social struct~re, ndr future planning and development of the Study Area. . .

Conservation and Environment Protection Goal

To conserve and enhance those natural and man-made features which are of special significance and value.

Objectives

(a) To conserve areas of native flora and fauna where they are considered to be of aesthetic or bio10~ica1 significance;

(b) To protec t areas, bu i 1dings and sites of hist or ical, architectural or archaeo1 og ica1 interest;

.: c) To protect areas and sites of geo1 og ica1 and scientific interest;

.: e) To minimize the loss of areas of conservation significance;

,EQ,!?.!:!.!.~JJ..Q.D_._~i!9. .._C omm u.!.1J..!."t .. F~'~HLLLlj.JL~._ ...!lQ..~1 To provide community facil ities and services appropriate to the characteristics and needs of the residents and visitors to the Study Area.

Objectives

(a) To ensure that urban development is located consistent with the availability of essential services and facilities;

(b) To maximize the use of existing community facilities and serlJices in the Study Areas;

Ec onom ic' S·tru'cture ~ Goa 1

To plan for development commensurate with possible increases in population in the existing and proposed settlements in the Study Area.

Objectives

(a) To ensure accessibilit;i to a range of commercial facilities;

(b) To encourage an increase in the range and number of employment opportunities; (c) To promote the role of the Study Area in the context of the State Tourism Strategy;

(d) To identify'alternative employment opportunities in .the Study Area.

(e) To fac iIi tate the expans ion of Counc i 1/ S rate base in order to reduce its dependency on Govern~ent Grantsr

(f) To encourage the diversification of the sub-regional economic base.

Public Participation' Goal

To provide opportunities for on going consultation and participation by interested and concerned'groups and individuals in the community.

Objectives

(a) That regular liaison is maintain~d between the Shire of Orbost and other participating agencies with community groups and individuals;

(b) That information obtained throughout the Study be made available and that opportunities be provided for responces;

(c) That pol icies adopted as a result of this Study be the subject of regular review, active consultation with agencies, g~oups, and individuals. 6.

2.1 INTRODUCTI~~

The two urban settlements in the Study Area are the townships of t1ar 10 and Bemm River. (Permanent population 370 and 60 respectively.) The population of those townships increases greatly in the Christmas to Easter period and during hol idays.

This situation also appl ies ~t Cape Conran which is a very popular. holiday destinati'on.

Settlement of the area is close1:-' 1 inKed to the history of Orbost. The area was originally setfled in the early 184'0'5 I,,-,itti the establishment of the "Snowy Rive~ Station". Significant changes followed amendments to the Duffy Land Act of 1870, aimed at creating greater equity in land ownership, enabling selectors of small properties to migrate into East Gippsland. Consequent development of the fertile flats transformed the river into a major transport corridor, and saw the growth of Marlo as a Port.

t1arlo was officially declared a Township in February 1889. The Township was set out in 19 Sections by the then Government Surveyor, and the fi-rst land sales occured in May 1890. The 1895 Municipal Directory described Marlo as being:

a fashionable Summer resort for travellers and tourists, pleasantly situated at the mouth of the Snowy River, 10m i 1es from Orbost, t1a i 1 to and from Orbost tw ice a IAleeK. Good accommodation at t1arlo House. Population 30.

The time necessary for extended travel during this period generally meant Marlo was accessible to wealthier persons only.

The connection of the railway to Orbost in 1915 witnessed the decl ine of Marlo as a busy Port. Marlo became a quiet 1 ittle Township - in fact the existing Post Office/Store was not constructed until late 1930's.

The area remained relatively unchanged until the early 1950's, when growth of tourism and an inflow of retired persons taKing up permanent occupancy resulted in substantial Township of growth. Further deve 1opment IAlas ev idenced follow ing the prov i s i on of sert} ices (electricity and water), incl'uding the establ ishment of further tourist facilities. CD

Bemm has long been Known as a haven for fishing. Sydenham Inlet was fished commercially during the early part of this century and has been a popular venue for recreational fishing since.

In the earl! days the township of Bemm was a stopover point. on ihe m~in access road (coast road) between Orbost and . In ,later years, this area became a significant source for the supply of coastal timber, until services were exhausted.

(1) O.S. Green, "Marlo - The Township: The Plains. The Cape". - 1984. 2. POPULATION AND SETTLEMENT 7.

2.2 POPULATION LEVELS AND TRENDS

Recent population change has been considered in terms of the primary land uses of the Study Area, being the Township areas (Marlo and Bemm) and rural areas (Marlo Plains and areas surrounding the Township), using Census data drom the Austral ian Bureau of Statistics (ABS) for· the period since 1971. (2)

Growth has predominantly occured in t1arlo Township· and its immediate env irons. The population increased from 293 to 528 persons between 1971 and 1981. The township accounted for about 50~ of this increase. De ta i I s of population changes are shown below.

TABLE 2.1

POPULATION OF· THE STUDY AREA

YEAR 1971 ·1976 1981 1986

Marlo Township 207 206 316 350-370 .Marlo Environs 86 152 212 ? t1arlo Plains 77 76 79 ? BemmRiver 64 63 93 95

In evaluating the Census data on population, it is important to recognise the following factors:

1. The population samples are small and therefore not statistically reI iable, especially in attempting to forecast population futures.

2. The boundaries on whi~h ABS data is based taKes in a significantly I arger area· than the Study Area however, there is a very low density of population in the additional areas·and other land is publicly owned.

3. The ABS data has not been presented in a consistent manner. Statistics for the Township of.Marlo were combined with statistics for the surround ing area in 1971 and 1976, however, these statistics were separated in 1981. Secondly, detailed statistics ',,,ere not prov i ded for the rural areas (i nc 1ud ing Bemm River) in 1981 for reasons of confidential ity despite being available in previous Census periods.

(2) Austral ian Bureau of Statistic~ - Census Population and Housing 1971 - 1981 2. POPULATION AND SETTLEMENT 8.

4; The Township of Bemm River is divided by a boundary used for . collecting data, and Corringle Lak~s I ies within the same statistical area as LaKe Tyers.

Although interpretation is constrained by these factors, a general picture of the permanent population of th~ Study Area can be built up, and ~rends indicative of what is occurring able to be estimated.

.2.3 AGE STRUCTURE AND MIGRATION

2.3.1 Marlo

.Marl oTQlJJnsh ip and env irons has exper ienced steady growth in popul at i,on s I nee 197t" '_. in the 'Towns'hi p th is growth has averaged about 4~1,. There has, however been a significant change in the age distribution of the population as shown on the following graph.

The age distribution of the population f.or Marlo Township and environs . is shown in Appendix 7.

In the 1971-76 period, there were significant population increases recorded in persons aged 20-29 years, and over 55 years, and a substantial decr"ease in persons under 14 years. Growth in the .20-29 years .age group is probably associated with the migration of people worKing in Orbost Township to take up residence in Marlo, or on land on the fringe of Orbost,· which in 1971 and 1976 was included in the ~tatistfts. for the Marlo area. The large increases in aged persons mOl} ing in to the area ref lee ts a general trend towards ret iremen t I iv i ng in hoI iday or resort areas which is occurring throughout the State, and is indicative of the increasingly greater proportion of aged. persons in th~population. The incr~~~e recorded was 81 personi. The decrease in persons under 14 years of age is difficult to explain, particularly given the dramatic rise in the same age group in the following Census period. This,may be symptomatic of the problems associated with small sample populations, and:of fluctuating birth rates.

In the 1976-81 period, grolJJth was generally aparent across all age groupings, although-interestingly there was a steadying of the numbers o~ aged persons in the population, with a decl ine of 11 persons recorded. This variation could be the result of a number of factors, inclUding lack of suitabl.e accommodation, rising land prices, out­ migration associated with alienation/isolation/loss ~f a partner, or a high mortal ity rate. I't can be seen quite clearly that almost all of· the older age groups reside in Marlo Township if a comparision is made of the 1981 statistics (or graph) for the Township and Environs.

2.3.2

,The population of Bemm Township over the same period has remained stable. The change in population has probably been limited to the migration of sever-al households per Census period.

I'

I.' 2. POPULATION AND SETTLEMENT 9.

2.3.3 Population Projections

Population projections in the Study Area are constrained by the factors discussed previously, particularly the small population sample. The timing of the Census at midyear is however beneficial in enablin'g the permanent population of the area to be evaluated generally in the absence of tourists, IlJhom inflate'the total population many-fold during hol iday periods.

In Table 2.2 some current population figures (1986) were projected based on Council Building Approvals and advice from the ABS. This information is required to forecast the 1 iKely pressures for develDpment. In projecting population change, the following assumptions ~ 1,llere' considered to be real istic:

1. The population of Marlo Township has increased at an annual rat~ of 4% over the past 15 years,and this trend is 1 ikely to be sustained. Projections based on a doubl ing of th,is rate may also be reasonable. A higher growth rate is achievable given the annual rates 'of grOllJth experienced in other tourist locations, including Mallacoota which recorded a rate in excess of 9.0% between 1971 and . 1981 .

2. Government decisions with regard to the East Gippsland timber industry will have impl ications in the Study Area. A move towards sustainable yield in the harvest of timber is liKely to result in contraction of employment opportunities in Orbost, which has direct 1 inKs to Marlo Township. Any impact however may be offset by Government initiatives directed at creating new employment in the region in the tourist industry, which could be expected to benefit the Marlo area. One recent estimate is that visitor numbers could increase by 7 to 8% in coastal resort areas in East Gippsland based on recommendations of the LCC. (3)

3. Growth of tourist related employment in t1arlo, may see Marlo become less of a dormitory for the workforce of Orbost and more of an employment/residential location in its own right.

4. The proportion of aged persons in the Austral ian population wi 11 continue to increase until after the turn of the century. When this is added to the propensity of many aged persons to seek a more relaxed 1ifestyle iM retirement often related to hol iday experiences which they have enjoyed, many tourist/hol iday locations tend to have a substantial aged component in the population. Marlo could be expected to be an attractive proposition in this regard, and has the potential to capture a share of this marKet.

5. There is a general trend towards more time being spent on recreation and leisure as a result of the introduction of shorter working hours, flexibil ity in when those hours are worked, and promotion of tourism generally. Marlo, Cape Conran, and National/State Parks within and surrounding the Study Area provide a diversity of opportunities to fulfil recreational/leisure needs.

(3) National Institite Economic and Industrial Research ­ East Gippsland, Re: Economic/Employment Evaluation of the Land Conservation Councils proposed Recommendations. 2. POPULATION AND SETTLEMENT 10.

The following Table sets out broad population projections based on annual growth rates of 4 and 8/., over a period of 10 years. The result indicate the range within which the population could be expected to fall.

TABLE 2.2

POPULATION PROJECTIONS FOR MARLO TOWNSHIP

Year Growth Rate Growth Rate of 4/. of 8%

1986 370 370 1991 ··450 540 1996 550 800

An annual growth rate varying between 4 and 8/. would therefore result in a population increase.for Marlo ran~ing between 180 and 430 persons by 1996. The level of growth which the Township could sustain over this period, or which is appro~riate ordesirable,depends on factors other than demand, and effectively underl ies this Study.

2.3.4 Hol iday/Tourist Population

The influx of tourists and hol iday-maKers into the area during the Christmas to Easter period swells the permanent population of the area many-fold. The focus of tourist attraction in the Study Area is the Marlo Township/Cape Conran local ity where the predominance of tourist. accommodation is offered. The Council Caravan ParK at Marlo, and the Department for Conservation, Forests and Lands camping area at Cape Conran, each have potential occupancies of about 1000 persons and are fully occup~ed during peaK season. Other significant sources of accommodation include two private Caravan Parks at Marlo, a private Caravan Park at Cape Conran, and a Council Caravan Park at Bemm Township. Added to this are Hol iday Flats at Harlo and Bemm, and a substantial number of private homes which are fully occupied during hol iday periods by their owners, friends or tenants. .

This situation appl ies in particular to t1arlo Township - ABS statistics for 1981 indicate about 50/. of dwell ings in the Township are hol iday homes (92 of 201 dwell ings were unoccupied on Census night, yet 288 of 316 persons were recorded in their normal place of residence). The total population of the Township is estimated to be in excess of 2000 persons at peak hol iday periods. This has serious impl ications in terms of the capac i. ty of the infrastruc ture of the town.

I 2. POPULATION AND SETTLEMENT 11.

2.4 ECONOMIC OVERVI8~

2.4.1 Employment Levels and Trends

A.B.S. details available for t1arlo TmlJnship and Envirions, when combined ~lJi th recent information collected by consultants (4) as part of the review of the Timber Industry in East Gippsland, enable the employment situation to be evaluated for these areas.

Unfortunately, there is limited information available on the rural areas and Bemm Township. The key economic activity over most of this area is Known to be farming (grazing cattle and dairying) supplemented by the presence of several teachers and tradesmen/l abourers serv i ng the local community.

"The followin~ Table 2;3 proifide~ an employment o~er0iew fbr"Marlo Township and Environs. (It will be recalled that data for these areas 1,lJas not split into separate collector districts in the 1971 and 1976 Censuses'.) .

TABLE 2.3

EMPLOYMENT OVERVIEW - RESIDENTS OF MARLO TOWNSHIP AND ENVIRONS

. 1971 1976 1981 Env.

Employed Persons 99 139 199 108 - 91 Unemployed ? 6 16 14 - 2

The census data indicates that 108 people living within Marlo township were in employment. Even during peak tourist season there are substantially less than this number of employment opportunities.

This tends to confirm that Marlo Township is acting as a dormitory for the workforce of other settlements,particularly Orbost~

The main areas of employment of Marlo residents is in the W~olesale Retail (25); Agriculture (18), Community Services (18), Finance/ Administrative (12) and Manufacturing (8). Refer to Appendix 8 for additional details on employment trends.

An evident trend is the increase in the resident population of the Township of persons employed in tertiary, or service, occupations. The township population includes for example 35 Government employees (Federal, State, and Local) of wh i ch 14 are teachers.

Agricu.lture/fishing and sawmill ing appeared as the dominant elements in the economic base of Marlo. Survey information seems to indicate that there has been 1 ittle growth in tourism related employment since 1981.

(4) National Instute Economic and Industrial Research - Aspects of the East Gippsland Tourism Industry, March 1986. 2. POPULATION AND SETTLEMENT 12.

2.4.2 Prospects for Employment

If increased tourism can be achieved there is 1il

These would seem .to include:-

1. a means to extend the current peal< season so that tourism development becomes more economically viable;

2. the availability of development sites to attached touri~.m related developments, and;

3• the s uccess f u1mar I< e ting 0 f, the area.

The Government decision to implement a pol icy of sustanianableyield for timber h~rvesting in East Gippsland together with Land Conservation Council proposals to create additional National ParKs in area containing extensive timber resources, means that there is 1iKely to be a significant contraction in employment in the timber industry over the next 5 years. This can be anticipated to have a negative impact on the economy of Marlo Tm~nship.

The Government is examining means to replenish any job losses associated with timber industry decisions and has appointed the EGREED Committee to identify and investigate 1iKely alternatives. This Committee will mal

t1arlo Township would seem to be ide~iiy located to take advantage of any opportunities that may be identified in the tourism area. An other area of potential growth relates to employment associated with the retired population of the township. Should the number of 'older persons in the community significantly increase Ol)er. time, demand for aged domicill iary service will also increase. Population growth and associated new development will create employment in the building and construction industry, but may not be Marlo based.

In the short term however, 1imited employment prospects are anticipated due to the lead time which is going to be required to establ ish the preconditions for employment growth.

2.5 DEVELOPMENT AND TRENDS

2.5.1 Marlo. About 85/. of the 240 urban lots in Marlo Township are developed.

Building approvals over the last 10 years have averaged about 6 dwell ings per year and a total number of 13 flats and 2 shops over the same period. There are presently about 45 undeveloped lots in the township.

Appendix 5 provides details. Based on these figures and recognition of the fact that up to 10 years supply of serviced residential lots is generally accepted as a requirement for unhindered development to occur, an increased number of lots provided in a planned manner is required. 2. POPULATION AND SETTLEMENT 13.

Council has recently approved the subdivision and development of a 12 ha site at the corner of Marlo Road and Healeys Road. This proposal involves the creation of about 50 residential lots which will add to the total number of years supply. Stage 10f this development is currently underway and will provide an additional 8 residential lots.

TABLE 2.4

CURRENT LAND AVAILABILITY

NO. OF NO. OF NO. OF TOTAL NO. - - DEVELOPED- UNDEVELOPED -YEARS SUPPLY TOI,.JNSHIP OF lOTS LOTS LOTS REMAINING *

~1ar 10 240 195 45 7 Bemm 87 58 29 29

NOTE: The number ·of years supply remaining has been based on an average development rate of around 6.3 lots per year for Marlo and 1 lot per year for Bemm.

*Assumes all existing lots suitab1e·for development.

Source: ShJre of Orbost Records.

It is possible, given the projection of a range within which the permanent population could be expected to fall and our assumptions. about the nature of the'popu1ation, to estimate the potential -demand for development which may occur over the next 10 years (by estimating new household formation). Whether this demand can, or should, be satisfied depends on many factors, including:

1. The capacity of services to meet the demands imposed by proposed development.

2. The costs such development may impose on existing infrastru~ture and servi ces.

3. The impact of the development on the desired future design character of thw area.

4. Particular constraints which may apply toa specific location. 2. POPULATION AND SETTLEMENT 14.

Advance knowledge of 1ikely development pressures is a particularly important aspect of this planning study. However an estimation of new household formation is only pertinent to Marlo Township. The 1 imited growth which has been associated with all other locations in the Study Area means that any new proposed development in these areas needs to be considered on its merits in accordance with its costs and benefits (e.g. the Cape Conran proposal of Dept~ C.F & L.).

•.. The average household size is considered to be 2.4 to 2.6 persons per household from 1981 census data. Refer to Appendix 6.

The identified trends/assumptions can be appl ied to see if this estimate of household size is a real istic figure for the next 10 years. Itis considered that this figure may be in the upper range of any projection of household sjze due to:

1. The expected migration of older persons into the Township. The household size. of older persons is usually one or two persons, thereby lower ing the average.

2. Some contraction of employment in Orbost with its consequent impact on Marlo in its role as a dormitory residential area, especially for the 20 to 29 year age group. This is the age group expected to be forming larger households. The average household size would be dimished if there are lesser numbers of this group in the popu 1at i on~·

Persons aged 55 year~ a~d over comp~ised about 30% of persons in the age groups forming households (those ag~d 20 year and over) in 1981, but could have been expected to have occupied a gre~ter proportion of dwell ings for the above reasons. By 1996, older persons may occuPY a greater proportion than this again.

Popu 1at ion· growth of be tween 180 and 430 persons was prev ious1y projected for Marlo Township in the period up to 1996 in Table 2.2. ApplYing the estimated household size to this projected growth, it is possible to forecast tha~ demand for housing developm~nt for permanent residents is 1 iKely to range from 75 to 180 sites.

(i .e .) 180 / 2.6 = 75 Housing Sites = 4% Growth 430 / 2.4 = 180 Housing Sites = 8% Growth

This does not take into account the pressures for development arIsIng from hol iday/tourist related development (50% of dwell ings were unoccupied at the time of the 1981 Census). These could reasonably be expected to be the stock of hol iday homes in Marlo Township. Should this ratio of hol iday homes to permanent homes continue unchanged, the demand for housing sites would increase to between 150 and 360 sites.

There aret~6 other factors which apply to tourist-related development which are important considerations in planning for development:

1. Persons buying land in tourist locations often buy well in advance of their intention to build. The effect of this is that the number of undeveloped lots is greater than the number available for development. 2. POPULATION AND SETTLEMENT 15.

2. Unless account is taKen of this factor by providing for an additional supply of lots, the property marKet forces prices up and 1imits opportunities for not only tourist-related development but also potential permanent residents.

The pot~ntial impact of development of between 150 to 360 additional housing sites could have on Marlo Township can be gauged by its present size of about 220 dwell ings. The abil ity to satisfy this demand will become apparent in later discussions of development potential of the tOIJJn •

2.5.2

About 65% of the 87 urban lots in Bemm are developed.

Building Approvals- over the last 10 years have averaged only 1 dwell ing per year and a toial number of 4 flats over the same p~riod, these figures are also detailed in Appendix 5. Land availabil ity does not seem to be an issue in Bemm. There are usually only a small number of lots for sale. Recent sales of the better remaining blocK.s at Bemm have real ised around $10,000 - $12,000.

2.6 DEVELOPMENT CONSTRAINTS AND OPPORTUNITIES

2.6.1 Mar 10 Townsh i p 1. Natural Features - There are a number of natural features which 1imit the townships abil ity ~o grow •. These are broadly the Snowy River, the Brodr ibb River and the i r respec t i\Je floodplains. Additionally there are both coastal and floodplain escarpments which because of thier steepness and sensitive nature can not be built on. Another critical feature .i s the ser ies of on the publ i c land to the immediate east and north east of the existing township area.

2. Provision of Services - For the township to grow the following essential services must be provided.

* Electricity * Water Supply * Sewerage * Drainage * Sol id Waste Disposal * Effective Road NetworK * Telephone and Postal System At Marlo there is an existing infrastructure of all these services, although some are well extended during the tourist season. With the exception of sewerage, all of these services could be built on and extended at minimum cost with careful planning. No other centre within the Study Area provides this opportunity. 2. POPULATION AND SETTLEMENT 16.

With regard to all services the following questions need to be addressed.

(1) Which existing services have the capacity to service new development and which need to be upgraded?

(2) If not available, can they be provided at a rate that can sustain development?

(3) Can the services be provided in an orderly manner?

(4) Who will bear the costs, the community or the developer?

The major essential services are discussed in some detail in Appendix 9 including some comparisons where options are avai lab.le.

The service creating the greatest constraint o~ the develop­ ment of Marlo is undoubtedly an adequate sewerage system. This is borne out by reference to Table 2.5.

Without an adequate sewerage system the growth of the township and particularly the density of settlement in new areas will become increasing constrained.

Until a full sewerage scheme is provided, Council should:

(1) Proceed with the installation of an underground storm­ water system in the western part of the town to accept effluent that~as been treated by septic tanK and sand f-i lters,'and

(2) . Ensure that lot sizes that are large enough for the on site disposal of effluent are adopted in new subdivisions. 2. POPULATION AND SETTLEMENT 17.

TABLE 2.5

POTENTIAL SUPPLY OF RESIDENTIAL LOTS - MARLO

NO. OF YEARS SUPPLY OF STAGE RESIDENTIAL LOTS

4% GROWTH RATE 8% GROWTH RATE

1** 100/ occ I 60% occ I ** 100/ occ I 60% occ

Undeveloped Township­ Lots (45 No.) 11.1 6.6 7.0 4.2

I I Stage 1. (Cnr. Healeys I I Road & Marlo Road 4.0 I 2.4 I 2.5 -1.5 51 lots) I I -I - I ------~------SUB TOTAL 15.1 I 9.0 9.5 5.7

Stage 2. 194 lots m 700m2 10.2 - 6.2 6.6 3.9 Assumes availabil ity of reticulated sewerage

SUB TOTAL 25.3 15.2 16.1 9.6

Stage 3. 421 lots ~ 700m2 12.7 7.6 7.5 4.4 Assumesavailabil ity of reticulated sewerage

SUB TOTAL 38.0 22.8 23.6 14.0

* Table assumes 2.6 persons per household 'Current population 370 ** 100% occupancy is unl iKelY to be achieved - for comparison purposes only. LEGEND I :FREEHOLD LAND' ~ RESIDENTIAL A

RESIDENTIAL B , .. :" ....:..... W [I] COMMERCIAL

[§ RURAL .D ZONE

~ RURAL· A ZONE

PUBLIC LAND

~ • EXISTING . RESERVATiON. - P.OS. = PUBLIC OPEN SPACE - P.P.R = PUBLIC PURPOSE RESERVE I:::: ~: jUNCOHMITTED - (PROPOSED 'STATE FOREST' . LAND UNDER Lee. RECOMMENDATIONS 1986) (* SHOWN AS FREEHOLD ON PlANNING SCI£ MAP BUT ACTUALLY PUBLIC LAND - UNCOMMITTED)

. MAP 2: LAND TENURE - MARLO

MARLO - CAPE CON RAN - BEMM RIVER STRATEGY PLA N SHIRE OF ORBOST MINISTRY FOR PLANNING I ENVIRONMENT. SCALE 1:12,000 Approx. ffi 2. POPULATION AND SETTLEMENT 18.

Land Avai1abi1 ity and Cost

The success of this Strategy is 1arge]y dependent" on the owners of the various strategically located parce1~ of freehold land being prepared to release land for either sale or development at the time required.

If this fails to happen the future growth of the town may b€' in question. This is because the cost of servicing alternative areas may not be economically viable.

Although difficult to estimate, it is possible that substantial further gr~Nth of the township may have already taken place if the inhibiting supply and cost factori which c~rrent1y relate to land a"vai1abi1 ity in t1ar10lNere not present. i.e. People may have been diicouraged fro~ buying due t~· the current ~igh prices of"" land (around "$28,000 - $30,000 per 100.

Existing Planning Controls

Curren t zon i ngs over tOINnsh ip freeho1 d 1and are Commerc i al , Residential "'A" and Residential "8.'. At present the only part of the tOVJn zoned Commercial or Residential "8.' (that is the only area wh~re tourists associated buildings such as flats and motels can be establ ished) is 1 imited to the land INest of Perry Street, with the exception of a small area to the east of the State School. Refer to Map 2.

If tourism "is to contribute to grol..ljth of the tOINn, it is clear" that more areas will need to b€' created where tourist associated development is permitted.

It is also clear that more land must be set aside for urban development. These areas to the north of the town and are shawn on t1ap 4.

Similarly there must also be additional land set aside for commercial development. Existing development has closed off options to a large degree, but the most appropriate extension appears to be northward along Old Marlo Road and Will is Avenue.

Retention of T~nship Character

Marlo 1 ike many popular tourist destinations has a curtain image or character associated with its setting which has tended to attract people to the town. "Factors such as its height advantage over the sea; beaches;"'Snowy ~iver floodplain; and its small size; gives it a village atmosphere, thereby contributing to this character.

It is important that new development complements the existing nature of the town. To assist in answering this aim there may be merit in imposing constraints on certain types of development e.g. the design, height, size, choice of materials, setback and 1a~dscaping of buildings should reflect the townships character. LEGEND

FREEHOLD LAND

[I] TOWNSHIP ZONE

IRD. I RURAL D ZONE

IRAI .RURAL A ZONE

PUBLIC LAND

@1~1~1~1~1· EXISTING RESERVATION -P.Q.S. =PUBLIC OPEN SPACE -P.P.R. =PUBLIC PURPOSE R~ERVE I/] U~OMMJTIED -:( PROPOSED 'TOWNSHIP' LAND UNDER Le.e. RECOMMENDATIONS 1986)

( • SHOWN AS FREEHOLD LAND ON PlANNING SCHEME MAP BUT ACTUALLY PUBLIC LAND - UNCO"MI TTED I

MAP 3 : LAND TENURE - BEMM

MARLO -CAPE CONRAN - BEMM RIVER . STRATEGY PLAN SHIRE OF OABOST . MINISTAY· FOR PLANNING & ENVIAD~ SCALE 1:12.000 Appro.. W 2. POPULATION AND SETTLEMENT 19.

Competing Interest

It is liKely that full time residents will have a vastly varying expectation of which the townships character should be compared with that of the tou~ist.

A retired person as a full time resident may be looKing for· peace and tranquil ity compared with a tourist who may prefer more intensive activities such as golf, tennis, power boating, a choice of restaurents and eating houses and club facil ities.

It is important that consideration be given to this diversi ty of interest.

Fj re Protect ion

Country Fire Authority fire fighting units are stationed at Marlo and Bemm and are manned as necessary by trained volunteer C.F.A. members from those areas. Generally, the C.F.A./s fire protection powers are 1imited to freehold land.

The Department of Conservation, Forests and Lands is responsible for fire protection and preventiorr on publ ic land and is 1iable for the reduction of fire hazards on public land where the land abuts freehold land.

Parts of the Study Area have been identified in Appendix 7 of this Study as having a high to extreme fire rating.

Hazard to Townships in Study Area

Marlo - Whilst Marlo is bordered by the ocean to the south and the Snowy Floodplains to the west (rated a Very Low Fire Hazard area), the fire hazard for the township is considered UPPER MODERATE to HIGH. The adjoining area of currently ·'uncommitted/ (but proposed /State Forests/) publ ic land to the nor.th warrents a major fire·hazard risK to the township, due to its proximity, northerly aspects and dense fol iage.

2.6.2 Bemm Township

The future development of Bemm depends on how well the wilderness, isolation and recreational associated attributes of the area are promoted. The type of 1 i festyl e offered by Bemm townsh i pis becom ing more special. The 1ifestyle and vi~itor experience has appeal to a growing number of people. A base infrastructure of services exists in the town that cou 1d be. bu i 1t upon if demand so determ ines; Ma i.n tenance of the sense of isolation and small scale to the settlement should be maintained.

The services relating to Bemm are discussed in Appendix 9.

Comments similar to those outl ined above for Marlo also apply to Bemm River. In addition Bemm has the problem of a lacK of egress points in the case of f~re originating (very 1 iKely) from the north aftd north-west. A fire evacuation point on the beach is sign posted in the town. As such, the townsh ip fire hazard is cons idered HIGH and th is represents a further constraint to development.

Land Tenure at Bemm is shown on Map 3. LEGEND

I ~[ i;oR=~iiITJ~~ DEVELOMNT 9JBJECT lOR lJR3RADIT..[j OF Ace ES S OADS. .

LAND HAVING... [>{lTENT IAL .. ."I/. FOR FUTURE RURAL e RESIDENTIAL USE BUT . . ~~T~~L~~D IN THIS

PUBLIC LAND

MARLO DEVELOPMENT STRATBGY

MARLO - (APE . . STRAi~~~A~L- BfMM RIVER SHIRE rAN MINISTRY FOR O~ ORE·OST . PlANNING e ENVIRONMfNT'

MAP 4 SCALE . 1: 20 ,000'.. APPROX' ~. ' I" 2. POPULATION AND SETTLEMENT 20.

7.7 PLANNING OPTIONS I

2.7.1 Township Development Strategy for Marlo

There is a need to distinguish between those matters which require early resolution as a result of development pressures (e.g. subdivision pol icy and relocation of the tip) and other matters which present development opportunities which should be given special consideration (e.g. Hotel site and public land). These matters are dealt 'JJith below.

The major issue confronting Marlo is the shortage of serviced residential land. 3, . -,n. This has had the effect of raising land and home prices to an inflated level. T~es:e pressures have become apparent .. in the last few ye~r,s.

Significant increases in the population of the town during tourist season and steady growth ofpermahent residents indicates the popularity of the Township.

Should more land or housing opportunities be available at affordable prices, it is anticipated that they would be quickly taken up. For this to occur, further subdivision of land surrounding the Township will be . neccessar y.

Due to the physical constraints imposed by natural features, certain locations have been identified as being of criiical importance if the town is to expand in a orderly manner. Subdivision of these areas at normal or higher densities will be necessary if development pressures (in accordance with estimated population growth rates) are to be satisfied.

The key to such development is the provIsion of a reticulated sewerage. system for the Town.ship and potential development areas. Table 2.5 highl igh!? thi~ point.

Any growth at all without the prOVISion of reticulated sewerage will 1 imit the potential yield of lots. Only lots which are capable of'­ containing their own effluent would be able to be created if pollution problems are to be avoided. This would result in a faster take-up of land available for development as lot sizes are 1 ikely to be around 2000 square metres, instead of the average 700 square metres consiste·rit':.---- ... with normal urban subdivision. .. .' .. .. .'­ In addition to being less cost effective in terms of servicing, larger-:-:-- -- lots cou 1d not be expected to appeal to the types of peop 1e who it has .-:~:.~.; ': .. been assumed would be 1 ikely to be attracted to the area, particular.l.Y'.:.-- ·,.,_" aged persons and potential owners of hol iday homes. .- ..... ~'-.-

The areas that have been identified as being most important to the . expansion of the Township are those areas adjoining the existing tOWJ1--:"'::"-=_ .. _':"'-':~ __ area to the north adjacent to the Orbost-Harlo Road (refer to Hap 4)=,,-,-.~,,-,_ ...

One of the potential difficulties that appl ies to these area is the __._.o~_. pa ttern of ownersh i p. There are some 1arge lots wh i ch have been he Id .::­ in the same ownership for more than a generation,. and hence release of these ~reas for development may be resisted. The future of' these properti es will need to be addressed in the 1 igh t of the ir cr i ti cal strategic location~ 2. POPULATION AND SETTLEMENT 21.

2.7.2

2.7.2.1 t1ar 10

In preparing the recommendations contained in this section, the future permanent population figures for Marlo and its en~iron5 discussed in Section 2 •. have been used as a basis. In summary, these figures projected forward ta 1996 are as follows:

t1arlo. 4~~ growth rate = 550 peop l.e

8'/.'. grmllth rate = 800 people

Ent) irons bas:.ed on number of "- proper ties =300 people

To identify the future of needs in terms of residential land and Commerc ia 1 floor space for· the recommenda t ions, the t1ar 10 and environs growth rate (permanent population) has been assumed to be 6%, which gives a total figure of 975 people by 1996.

The seasonal influx of people i.s an added difficulty in estimating the appropriate space provisions for the various land uses in the town. For the purpose of this repo~t, it has been ~ssumed that visitor numbers will increase from the present 2000 people to about 4000 in 1996.

Pol icy Recommendations

a) Pol icy Recommendations:. for Residential Land

(i) That the land contained in ~Stage 2~ as shown on Map 4 be rezoned for residential purposes as soon as possible.

Explanation: Currently there is only 6-7 years supply of allotments at current building approval rates. This figure is too small. There stor~ge is reflected in curren t real estate pr ices in the t.own.

Although "Stage One" has only been recently approved for subdivision, by the time that Stage Two has been rezoned ·a significant proportion of Stage One will have been taken up. (Assume 3 years lead time from commencement of rezoning procedures till actual allotments are available),

That a significant proportion of Stage Two be rezoned to ·Residential ~B~ Zone-.

Explanation: Currently, the Residential 8 zone is the only zone that permits a mixture of dwell ing types. Residential ~A~ limits buildings to that of detached houses and out-buildings, whereas the Residential~B' zone allows for a range of accommodation types. There is a need or provision to be made for multi-unit housing and motel development both of which can be permitted in the Residential '8' zone. 2. POPULATION AND SETTLEMENT 22.

b) Pol icy Recommendations for the Town Centre

(i) That the land between Old Marlo Road, Will is Avenue and Argyle Parade; and currently zoned commercial be estab­ 1 ished as the 'shopping hub' of the area.

( i i) That no add it iona1 commerc i a1 rezon ing be perm it ted in the township prior to 1996.

(iii) That the land adjoining to 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.

(iv) That the current commercial zone be reviewed in terms ot the'types of uses permitfed as well as the adequacy of car parKing and other provisions that affect com­ mercial developments.

(v) That the Shire of Orbost adopt a sEd of policies that will achieve an attractive town centre for Marlo, such pol icies to include reference to the following design elements:

* Bu~lding Form * Colour of Materials * Building setbacKs * Signs * Landscaping * Car ParKing - location and standard.

That the 1and curren t 1y occup ied by the Hote 1 in Mar 10 be rezoned to a zone that will permit a comprehensively planned development of the site including such uses as

* higher density residential * commercial * resort/recreation;

and that no further subdivision of the site be permitted prior to the approval of an overall development plan.

Explanation:

* Retail Development Town centres perform an important function in most towns. It forms the nucleus of the town and generally attracts the serv ices requ ired by the 1oca1 . commun i ty such as· retail ing, restaurants, medical services, publ ic admin­ istration (pol ice etc.) and higher density accommodation. 2. POPULATION AND SETTLEMENT 23.

In, towns 1 iKe Marlo, floor space estimates are compl ic­ ated by the high seasonal fluctuations of population. For example, by 1996, the 'Marlo population (including' environs) could vary from 975 people up to about 4000 people. In a recen t econmon ic . study comp 1e ted by Hensha 11 Hansen Associates for areas around the the following estimates of retail floor space requirements were used. CHenshall Hansen, 1986 page 50)

------I Re sident I Ho 1 ida;1 I

I------~----I, . Ret~il F100t space/capita I -2m2/Cap. 10.75m2/C~p I ---~------

On this total floor space allocation, a large percentage would escape to Marlo's larger regional neighbours, Orbost and .

In a recent study of the area prepared by Tract Consultants for th~ Shire of Tambo, a number of inflat­ ionary and deflationary factors were identified that affected the per capita retail floor space allocat.ions.

Briefly, the factors mentioned are:

* the estimated hoI iday population is more than 3 times that of permanent population;

* the hol iday seasons are quite short; * many people would travel to larger commercial centres for {heir weekly shoppi~g; * the summer· population is 1 ikely to spend more per capita than would the permanent resident population e.g. more take-away food, confec­ tiona~y, magazines, v.ideos etc. may be boughti

* in the hoI iday season particularly, there are significant numbers of day visitors; . (Tract Consultants 1986).

On the basis of the above factors, which all apply to Marlo to a greater or lesser degree, a factor of 1.0m2 per person was cautiously adopted. Of this figure a standard proportion often used to assess the impact of hoI iday spending is 35~~ of the floor space/capi ta provision.

Consequentiy, on the basis of the above background information, a per-capita retail floor space provision of 65%.for permanent residents and 35/. for visitors to the area was used. 2. POPULATION AND SETTLEMENT 24.

The following table indi~at@s the needs, both current and projected for Marlo:

------~------TOTAL MARLO & Gross Re ta i 1 I ENVIRONS VI SITOR TOTAL I FLOOR SPACE REQ. I TOTAL I PERMANENT POP. POP. I------~------I -REQUI RE. I POPULATION I PERMIT I VISITORS I I I POP. I POP. I I

I 1986 370 2000 2370 I 240.05 I 700 940.5

I 1996 975 I 4000 4975 I 633.75 I 1400 I 2033.6

Excluding the Hotel site, there is already approximately 4500m2 of land zoned for commercial purposes. Assuming that 50% of this land is required for car park~ng and related activities, then the remaining land should adequately cater for the gross retail floor area require­ ment of 2000m2 up to 1996. However; the retail floor space situation should be kept under constant review by Counc i I . .

* Hotel Si te The Hotel site is a key site that should be carefully planned, both in terms of its integration with the centre of Marlo as well as the types of uses permitted and the standard of design.

The site has the potential for uses that relate to the expected increase in tourist demands for a higher stand­ ard of accommodation. An integrated development consist­ ing of: * residential * commerc i al * resort * recreation and * personal services is seen as p~oviding the so~ts of ~ses that will attr~ct mor~ tourist dollars to the Marlo area, whilst simultan­ eou~ly providing an opportunity to build on the eXisting ch~racter of Marlo th~ough selective design and land­ scape techniques. "

2. POPULATION AND SETTLEMENT 25.

c) Urban De sign

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.

Explanation: Marlo, liKe all small country towns has its o~"n individual character. This character is usually reflective of its physical setting as well as the people 1iving there.

Urban design pol icies can be a powerful tool for a Counci I. These pol icies would normally address matters such as: * sca·l e· and. form of bu i 1dings * j ux ta-po~. it ion of bu i 1dings * street$ and street furniture * signs * 1andscape features and screenings * 1i gh t i n9

d) Crown Land - Stirl ingStreet

That the Crown land adjoining the north easterly side of Marlo be set aside at present for passive rec~eational and nature study activities for the town.

Explan~tion: Although t~ii area may have some potenti~l for a special form of residential de~elopment, the northerly aspect and heavy vegetation ~n this l~nd ~ose considerable threat to the town, ~s well as to any developme~t that may occur on the land from wildfires.

On the other hand the attractive bushland that is currently situated on this land has a strong impact on the t~ns aesthetic setting and reinforces the character of the township. The area could be developed as a passive recreation area by providing walKing trails, picnic facil ities as well as nature study areas and bird.watching hides. !.•..

It is unique to have such attractive bushland so close to an urban centre and it would be unfortunate if this opportunity I,\/as lost.

It is essential that proper management procedures be followed to ensure that the danger associated I.-\Iith the areas high fire hazard rating ~e minimized •. ,------

2. POPULATION AND SETTLEMENT 26.

-e) Jet t y Ar ea

( i ) That Counc i 1 invest i gate as a rna tter of urgency, the better u~e of the areas around the jetty in order to increase the opportunity to increase car and boat-­ trailer parking.

(ii) That Council facilitate the provIsions of better toilet and related amenities in the jetty area.

Explanation: The area around the jetty becomes impossibly conjested during the peak hol iday season. Thi~ problem will get worse as time goes by which will ultimately f~rce many potential hol iday v-isitors to look for other locations.

A particular problem arises from the lack of adequate toilet facilities in this location.- This sort of facility is partic­ ularly important to holiday visitors as well as the boating people and day trippers - all of whom add to the local aconomy.

f) Recreation Reserve

That Coun-cil continue in its endevour to establ ish a small area on the northern part of the Recreation Reserve for a domestic refuse disposal area.

Explanation: The Recreation Reserve provides the town of Marlo with a unique opportunity, The Reserve consists of approx­ imately 43 ha.of land that is 60-70% tlea~~d. It is located I,-Jithin ciose proximity to the town which provides the oppor~unity to use it in a way that will enhance the attract­ iveness of the town, both aesthetically and economically.

A feasibil ity stud~ should be ~ar~i.d but by Council with the assistance of the

Department of Conservation, Forests and Lands. Ministri for Planning and Environment. Department ~f Spor~ and Rec~eation -

2.7.2.2 Due to the lack of a registerable growth rate over recent years it is impossible to make predictions as to what the future of Bemm may be. Many positive features relating to the area have been identifi~d in this report. T~e extent to which these attributes are promoted will strongly influence the future of the town. ------

2. " POPULATION AND SETTLEMENT 27.

Pol icy Re~ommeodations

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 allotment1 of A, Section A, Parish of Bemm, which abuts the existing township.

Explanation: This is the closest parcel of freehold land to the township. Existing services could ~e economically extended to service the area. The southern part of this allotment is zoned Rural 1 DI • i. e. Land pre'.1i ous1y iden t if ied as be i n9 suitable for future township expansion.

That" support be given to proposals which seek to promote de'Jelop"ment within or adhc"ent "to the "town.

Explanation: Any proposal having potential to improve th~ financial viabil ity of the area while having regard for social and environmental concerns should be supported.

That an independent s.tudy be undertaken into the economic, social and:environmental aspects of a coast road linking Bemm township with the Cape Conran area. This study has not ~ddressed the issue as it involue~ crown land.

Explanation:Asadvant~gestothe sub-region are" likely if a coastal road was constructed, there is a strong need for a careful study which t~kes these factors into account. 28.

3. RECREATI (III AND TOllRI SM

3.1 INTRODlICTI~~

Tourism in the Study Area is generally based on outdoor recreation associated with the natural assets of the area. Features include sandy beac~es, coastal inlets, and extensive undisturbed coastal scenery, and ready access for water-based activities.

The area is generally distant from major urban centres which maKes it difficult for the area to compete with other more accessible locations offeringc9mparable r~creati()nal attracjions ... One o.f its IJery attractions~ howev~~ is the opportunity to /get away from it all/ on a family hol iday.

Large numbers of visitors ~onsistentl~ travel to the area in the period between Christ~as and Easter each year. During thi~ period the perman­ ent population of the area is increased many-fOld, putting considerable pressures on the eXisting infrastructure of the ar~a and the environ- menta .

The travel time between the area and its marKets manifests itself in the highly seasonal nature of tourism, the area probably being considered as suitable for a longer stay but too far away for a long weeKend visit by man;' people.

3.2 STATE TOURISM CONTEXT

The State Tourism Strategy, released in mid-1984, aims at developing and promoting the range of tourism opportunities available in Victoria. The Victorian Tourism Commission (VTC) is the agency responsible for the implementation of this strategy.

The Strategy approach is to identify the competitive strengths in . tourism by focussing future development programs within seven primary resort zones throughout Victoria 1 inKed by tourism corridors.

The Study Area is located within the 'South-East Coast' Region in the strategy, which taKes in an area including Wilsons Promontory in the south and the summit of the Dividing Ranges generally to the north-west, and extends through to the Victoria/NSW border in the Shire of Orbost.

The primary resort zone, within this'region is the 'Gippsland LaKes'. The Gippsland LaKes are considered to be an area of major importance for vis i tor at trac t ions and tour ist infrastructure deve 1opmen t. The VTC is currently preparing a detailed tourism plan for the LaKes system which focusses largely on LaKe Entrance and its immediate environs. The plan is intended to encourage and fac i 1 i tate pr ivate sectbr developments combining accommodation and recreational facil ities. 3. RECREATION AND TOURISM 29.

The~e has been a substantial commitment by the Gove~nment to the Tou~ism St~ategy and the Gippslahd Lakes .zone, and the~efore any development or promotion of tou~ism in the Study A~ea should be complementa~y to the overall State stra~egy. The potential effect of this on the Study Area is probably limited as the Gippsland Lakes could be anticipated to appeal to a different market segment, competing for a different type of development.

A significant indication of the a~ea's full potential will be provided by a comprehensive tourism plan which is being produced for the part of East Gippsland, east of and including Lake Tye~s, Buchan and the p.roposed Cobbe~as-T ingar ingy Na tiona1 Park.

Thi~ ~tudy is being funded by the Depa~tment of Conse~vation, Forests .and Lands, the .Vi eto~ ian Tour i sm ~omm iss ion,. t1 in i stry for Fll ann i ng and Environment and the Rainfo~est Conservation Fund (Fede~al).

This tourism strategy ("Far East Gippsland Tourism Strategy Study") is to investigate and identify opportunities to inc~eas~ tuu~ism in the East Gippsland, and is one of the init.iatives being sponsored by the State Government following its review of thefutu~e of the timber industry in East Gippsland.

The area to be covered by the Tourism St~ategy Plan is wide~ than the Study A~ea, hmoJever, 1 ia i son IJJh i ch is p~oposed with the Sh ire of O~bost in the prepa~ation of this.St~ategyshould ensu~e that conside~able attention is focussed on the Marlo to Bemm area.

The objectives of the tou~ism strategy a~e to:

1. Identify the area's competitive strengths for attracting and substaining a significant inc~ease in visitors to the a~ea.

2. Identi4y the target markets.

3. Assess and document a practicable, achievable, and economically sound five year program.

4. Prepa~e a ~elevant promotionalp~ogram in detai 1 for two yea~s.

It is estimated that the plan will take a year to develop, and event­ ually complement the detailed tourism plan currently being prepared .for the Gippsland Lakes by the VTC.

3.3 STUDY AREA POTENTIAL

The Study Area has many of the necessary att~ibutes to attract a sub­ stantial increase in tourism. There a~e howeve~, a number of matters which will need to be given consideration, and constraints to be over­ come, prior to this occuring, particularly to meet the objective of increasing visitor volumes during the off-peak season.

The major potential constraint ~elates to the inherent confl iet between the attraction formed by natu~al envi~onment and increasing tou~ism growth. Limitations on growth through careful management may need to be imposed in certain areas to protect the appeal of the area and environment. 3~ RECREATION AND TOURISM 30.

Whilst over much ofth~ area it may be expected that these objectives can be met, this is not necessarily the case for Marlo unless certain constraints are overcome in the short term. The major constr·aints identified are patterns of land ownership which may preclude/prevent orderly development of the Tmllnship, the provision of a reticulated sewerage scheme, or an acceptable alternative to service parts of the Township and new. development, and the early release of sufficient residential land so as to maKe entry into the housing marKet more affordable and accessible.

The Shire of Orbost has recently been ~uccessfulin obtaining a Media Literature Promotion Grant through the Victorian Tourism Commission. This money which amounts to $35,000 ($15,000 - Victorian Tourism Commission, $20,000 Shire ofOrbost:> IAlill be used to promote a "Wilderness Cbast" conc~pt i~ the Shir~ of Orb~st .a~d could have significant spin-offs for the Study Area.

The manner in wh i ch the fo11 01,0./ i ng sites in the study area are deve loped could be of critical importance to the long term viabi1 ity of tourism i~ the area:

1. The site of the Hotel in Mar 1o.

2. The Jetty area at t1ar 10.

3. The Recreation Reserve at t1ar 10.

4. Cr mlln land north of St ir 1 ing Stree t in Marlo.

5. The approach road into Marlo.

Each has the capab11 ity to contribute a special character to the Township, and perhaps enable the Township to move to the status of an all season resort location. Their potential is dealt with in detail in Chapter 2.

3.4 RECREATIONAL ACTIVITIES

The primary attractions of the Study Area relate to water-based activities but .these are also strongly supplemented by many land based activities. Marlo,. on the Snowy River, has along histor;1 of boating going back to last century. Today the river is the scene of intensive boat ing dur ing the ho1 i day per iod, rang ing from sa i 1 in9 to pleasure craft to fishing annually and commencing about New Year. Th~ entrance to the open sea from Marlo is dangerous at certain times of the year, and periodically the entrance is clos~d by a sand bar.

The large areas of Crown Land in the close proximity to town gives opportunity for both passive and active recreation.

The coast between Marlo and Cape Conran is relatively undisturbed sandy beach, access to which is generally protected by a barrier of coastal dunes which run beside the road. The coastal area provides excellent scenery and has an unspoiled hoI iday character. This section of coast also provides excellent surf fishing. 3. RECREATION AND TOURISM 31.

At Cape Conran, there is. boat i ng access to the open sea, hO'lJever, in certain weather conditions it is not possible to use the existing facil ities. There has been a demand for all weather facil ities to over­ tome these hazardous situations~ but this matter remains unresolved at this time.

The Township of Bemm I ies further to the east, and access is currently obtained form the east of Orbost.

The primary attraction of Bemm is the excellent fishing at certain times of the year, and its isolation. Bemm also provides a choice between ocean and protected waters. Water based recreational opportunities inc 1ude. f ish i ng, sh00 ting, S~IJ i mm i ng, sa iIi ng, 1and based act i v i ties .include camping, horse riding trails, walKing and bush driving.

Ma~lo' has good access to the'Princes Highway' and Orbost and i~ within' day trip distance of a large range of recreational and tourism experiences .

. The all IlJea ther aerodrome at t1ar 10 prov i des. an a1ternate access to the ar.ea as well as joy flights and flying training OIJer the tourist seas·on.

·3.5 TOURISM FACILITIES

Fac iIi ties for. tour is.ts are· re 1a ted to the na tura1 a ttrac t ions and the remoteness o~thearea.

The impact .of a short to.urism season is. r'eflected in the type and alJailability of accommodatio,:", and facilities. The largest concent­ rations of visitors ar~ to be found at Marlo and Cape Conran, which is ItJhere !lcc.ommodation is predominantly available. Accommodation is generally limited to caravan/camping sites, and holiday homes available for rental. The current short tourism season has ~ot led to the . ·establ ishment of Hotels/t10tels, and only a fe~1J hoI iday flats have been built in recent years.

The largest form o'{ accommodation is the caravan/camping parKs at Marlo .and Cape ~onran which accommodate up to 1000 persons each at peaK periods. The C.F. & L. proposal to construct cabins for 100 people at Cape Conran will further expand the capacity for tourism once it is completed. In Marlo, there are potentially up to 100 hoI iday homes available for rental, to which may be added some homes of permanent residents when on hoI iday.

A recent consultant study (3) for the Land Conservation Council provides some interesting information on the point of origin of visitors travel 1 ing to the area. The dom.inant feature is the number of people from the Melbourne area who hoI iday in the Study Area. 3. RECREATION AND TOURISM 32.

TABLE 3.1

PLACE OF RESIDENCE OF VISITORS AT MARLO MUNI CI PAL CAMPING GROUNG (15/12/85' - 31/1/86) .& BEMM MUNICIPAL CAMPING GROUND (23/12/85 - 27/1/86).

Place of Residence ;~ of ~) isitors a.t Marlo at Bemm

Melbourne Metropol itan 49 85 La tr.obe Va 11 ey 40 4 Bairnsdale/Sale area 8 Canberra 5 Other 3 6

, Source: NIEIR Study of East Gippsland Tourism Industry prepared for LCC - March 1986... p 21-22.

Note: Percentages relate to no. of sites, not the no. of persons at the Camping Gro~nds.

Some tour ists taKe the opportun i ty to purchase 1and wh i 1st on hoI iday, often with the intention of building at a later time. This situation is appl icable to Mar·lei. HOI}Jever several factors may be mitigating against this occuring to the detriment of the Township's ultimate touri,sm- related growth: .

1. The s.i ze .of the Townsh ipis small, and the number of vacant lots available for sale and development limited because damand is . greater than supply. The demand for sites has been compounded by persons who are employed in Orbost Township moving to reside in t1arlo.

An fndication of the impact is the advertisement of a fibro~cement house in Marlo for sale at $67,500. and a vacant lot for $28,000. in August, 1986.

2. Fail~re to obtain suitable housing for sale or land for development may be inducing some prospective buyers or developers to search for al ternative locations.

In the case of Marlo, theprolJision of additional tourist accommodation facil ities willalso.be dependent on the provision of Town services, particularly sewage treatment.

To a lesser degree there seems to be the same problem of demand for lots being in excess of supply at Bemm, although this is not borne out by building statistics. Lots for sale are very scarce and those that are for sale are relatively expensive ($12,000 - $13,000 with only basic services). 3. RECREATION AND TOURISM 33.

Al though the isolation of Bemm has appeal to a significant number of visitors to the township it is unl iKely that much more additional holiday accommodation will be developed unless some of the areas attributes other than fishing can be.exploited.

3.6 SUMMARY

Competitive strengths:

the. area caters well for family hol idays .,."ith safe attractive beaches and good fishing in the Snowy, Brodribb and Bemm River estuary systems;

op)~ortunit)es ~xi.st for the planned. pr'oIJision.o{ hol ida:t and retirement accommodation in the town of Marlo.

Complementary strengths:

the unadulterated and uncrowded nature of the coast and estuary;

temperate climite;

the pea~eful nature of the resorts of Marlo and Bemm; particularly from April to December;

bush camping in the coastal forest at Cape Conran with ocean vi el.A1s;

easy access to Orbost as a region~) shopping centre. 34.

4 . RURAL AREAS

4.1 INTRODUCT I ON. ' The rural area generally comprises the floodplains and river, flats of the Snowy, Brodribb and Bemm Rivers and Cabbage Tree CreeK, the Marlo Plains, the Tabbara area and land to the west of Marlo near Corringle LaKes.

'The 1and is a gener'a 11 y cleared and, is used predom inan t 1y for beef grazing. Other farming activities include dairying, sheep, and limited marKet gardening and cut f10wer,production.

The rur~l areas have extensive common boundaries with Crown Reserves; a.nd"are dilJidedb;1 them- these range from rivers', wetlands and coast's to forest and woodl~nd.

The approach taKen in preparing the strategy for rural areas included consideration of the following:

(1) the agricultural economy of East Gippsland and identifiable trends;

(2) the characteristics of the study area in terms of o~portunities and constraints;

(3) facts IJJhich effect the establishment and continued viability of agricultural activities;

(4) the community benefits and costs as~ociated with various development options in rural areas.

The evaluation of these matters under1 ies the strategy which has been recommended for rural areas in the Study Area.

4.2 AGRICULTURAL ECONOMY OF EAST GIPPSLAND.

Information on the agriCUltural economy is not available specifically, in terms of the study area.,

The information available on East Gippsland, including the Shires of Orbost, Tambo, and Ba irnsda1e, does ho~"ever prov ide a general view of the role of agriculture in the region.

The information has been compiled from sources including the Austral ian Bureau of Statistics, the Department of Agricu11ure and Lind ,Conservation Council Reports.

The terms of trade of farmers generally have been in steady dec1 ine for many years because incomes have fa i 1ed to keep up with increas ing farm costs. In East Gippsland agriculture remains a significant but dec1 ining contributor to the economy, despite the low proportion of land under agricultural use. In 1984/85 the annual gross value of agr icu 1tura1 produc t i on in the reg ion vIas more than $40 Mill ion. r I 4. RURAL AREAS 35.

The major agricultural activities are beef cattle production, dairying, sheep meat ~nd wool production, and horticultural production ­ predominantly vegetable growing.

The most significant trend is the decl ine of stock numbers. Tbe production of beef cattle i~ the major aQricultural activity in East Gippsland. Numbers in the past decade h~ue dec~eased from 40',000 in early-seventies to 25,000 in mid-eighties (in Orbost). The distance of producers from markets and sources of inputs has 1 ikely accentuated the trend.

Similarly dairy cattle farms and numbers nave decl inedfrom 16,000 to 8',700 over the same period. Diffic~lties faced by the dairy industry . appear to be particularly related to high transport costs associated 1.lJith mil.~ produc.tion. il) the ,area (transpo.rtto t1affra ).•

Crop production is'one area where production h~s increased. A large proportion of vegetable production is grown under contract to food processors, but there has been an increase in production of fresh vegetables for Melbourne and Sydney markets.

Many fa~m~ are inv6l~~d In more tha~oneent~~prise, trie main conbination being beef and sheep. The farms are predominantly family owned, IAJith m,?st operated as family partnerships. . . The estimated number of farmers classified according to main enterprise in 1984 1,\Ias:

Beef 29~~ Sheep 24?; Beef/Sheep 26~~ Dairy 1 O~~ ',}egetables 10% Other Crops e·;

The factors which currently 1 imit production include pasture qual ity and quantity, low profit margins, herd size, lack of confidence in the fu ture of the industry, managemen t ab i 1 i ty, and 1el)e 1 of farm indebted­ ness. Although there is potential for productivity improvements in the region, factors restricting change include low returns on capital, lO~\1 pasture productivi~~ .(mainly due to high fertil iser costs) variable seasonal conditions, slow adoption of known technology, satisfaction with existing production levels, and the upward pressure on land values.

4.3 CHARACTERISTICS OF THE STUDY AREA.'

4.3.1 Population and Development.

There are 93 rural properties in the Study Area, ranging up to 349 ha in area. The avera~e size of rural hotding~ is 116 ha. The majority of rural land is between Marlo and Cape Conran, an area which is generally referred to as the Marlo Plains.

Table 4.1 gives the breakdown of resident and non-resident owners of rural holdings, and Table 4.2 the distribution of holding sizes. 4. RURAL AREAS 36.

TABLE 4.1

lAND (U,JERSHIP

No. of Area of $ Proper ties Proper ties

Owned by Shire Resident 69 (74.2;~) 8589 ha (79. 6~~) Owned by Non Shire Resident 24 (25. 8;~) 2200 ha 0: 20 . 4~1.)

TOTAL 93 10 O~I, 10789 ha 100%

TABLE 4.2

DI STR I BUT I (]\I OF EX I ST I NG RURAL TENB1ENTS

IN STUDY AREA BY TENB1ENT SIZE

RURAL AREA

<2 Ha- 7 )2 Ha - 4 Ha 1 )4 Ha - 8 Ha- 1 )8 Ha - 50 Ha 25 )50 Ha -:" 100 Ha 16 )100 Ha - 150 Ha 14 )150 Ha - 200 Ha 20 )200 Ha - 250 Ha 2 -)250 Ha - 300Ha 1 )300 Ha 3

90

Source: Shire of Orbost "Records. 4. RURAL AREAS 37.

There has been only 1 imited presslJrefor development until recently (1984). In the rural areas, there were seven (7) building approvals and sixteen (16) lots created in the past decade .. The population of the Rural Areas seems to have remained fairly static. e.g. The Marlo Plains has had a population of approximately 80 persons for the period 1971 to 1981.

4.3.2 Agricultural Quality

A de ta i 1ed assessmen t of the agr icu 1tura1 qual i ty of rural 1and in the Study Area is shown in Table 4.3.

Most of the grazing land is marginal agricultural country and requires heav>' appl ications of fertil izer to reach full potenti_al. Thi:. is part(cularly so in-.-the Marlo pfa(ns area.

Th~ Snowy River Floodplains, plus the river flats of the Brodribb, Cabbage Tree and Emu Rivers are the most versatile and productive land in the .Study Area. These areas are predominantly used for grazing of beef cattle and dairying. Some of this land may have the potential to be used for more intensive market gardening, which is occuring to a 1 imi ted extent.

Factors IAlhich may be 1 imiting this potential are:

1. The existing patterns of subdivision iind landownership.

2. The distance from major markets (Melbourne, Sydney, Canberra) increases costs particuiarly f6r transportation. 4. RURAL AREAS TABLE 4.3 38.

AGRICULTURAL QUALITY OF RURAL LAND

CLASS DESCRIPTION AREA ------

2 Land which is versatile and inherently Snowy River Flood pr~ductive. It is flat and subject to Plains, River flooding, or low to moderatley sloping. Flats of Bemm The soils are generally fertile, well River & Cabbage aerated, reasonably deep well drained Tree Creek. with moderate to good water holding capacity.

The soils are able to be maintained in good tilth and regularly cultivated providing care is given to the "maintenance cif good structu~e and the preventi'on of erosion. The growing season is 10 to 11 months.

3 Land which is inherently productiv~. Land to the . but 1 imited in versatil i~y due to. loss immediate North of tilth under regular cultivation, or and eastward of shallow soils. The land is capable of Marlo. grazing,as well as more intensive Tabbara area east uses, such as orchards where regula~ of Lake Curl ip. cultivation is not required. The Higher slopes of growing season is 9 to 10 months Cabbage Tree ~epending on the availabil ity/ Creek. util isation of underground water. North,W~st of LaKe Corringle.

4 Land of limited versatility and low Marlo Plains in terms of inherent productivity. area. The soi Is, if slope and climate are' Small areas West non-l imiting, are generally problem of Snowy River soils. These soils include course located between sands of low fertil ity, low water Ew ing Marsh and holding capacity and susceptible to Lake Corringle. erosion, or soils which are shallow with mod~rate rock or stone content.

Within the Study Area most of the land is designated Class 4a agricultural quality. These soils can withstand regular cultivation, but high inputs of fertiliser, supplementary irrigation and measures to prevent erosion would be required to achieve reasonable productivity.

------

Reference: Swan and Volum, Assessment of Agricultural Qual ity of Land in Gippsland, Department of Ag~iculture, Victoria, r August 1984. I i 4. RURAL AREAS 39.

4.3.3 Erosion RisKs a~d Flooding

The suitability of land for a particular use is largely dependant on its physical characteristics. For example, steeply sloping land is less capable of intensive development than relatively flatter land, and land IAiith thin unstable topsoil and little vegetatil.le cover could be a pote~tial erosion hazard if it were to be developed without ~ufficient care. Other fac tors \.oJhi ch cou Id ser iousI y affec t the ':·U i tab iIi ty of ~ land for a particular use are the problems of flooding and poor local drainage.. .

The Land Protection Service of the Department of Conservation, Forests and Lands and the Rural Water ·Comm iss i on of ',) ic tor ia were engaged to assess erosion risK and flooding respectively in the Study Area. Both assessments were based on an identification of areas of relatively similar physical characterisTic':.

The designatiDn of land as having erosion risK is not intended to necessarily restrict the development of the land but rather to indicate the degree of constraint on development. An important aim of the mapping exercise which was carried out was to ensure that inappropriate development does not occur in areas where erosion is a constraint. Where particularly servere erosion risK exists, it will be necessary to ensure that proposed development taKe account of that risK.

Information provided by the Rural Water Commission indicated area,:· that were s~bject to reg~lar inundation due to their location in either a floodplain, wetland or being land that contained many low lying pocKets of 1and.

I.-"hilst there is flooding information available on the SnolAlY River, only very 1 imited information was available· on other CreeKs and Rivers. The largest recorded flood in the Snowy River occured in 1971, but large areas of the lower reaches of the Snowy Ri ver, KnolAin as the Snowy River Flats are 1iable to flooding at any time of the year. The Commission stated that· the exercise carried out was not intended to be an accurate definition of all land 1 ia~le to flooding and would not necessarily restrict future development within the area identified as flood plain. The flood plains shown may IAlellinclude high land which has little or no flooding p~oblem and drainage should be carefully considered in the planning of any new development where the advice of the RWC as the Drainage Authority may be sought.

Areas which are subject to erosion risK, floodprone or have poor local drainage are shown in Map A, Appendix 2. 4. RURAL AREAS 40.

4.3.4

A Fire Hazard Map was prepared for the Study Area/s rural freehold land using the expert knowledge of the Proper Officer, Council Officers, and the Department of Conservation, Forests and Lands, Orbost Region. This team, using Shire base maps for the Study Area identified the degree of fire hazard of different areas according to the following factors:

* Frequency of the Fire Season * Length of Fire Season * Aspect of Slopes * Steepness of Slopes * Amount ofl,)egetation - particularly ground cover' * Annu~l Driest Stat~ of Ve9~tatjon * Fir, History * Amount of Existing Development * Road Network * Fire Fighting Serv~ces

The fire hazard assessment provides an information base for sound land management and land use planning~ Specifically it provides a basis for review of Council's planning policies and controls to reflect the fire hazardous nature of particular areas. (Refer to Map 2)

In general the greatest danger to 1 i fe and property occurs ~... here development is located in areas of very High, High or Upper Moderate fire hazard. There are no areas of Very High hazard in the Shire, but there is an area of High fire hazard ('Tabbara') and Upper Moderate fire hazard ('Corringle'). The 'Marlo - Marlo Plains' area, whilst rated Lower Moderate, is very close to being rated Upper Moderate and as such it is considered that consid~ration should be give to the Upper Moderate recommendations for the Marlo - t1arlo Plans area.' Specific policies need to be formulated for considering any proposals to subdivide or develop in thes. fire hazard areas.

D~tailed information on the fire hazard ratings of the Study Area is shown' in Appendix 2.

4.3.5 Conservation Significance Specific areas/sites in the Study Area have been rated in for their /Botanical' and 'Zoological/ Significance. Whilst the majority of these areas have' already been protected by way of publ ic reservations, certain parts of the~e areas also include areas of freehold land as part of the area's significance. Careful consideration of any proposed subdivison or development on or near the following areas needs to be made so as to avoid, disrupting or disturbing in any way the floral and faunal significance of the following sites/areas:

(a) Zoological Significance Cape Conran Mouth of Snowy River Sydenham Inlet

(b) Botanical Significance Brodribb River One 4. RURAL AREAS 41.

4.3.6 Landscape Significance

The /Geomorphol og i cal / Sign if icance of Study Area sites/areas was a1<.:·0 rated in Appendix 2. More than half of the Study Ar~a has been rated as containing sites of /State Significance ' •

(i .e. Landforms which clea~li display or provide an important contribution to the understanding, stratigraphy and evolution of the landscapes of Victoria). These areas are:

* Sydenham Inlet; * DocK Inlet; * Cape Conran; * Marlo Plains; and *- Snowy River Entrance and·Floodpl~in~

The report also recognises nine other smaller areas as being of 'Regional Significance/.·

It is considered that these areas and sites are of particular signif­ icance to the character of the Study Area and should therefore be the subject ~f care and attention when development or recreation proposals that could materially affect them are being considered. This should also apply to uncategorised (non-significant) land which may abut any of the areas of significance outl ined under this and the preceeding section.

4.3.7 Histo~ical and Archaeological Significance

Whilst four sites of historical significance were highlighted in Appendix 2, it is considered that these areas will not impose major constraints on the use and development of freehold land in the Study Area.· All four sites are located on publ ic land in the Study Area. However, care should betaken when c6nsidering ~evelopmerit proposals on any nearbi private land which may not be compatable with these historical si tes.

Constraints may be imposed by the general recognition by the Victorian Arch~eological Survey that the Study Area has a very high archaeological potential especially around Marlo, Pt. Ricardo and Cape Conran and that it wishes to be informed in advance of any development which· wilf in any way disturb the surface of the land or result in the clearance of native vegetation. 4. RURAL AREAS 42.

4.4 DEY.E.!:.Q-FMENT CONSTRAINTS

4.4.1 Planning Controls

The Study Area forms part of the LaKe Tyers to Cape Howe Coastal Planning Scheme. Agricultural land is generally included within the "Rural A" zone of the scheme in the Study Area.

All subdivisions in th~ "Ru~al A" zone requires the consent of the Shire of Orbost. This is in the form of a planning permit issued by Council.

The type of subdivision control which appl ies can be described as a minimum subdivision approach. Using this approach, lots which may be at or above a minimum size, which in this scheme is 50 ha. ~ r r r ~

Subdivision of lana into smaller areas (less than 50 ha) may be permitted in some circumstances, where the purpose is:

1. To real ign property boundaries. 2. For a specified rural use. 3. To create a site fo~ a house which existed at the approval date of the Planning Scheme. 4. To create a site fo~ a new house.

In each of these cases, the opportunity to subdivide is availab~e only once with regard to any allotment or land holding.

Where a site is being created for a house, the subdivision is referred to as an "excision" of land.

I,o,/h i 1e small all otmen ts may be created by several' d iHeren t means an impor~ant distinction to maKe i~ th~ difference between th~ creation ofa small lbt by an "excision" of land fr6m ~n existing farm, and the subdivision of land into small lbts for hobby farming or for residential 1i v in9 in rural areas. .'

The Strategy Plan was in part initiated as a response to concerns about the appropriateness of existing planning controls. Several landowners in rural areas had sought· to subdivid~ land into allotments less than 50 ha in are~. Whilst Council ~uppo~ted th~se proposali, it was unable to consider their merits under the provisions of th~ "Rural A" zone. Amendments were proposed to the Planning Schem~ by Council to provide exempt'ion for specific sites in the "Rural A" zone, to enable the land to be subdivided in a more flexible manner.

The Ministry for Planning and Environment did not support these proposals generally because of the lacK of a frameworK for subdivision contrary to existing controls. There was cbncern that these proposals would lead to widespread pressure for subdivision of the rural area. (Refer to Appendix 4)

It was conside~ed that proposals should conform with an overall Strategy for rural areas which was reflected in the Planning Scheme or in guidel ines. 4. RURAL AREAS

The Planning Scheme for ex~mple includes a "Rural~Residential" zone, but this zoning is 1 imited in area in the Study Area. In this zone, subdivision of land into allotments of 0.50 ha and above is permitted for rural 1 iving (this area is related to on-site disposal of effluent). Rezoning of land to "Rural-Residential" subject to guidel ines requires closer examination as a potential means to satisfy demands for small allotments in the Study Area.

In addition to subdivision, planning controls also apply to the use of rural land. In the "Rural A" zone, "·Animal Husb'cindry", "Farming" and "Forestry" are uses which do not require consent. Planning permission is required however, for more intensive agricultural uses such as "Pig Keeping", "Poultry Farming" or a "Plant Nursery" because of their potential impact on the environment or other landowners. A Building Approval only, i~. r'equired for a "Rural House" (a house on land gre'afer than 50 'ha in area), but building' setbacKs from roads and "­ watercourses are usually required.

In the "Rural-Residential" zone, rural activities are not currently permitted.

Relevant extracts from the Lake Tyers to Cape Howe Coastal Planning Scheme are included in Appendix 3.

4.4.2 Servicing and Management

The most significant service cost relating to rural subdivision in the Study Area is road maintenance. The results of a detailed study of a number of roads in the south west part of the Shire of Orbost (including the Study Area) is included as Appendix 10.

Consideration must also be given to the additonalcost associated with providing other services to rural subdivisions, such as electricity, water, telephone and social services and whether or not there is an avenue to recoup these costs to ensure that residents do not have to subsidise this form of development.

4.5 RURAL AREAS STRATEGY

4.5.1 Strateg i c Issues

Farmers have been experiencing the trends of increasing farm costs and reducing incomes. Falling world prices for agricultural products, the devaluation of the Austral ian dollar, and changes in consumer demands in the domestic market combined with high interest rates, labour costs and technological change are some of the factors that have changed the nature of farming dramatically.

Farmers have responded in a number of ways ,including increasing farm products, diversify their productive base, sell ing off capital or borrowing additional funds. In some regions, farming is no longer seen as a viable land use, or as contributing significantly to regional and agricultural economies. Decl ining farm profitabil ity underl ies in many cases, the increasing pressure to subdivide rural properties into hobby farm, rural-residential or holiday oriented allotments. 4. RURAL AREAS 44.

Current trends away from farming to residential and recreational land uses have the potential to reduce the integrity and amenity of rural areas. There can be complex social and environmental consequences of a major change in the land use in rural areas.

Many of these subdivisions are speculative and in the their prol iferation can create difficulties for the genuine farmer. There is the problem of land used for genuine agricultural purposes having reflected upon it an unreal istic value, and suffering other problems caused by either neglect of the small parcels or the introduction of diseases and other pests.

While there is an immediate gain to some farmers who have not found farming very profitable, the overall effect may be to counteract farming I.Jiabil ity .of .an area .and therefore place .its economi.c basis at risk. Other important considerations include:

* The cost of supplying new development with additional physical and social services.

* Problems of waste disposal. *.Whether there will be a significant change to the rural landscape to the detriment of its character and appeal.

Planning controls clearly have a significant role to play in improving farm viability and preventing agricultural decline. The versatility of agricultural operations need to be increased without compromising long term farming capacity or introducing unacceptable costs to the community and environment.

S~bdivisioncontro1s in particular can have a significant impact on the development and use of agricultural land. The major consideration with rural subdivision relates to its effect on agricultural capabi1 ity, and therefore on the rural economy.

The concept of a minimum rural holding which will support a viable agricultural activity has not generally been adopted in planning schemes. The reason for this is largely the diversity of agricu1tur~1 uses and the variety of farming techni~ues available. The pr~ctice has been to estab1 ish fairly arbitrary minimum areas for subdivision, set high enough· to discourage subdivisions that are speculative and premature or for other than genuine rural purposes. This approach appears to have been appl ied in the Lake Tyers to Cape Howe Coastal Planning Scheme. .

It is considered that subdivision controls are better related to:

* Productivity of the land (agricultural capability); * Suitabil ity of the land; and * Structure and nature of agricultural industries.

Subdivision controls should ensure that farmers have maximum incentive and f1exibi1 ity to retain land in agricultural production. therefore important to find a balance between the creation rural lots, and the preservation and enhancement of viable proper ties. 4. RURAL AREAS

4.5.2 Rural Strategy

The recommended rural stra~egy is based on the assessment of the characteri~tics, trends, issues and constraints which apply to the Study Area.

The primary criteria underlying the strategy are:

1. The importance of agriculture to the economy of the area, and therefo~e the need to retain land in agricultural production;

2. The 1imited versatil ity and low productivity of the majority 'of the rural areas in the study area;

,3. Current trends in rural are·as caused by the ,decl ining terms of trade of fa~mers;

4. The importance of providing opportunities for thecr~ation of small allotments for viable rural activities where a need can be demonstrated;

5. The importance of meeting the legitimate demand for small allotments for residential living in rural locations in areas which do not impose unacceptable costs on the community or the environment;

6. The impact of all subdivision on agri~ultural production and land value;

7. The impact of agriculture on environmentally sensitive areas including streams, wetlands and the coast;

8. The adequacy/appropriateness of existing planning controls to satisfy these considerations.

The importance of planning controls, particularly subdivision controls, have been identified as having potential for ~mproving farm viabil i ty and preventing agricultural decline.

It is therefore recommended that obj ect ivesbe introduced into the provisions for the Rural Zones in the Planning Scheme; The above criteria form the basis of the objectives required,~hich ~ould provide for general assessment of development proposals. Possible objectives include: .

1. To conserve the qual i ty of the so i 1 resource so as to enabl e the continuation of suitable land use;

2. To encourage land use and farming practice consistent with sound rural land management;

3. . To conserve water qual ity and watercourse capacity;

4. To encourage development in harmony with the rural landscape and environment.

Subdivision controls have a significant role to play. The existing subdivision controls have retained land in agricultural production, but this may be related to the disincentive to subdivide rather than an incentive for agricultural actilJity. 4. RURAL AREAS 46.

The minimum subdivision approach based on 50 ha which appl ies to the rural area has helped to keep many properties in broadacre farming by· reducing the incentive for subdivision. Advice from the Department of Agriculture and Rural Affairs indicates that properties in excess of 100ha would generally be required to satisfy farm viability over- most of the study area.

The landowner has therefore had little flexibility or incentive to subdivide because the subdivision of one or two 50 ha allotments from a larger farm may render the balance of the farm economically unviable. In addition, allotments of 50 ha may be difficult to sell, being too small to achieve economic viability, and too large to attract most hobby farming activities due to high capital and labour costs which would be needed to work land of low productivijy.

Under existing planning controls, it has been pointed out that there is the opportunity to "excise" small allotments (not exceeding 2 ha in area) from a rural property. The I imit is 2 where the balance of the property after excjsion is 50 ha or greater, but none is permitted where this is unable to be achieved.

The opportunity to create small allotments ha!:. in the past had the benefit of providing house·sites for members of a farmer's fami.ly or occasionally capital on retirement,. and has been exercised sparingly. Recent trends created the incentive for this opportunity to be taken up at a greater rate probably merely to raise capital.

The impact on agricultural production, and the cost to the community of widely scattered small allotments across rural areas is a matter of concern. Substantial direct and indirect costs are incurred that are not adequately recovered by existing Council rates and charges, particularly in terms of road maintenance costs. This means that residents of the townships in the Shire are required to subsidize these costs.

While the existing subdivision controls have generally retained land in broadacre areas, there is now greater pressure for fragmentation related to the decl ining terms of trade of farmers, and a mismatch wi th the size of allotment required to achieve economic viability.

Subdivision policy·needs to be revi.ewed from time to time. It is clear that the existing subdivision approach has two distjnct components ­ minimum size and excision rights ~ both of which present concerns.

It was considered that increasing the minimum size for subdivision to 100 ha in line w·ith general requirements for agricultural viability at present would be inappropriate because of the possible hardship that may be placed- on some persons, and the cycl ical nature of the agricultural economy. On the ,other hand, any reduction of the minimum subdivisional area would be· counter productive to keeping land in agricultural production. Such land would I ikely be taken up by hobby farmers who can increase the potential for poor land management and raise the risks of fire hazard, noxious weed infestation and dog problems.

Al though allowing small allotments in the rural area is of concern, it was considered that total el imination of excision rights could disadvantage farmers wishing to create small allotments for a genuine purpose. Reduction in the number of allotments able to be excised, or more stringent assessment in approving excisions were viewed as more appropriate means of potentially controlling the spread of small allotments. 4. RURAL AREAS 47.

A~ the minimUm subdivision approach is generally unable to satisfy the criteria chosen for the rural strategy it is recommended that an ~averaging" or "density" approach be adopted consistent with a number of Planning Schemes in Victoria.

Averaging is an approach which combines broadacre subdivision and sma 11 lot e:

The ~xisting minimum subdivisional area of 50 ha has been selected for the.a.verage for the follOWing reasons:

1. . Acceptan~e of· the' same' area a:· presen t 1y app 1 i 1.':. in the Pl ann i ng Scheme was seen to make transition to the averaging approach more acceptable;

2. Allotments less than 100 ha would be unable to be subdivided without an amendment to the Planning Scheme which has distinct advantages for retaining agricultural productivity;

I'e I.' 0 I' I.' I.' I.' I' S 1..11 3 . Sm all a. 1. lotmen t s a mol' eli. k 1y" t . bee a t. din c1us t hieh hav~ servicing and economic advantages

It ~... as also considered appropr'ia.te to accept the present res.trict·ion on fh~ size·of small allotments able to be created, which is-2 ha. This . . isto safegua.rd aga.inst potential problemsi:noted above) sometimes associated with hobpy farm size allotments.

The e~fe~i of. the differentappro~ches can be understood using 110 and 2id ha allotments as examples.

For a 110 ha lot, the present planning controls would enable the creation 2 allotments over 50 ha and 2 small allotments less than .2 ha. (i. e. 4 all otmen ts in an area where 100 ha. is requ ired f,:;" econom ic I..J i ab i 1, i t;i ,a11 pot ent iall;1 imp os· ingunac c I.' pt ab 1I.' cost:. on the commu nity or environment). The averaging approach based on allotments greater than 50 ha and not greater than 2 ha would only yield 2 allotments if subdivided but is more flexible, and could potentially yield allotments of .10a and 2 ha or 50 and 60 ha. The former of these choices would satisfy the chosen criteria of the strategy.

A 210 ha allotment presents a similar case. Current planning controls wou 1d all OIAl 4 3.11 otmen ts gr.ea tel' than 50 ha and 2 1ess. than 2 ha (i.e. again with similar potentia.l problems). Averaging is more flexible and would allow a total of 4 allotments, with multiple choices such as 50, 50, 108, and 2 ha or 103, 103, 2 a~d 2 ha or 204, 2, 2, and 2 ha. A ~umber of these satisfy the criteria.

An important point to establ i~h is that once a land holding has been subdivided to its maiimum extent by the averaging approach, it cannot be I subdivided again. This also appl ies to any SUbsequent owner of the land. It would be .possible to subdivide some land at a time though I until the maximum.is reached. Failure to enforce this woul.d be 1 ikely I to lead to abuse inthe longer term. There are several options to ~nsure ~his remains a once onl.y ri~ht. .

..... 4. RURAL AREAS 48.

A_n.~_t~_~r _i.rnR()r.!an.t_ cr i t eri a I,~a s the pr ov i s i on f or- crea t i on of sma.ll allotments for via~l~~~Fal activities where i need can. be demonstraied. The Planning Scheme presently contains a provision to enable Council to permit subdivision for certain developments. Where a. need can be established and is able to sa.tisfy other criteria, it i:. recommended that the 'development be facil itated by 1,

Subdivision and development of rural areas shall also be required to'be subject to the range of other constraints set down in this report including:

1. Possible impacts of proposals on environmentally sensitive areas such _as str~ams, .',~etlands and.th.e coa:.tj,..

2. The Fire Hazard Rating on the' area;

3. Any potential risks of flooding or erosion;

4. Areas of histor.ical or archeological significance.

Rural Residential

It is evident from the number of proposed planning scheme amendments put forward in the last three years that there is a legitimate demand for the creation of small allotments to cat.r for hobby farming and rural 1 i vi ng.

The selection of land within rural zones to create small allotments requires careful consideration and should take account of the follo~ing:

1 • Potential for rur'a 1 produc t ion",nd effect on v i at, i 1 i ty of agr i cu 1tura1 produc t ion;

2. Proximity to existing ~ettlement;

3. Serv ices pos it i on 'and ava i 1ab i 1 i ty of fu ture alJa i 1ab i 1 i ty of water, ~lectricity and drainage; .. 4. Accessibil ity, particularly the provision of constructed and sealed roads;

5. The cost of providing and maintaining the necessary ser~ices;

6. Topographical suitabil ity;

7. Attractiveness and 1 il

8. Fire hazard rating of the area - lots need to be desig~ated in accordance with 'design and 5iting guidel ines for houses and s~bdivisions in rural and fire prone areas.

9. Land zoned for rural residential purposes should be located to avoid interfering with possible future expansion of the .township urban areas.' 4. RURAL AREAS 49.

Under the provIsIons of the Lake Tyers to C~pe Howe Coastal Planning Scheme, land. zoned Rural Residential can be subdivided, subject to the issue of a planning permit, into lots having a minimum area of 5000m2. The amount of area necessary to satisfy the demand for rural residential land is obviously dependant on the maximum lot size adopted. Although no specific recommendation has been made regarding a maximum rural residential lot size, for the re·ason:- alre.ady outlined in Rural Area:­ discussion, there is. some merit in limiting lot sizes to 2 Ha.

It is considered that enough land :.hould be zoned rl,Jral residential at any time to meet five years future demand.

At present there is an uptake (i.e. building approvals issued) of 5-6 lots per year in the area extending from Nowa Nowa to Cabbage Tree. Given the previous pressures for development at Marlo, it seems reasonable to as'sume" that th"e Mar'lo area 'could attract a simiiar amount of activit;... suitablie lots lAlere available.

A summary of the Rural Areas Strategy is therefore as follow~:

* The inclusion of objectives in the Planning Scheme;

* An averaging approach to subdivision; * Provision ""for specific uses on small allotment:- if the need can be e:-tabl i shed; * Inclusion in the Planning Scheme of a range of matters that shall be taken i n.to accoun tin cons ider i ng proposa 1s.

* The identification of areas adjacent to Marlo township within which controlled rural res~dential development could accur. APPENDIX

CCtITACTS PERSONS INVOLVED IN STRATEGY

t1r. Stan Weatherall, Shire Engineer·, Municipal Offices, Orbost.

Terephon~ No. (051) 541 OeS

Mr. Kevin Jackson/ Mr. John Brennan, Ministry for Planning & Environment, 1st Floor, Hotham Latrobe Building, 71 Hotham Street, Traralgon.

Telephone No. (051) 745 223 . APPENDD( 2

THE NATURALENVIRONMEtIT

1. SITES OF SI GNI FlCANCE

(1) Stat~ Significanc~: Syd~nham Inl~t Dock In 1~ t Cape Conran Marlo Plains ·Snowy Ri l)~r Entranc~. Snowy Ril)~r Flood Plain

(2) Regional Significanc~:· P~arl Point Point Ricardo ~ Cape Conran Dun~ Ridg~s Cl iff at Fr~nch/s Narrows Snowy Ril)~r Islands Lal<~ Corringle Corr i ng1 ~ S~\jamp Lal<~ Cur 1 iP Brodribb Ril)~r T~rrac~ Ewing Marsh River Cl i ffs, Low~r Snm\jY Ri l),~r

(3) Local Significance: Y~rrung Ril)~r Snowy Riv~r - Brodribb Ril)~r Conflu~nce Corringl~ Lak~s

2. EROSION RISKS AND FLOODING

Factors which can s~riously aff~ct th~ suitabil ity of any gil)~n ar~a of land for a pa~ticular us~ are ~rosion risk and flooding or poor drainag~.

For th~ purpos~ of this Strat~gy, th~ s~rvic~s of both th~ Land Prot~ction S~rl)ic~ .of th~ D~partm~nt of Cons~rvation, For~sts and Lands and th~ Rural Wat~r Commission of Victoria w~r~ engag~d to ass~ss ~rosion risk and flooding r~sp~ctiv~ly in th~ Study Ar~a (s~~ Map A). Both as'E.~ssm~nts w~r~ g~n~rally bas~d on an id~ntification of ar·~as of r~latil)~ly homog~n~ous physical charact~ristics (or Land Syst~ms, and the subseQu~nt ~valuation of thes~ ar~as capability for small lot d~v~lopm~nt around 2 - 4 hectar~s. APPENDIX 2

In the case of erosion risk, each Land System area (six in total) was rated by the Land Protection Sl:'l'vice to determine the degro(' of 1 imitation each must overcome to ensure that there will be no resultant land or water deterioration, or risk to the land itself, by such small lot developers. A standard five class system developed by the then Soil Conservation Authority was used as a basis for such assessment (See Table). The resultant assessment indicated that the three Land Systems in the Coastal Unit ('Bp', 'Ba ' and 'WW ' on Map A) are rated as including areas of 'Moderate' (Class 3), 'High' (Class 4) and 'Severe' (Class 5) erosion risk. Of the three Land Systems in the Plains Land Zone, one ('N' - riverine terraces) is also rated 'Moderate' to 'Severe' erosion risk, whilst the remaining two ('Wo' and "Wa / ) are rated as only being either "Nil to I)ery Low' (Class 1) or 'Low' (Class 2) erosion risk.

Th@ Rural Water Commission of Victo~ia, was able to provid~ detailed flood i ng i nforma ti on on the SnovJY River, bu t on 1y very 1 im i ted information on other rivers/creeks in the Study Area (Brodribb, Cabbage Tree, Yerrung and Bemm) was available.

In defining areas 1 iable to flooding, the Commission pursuant to the provisions of the Drainage oi Land Act, adopted the 1% probabil ity flood which is the flood that has a 1% chance of being exceeded in any one year. The largest recorded flood in the Snowy River occured in 1971 and this has been'adopted as being representative of the 1% probabil ity flood. It should be noted that flood levels at Marlo are greatly' influenced by the condition of the sandbar at the entrance to Bass Strai t.

Large areas of the lower reaches of the Snowy River, Known as the Snowy River Fla~s are 1iable to flooding ~ny time during the year due to the topography of the Snowy River catchments. The Brodribb River Flats which adjoins the Snowy River Flats are also subject to flooding.

According to the Commission, between t1arlo ,and Bemm River, and l}jest of the Snowy River (and Ewing Marsh wetlands) there are many lowlying swampy areas which have poor drainage and l}jould be subject to local flooding. .

(Reference: Land Protection Service (Department of Conservation, Forests and Lands); and Rural W~ter Commission of Victoria)

3. FIRE HAZARD

Method of Map Compilation

A Fire Hazard Map (see Map B) has been prepared for the Study Area.

The Study Area was divided into five areas considered to have homogenous fire hazard. Each area was given a score (from 1 to 5) for each of the ten components of fire hazard 1 isted above. The total of thes.e scores was compared to the following categories to determine each area's State­ w.ide fire hazard rating. APPENDIX 2

LAND CAPABILITY CLASSES

I General Description and Class Degree of Limitation to Development I Management Guidel ines ------,------I Ni 1 to The 1 imitation of long I Standard design and instal­ " Very term instability, I lation techinques, normal LmoJ engineering difficulties , site preparation and or erosion hazard do not 1 management should be satis­ occur or are very sl ight. I factory to minimize the I impact on the environment. ____ ------1 ------r 2 S1 I ~h t 1 imit a t ion ar e , Careful planning and the present in the form of 1 use of standard specific­ engineering difficulties , ations for site prepara- and/or erosion hazard. 1 tion, construction and I follow-up management should I minimize development impact I on the land. . --'------,------I 3 Mod. Moderate engineering I Speiial ized d~sings and difficulties and/or installation te~hniques, a high erosion hazard are required to minimize exist during construction. development impact on the environment. __--,-_1 ------_ I 4 1 High Conserable engineering Entensively modified design I difficulties during and installation techniques , development and/or a high exception~lly carefulsi te I ero~ion ~azard exists preparation and management I during and after are necessary to minimize , construe t ion. the impact on the environ­ 1 men t . Referral to a , special ist authority for 1 advice is strongly 1 , recommended. ----,------,------,------1 I 5 I Extreme Long term severe instabil- I Severe deterioration of the I ity hazards, erosion or I environment will probably 1 engineering difficulties I occur if development is' I which cannot be p~acticallyl attempted in these area. , over come with current I I technology. I ___I 1__.,.-- _

(Reference: Soil Conservation Authority.) APPENDIX 2

SCORE CATEGORIES STATE-WIDE FIRE HAZARD RATING

19-17 ~)ery Low 18-25 LOIIJ 26-30 Low t10dera te 31-34 Upper t10derate 35-42 High 43-50 ~)ery High

Fire Hazard in the Study Area

The Study Area's rural fr~ehold land fire hazard varies between VERY 'Lm~ and HI GH. HO',lle'Jer, the maj orTty of the Study Area is rated MODERATE (either LOWER MODERATE or UPPER MODERATE).

The Sno~IlY Floodplains' (Area 2) have bee.n rated ',jERY LOW, whilst the Tabbara region (Area 3) between LaKe Curl ip and State Forest has been rated HIGH.

The elevated freehold land north of LaKe Corringle, and above the Snowy River Floodplain to the west ~ described as Corringle (Area 1) for the purposes of this rating - has b~~n rated UPPER MODERATE.

The two remaining freehol~ areas, described as Marlo - Marlo Plains (Area 4) (from Marlo to the Cabbage Tree - Conran Road) and Bemm (Area 5) (freehold land around Bemm River) have both been rated LOWER t10DERATE.

The fire season is every year or two for all the Study A~ea except for the 'Snowy Floodplains', which is only every twenty years. The length of the fire season is at least four months, apart from the 'SnOlJJY Floodplains' where the period is only one month. Finally, fire history (frequently of outbreaKs) assessment indicates that 'Corringle' and'Marlo - Marlo Plains' have re~uent outbreaKs (every 1-2 years), whilst 'Tabbara' has occasional outbreaKs (every 1-2 years) and the 'S~owy Floodplains' and 'Bemm' areas only rarely carely have out­ breaks (5-10+ years)

No Special Fire Risk Areas pursuant to Section 569B of the Local Government Act have been declared. As such no plans of subdivis.ion showing any new roads or streets must be submitted to the Country Fire Authority. Hmllever, powers for the removal of a fire hazard are exercised under Section 41s of the Country Fire Authority Act 195B t by Municipal Fire Prevention Officer.

Ground Cover in the Study Area is either 'sparse' ('Corringle' and 'Snowy Floodplains') or 'moderate' ('Tabbara', 'Marlo - Marlo Plains' and 'Bemm'), with an average curing (annual driest state) being 'mostly' or 'partly' cured (all areas except 'Snowy Floodplains', which is mostly green fuel).

The predominant aspect of slopes is south,for the area of "Corringle', 'Snowy Floodplains' and 'Bemm'j however the 'Tabbara' area has north west to west slopes, whilst the 'Marlo - Marlo Plains' area has mixed slopes to north, south and west. The steepness of the Study Area ranges from flat ('Snowy Floodplains') or undulating ('Marlo - Marlo Plains' and 'Bemm') to rolling hill ('Corringle' and 'Tabbara'). APPENDIX 2

The road networK'~ access and p.9rp~s for vehicles to 'Tabbara' is poor, with one direction roads for two wheel drive vehicles only. 'Bemm' and 'Corringle' have only fair access/egressi with two direction roads with single width, suitable for two wheel drive vehicles. The 'Marlo - Marlo Plains' and 'Snowy Floodplains' areas, however, have good access/egress.

The amount of existing development in these rural areas is uniformly very low, with one house per 50 ha. or more. However, due to the location of Marlo, Bemm River (both with local fire bri~ades) and Orbost townships (with a C.F.A. station), the fire fighting services avail­ able is generally fair ('Tabbara' and 'Marlo - Marlo Plains') to good ('Corringle','Snowy Floodplains' and 'Bemm').

Publ i c Land

Fir-e. hazard on publ ic land has not been assessed here. However, all of the forested publ ic land should be regarded as having at least a HIGH hazard rating.

It should be recognised that fire hazard on pubic land has an important bearing on that o~ adjacent private lands, and vice versa. High fuel loads in forested publ ic land greatly increase the hazard from spotting and·radiant heat to nearby houses and subject fire fig~ters to greater danger. On the other hand fires that 6utbreaK on private land may move into forested'publ ic land and burn out valuable resources.

Whilst the Department of Conservation, Forests and Lands haS statutory powers and responsibil ities for publ ic land, it also has, where appro­ priate, powers in a margin of private land extending 1.5 Km around Fire Protected Areas (State Forest) during the declared fire season.

4. SITES OF HI STORICAL OR ARCHAEOLOGI CAL· SI GNIFI CANCE

Hi stor ical Within the Study Area, four sites/areas have been recognised by Butler as being of historical signicance from a European History viewpoint. Whilst none are of State importnace they range from 'Regional Importance', 'Regional Interest' to 'Local Importance' and 'Local Interest'. These si tes/areas include .(refer Map B):

(a) Marlo Cemetery: The cemetery currently cons(sts of a grassed .enc losure, surrounded by nat ive shrubbery, 1,oJ i th 1awn type memorials of 1970-, except ~or one hooped iron enclosure containing the Stirl ing family burials (1878 - 1917). The Stirl ing family grave and the Marlo Reserve represents the first publ ic burials and earl ies cemetery reservation in the region {gazetted in 1873). The early burial date also represents the districts pastoral era. However, the reserve proper apart from its natural perimeter growth, expresses little of this: the reserve is of regional interest and local importance and the Stirl ing family grave of regional importance.·

Butler recommends that research be done on the Stirling family, and provide some interpretative signs (sympathetically designed) or 1 i terature to pUbl i c ise the impor hnce ot the reserve •. APPENDIX 2

(b) Former Tabbara Townsh ip, Je t ty and t1 ill Site: A small, nmoJ deserted township estab1 ished in 1890 with a 13 blocK subdivision east of LaKe Curl ip land on Crown Land. Near the. tovm centre a. sal'" mill site had been estab1 ished previously in 1881. Produce from the mill was transported by schooners and paddle steamers upstream to Orbost and downstream to Marlo, for projects as far away as Melbourne. However, after the arrival of the railway in 1916, river traffic subsided and the town soon became deserted. Little now expresses the importance of the town as a vital operations centre for river boat traffic and the .area's early timber industry. Butler bel ieves the area is of regional interest and local importance, and recommends that the area be investigated further for signs of habitation, river-boat and <.:.al..o,J-mi11 operations, and that con:.ervation and pub1 icity (as is practical) of relics should be considered.

(c) Cape Conran' Sailors Graves Site: A small number of graves are Known to have been located in the coastal reserve, once consisting of a group of wooden crosses at the far end of the Spring. t~hi1st 1 itt1e is KnOl..oJn of the graves, they are thought to have been the graves of sailors who perished in one or more of the early shipping disasters along this part of the coast. Butlers believes the site is of regional interest, and that further research on the history of the site should be carried out. This includes the location of the grave sites and the investigation of the form of the memorials.

(d) Snol,q River Boat Landing: Retaining Walls, Off Marlo Road: the site, used by the Snowy River Shipping Company as a base for timber landing, was one of around .20 landings or jetties which serveral river cartage in the period of the paddle steamers on . the lower Snowy and Brodribb Rivers. Butler bel ieves .that whilst remnants of river traffic are of potential high significance to Orbost in its role as an early commer-cial centre for the region, this site possesses 1 itt1e integrity to that era and is of local interest only.

(Reference: Butler & Associates - East Gippsland Review - European History for the Land Conservation Council of Victoria, June 1985.

Archaeological

Victorian Archaeological Survey (Ministry for Planning and Environment) states that whilst n~ systematic site survey work has been undertaKen, it does bel ieve that the Study Area:

has a very high archaeological potential ... ' because

, archaeologital sites have been recorded at Marlo Point Ricardo and Cape Conran. It is anticipated that most sites in the area will be shell middens •••• many of the middens in the East Gippsland area contain human burials and for this reason the middens may be o~ particular importance to Aboriginal people.'

The V.A.S. has recommended the following general provisions be included in Strategy Plan: APPENDIX 2

~Jh, Victorian Archaeological Survey will be informed in advance of any development I,\lhich will· in any way disturb the surface 0+ the land or result in clearance of native vegetation.

Sufficient advance warning should be given to enable the completion of an archaeological survey if required.'

APPENDIX 3

CURRENT PLAt:Jt!ING CONTROLS LAKE TYERS TO CAPE HOWE COASTAL PLANNING SCHEME

1. PROVISIONS RELAT.ING TO SPECIFIC ZONES

Rural 'A" Zone Subdivision: (1) Land I,'lithin the Rur'al 'A" Zone shall not be sub­ divided except with the consent of the Responsible Authority and provided that -

(a) each separate allotment to be created has an area of not less than 50 ha; and

(b) the ratio of depth to frontage.of each such allotment shall be to the ~.atisfaction of the Responsible Authority, having regard to the purpose for which it is to be used.

(2) Notwfthstanding the provisions of sub-ciause (1) of this Clause the Responsible Authority may consent to the creation of one allotment of lesser area or frontage -

(a) for the purpose of providing a site for a house additional to an eXistin~ house provided that -

(i) the balance of the land is not less than 50 ha in area;

(i i) the site is not less than 0.4 ha in area;

(i i i)the site is not greater than 2 ha in area;

(b) for the purpose of providing a site for a house existing at the approval date provided that -

(i) the balance of the land is not less than 50 ha in area;

(ii) the site is not less than 0.4 ha in area;

(iiiHhe site is not greater than 2 ha in area; APPENDIX 3

(e). for the purpose of increasing the area of an existing allotment provided that the balance of the land is either not less than 50 ha in area or is to be conso1 idated in the ti t1e of the adjoining allotment, and the excised portion is consolidated with the title of an abutting allotment which area is to be increased;

(d) for any use permitted by the Responsible Authority under Column 4 of the Table to Clause 6jj

(e) in the case of an acquisition of land for road­ 1,\Jorks or any other pub1 i c purpose j '.: .

Building Lines I (3) Notwithstandihg any other provision of this Ordinance, within the Rural "A' Zone no building or works except a gatehouse shall be constructed closer than -

(a) 30 metres to the a1 ignment of any road IlJi th the consent of the Responsible Author.ity.

(b) 100 metres of any watercourse except with the consent of the Responsible Authority.

Where the im~lementation of this prbvision it is required that a water course shall be identified, the Responsible Authority shall ,within 2 months of receiving an app1 ication from the m\Jner or occupier of any property for such identification and after consultation with the State Rivers and Water Supply Commission make such identification and notify the owner or occupier thereof in writing.

Rura1 Re sident i a1 ( 1) Land within the Rural Residential Zone, not being ..• Zone land described in sub-clause (3) of this Clause, :of.. · _.~ --:.,' Subdivision shall not be subdivided except with the consent the Responsible Authority and provided that -

-.--~.:.- ...... _ .. -._- (a) each separate allotment to be created has am,"'" "."'-'.:: area of not 1ess than 5000m; and -'" "':.' _

the rat io of depth to frontage of each suc.b=-:-_-~----,-. _ allotment shall be to the satisfaction of the Respons i bl e Au thor i ty, hav i ng regard to the:=~~--:'-~'::"':,:'~ purpose for wh ich it is to be used. -----.>-~. ,

...... APPENDIX 3

(2) Notwithstanding the provIsions of sub-clause (I) of this Clause the Responsible Authority may consent to the creation of one allotment of lesser area or frontage -

(a) for the purpose of increasing the area of an existing allotment provided that the balance of the .land is either not less than in area o~ is to be consol idated in the t i tl e of the adjoining allotment and the excised portion is consolidated with the title of an abutting allotment which area is to·be increased;

(b) in the case of an -acquisition of land for roadworks or any other publ ic purpose;

(3) Land within the Rural Residential Zone and described' as land contained in Certificate of Title ~)ol. 8983 Fol. 655 being Crown Allotment 2 and part of Crown Allotment 1, Parish of Tildesley West shall not be subdivided except with the consent of the Responsible Authority and provided that -

(a) the subdivision shall only be created pursuant to the Cluster Titles Act 1974; and

(b) not more than·40 allotments shall be created.

(4) In its consideration of any application for clus.ter subdivision or cluster redevelopment as defined in the Cluster Titles Act 1974 the Responsible Authority shall have regard to -

(a) ·the density of the proposed development;

(b) the street or road layout having regard to the function and use of.such streets or roads;

(c) the provision and location of· common property including pedestrian access thereto;

(d) the provision and location of publ ic open space;

(e) the area and dimensions of each allotment comprised in the subdivision;

(f) the provi~ion of off-street parking;

(g) the amenity of the neighbourhood;

(h) the provisions of a scheme of development required to be submitted pursuant to Section 21 (1) of the Cluster Titles Act 1974; Sui lding Lines (5) Within the Rural Residential Zone no building or Works shall be constructed closer than -

(i) 30 metres to the al ignment of any Main Road; (i i) 20 metres to the al ignment of any other Road;

except with the consent of the Responsible Author i ty. RURAL "A" ZlJ-lE

COLIffi COLlJtIl 2 COLlN1 3 COLlJtIl 4 COLIffi 5'

I Zon. ~nd notation Purpos.s for Which I Purposis for ~hich I~nd m~y b. us.d or Purpos.s for which Purposts for Which on Planning Sch.m. I~nd m~y b. us.d 0 I dtvtlop.d without th. constnt of ,th. I ~nd II~Y: b. ulld or I~nd sh~11 not b. M~p d,vlloped~ithout I, Rtsponsibl. Authority prouidtd th~t th. dtvtlop.d only with us.d or d.vtloped. th. consent of th. I conditions h.rtund r art complitd with. th. constnt of th. RlSponsib1e R.psonsiblt Authority. PURPOSE CONDITIlJ-l Author i tY.

RURAL "A" ZONE Animal Husb~ndry Soi I Removal Subj.ct to Claust 38 Aidi.ld Any purpos. othtr F~rming Carap i ng Aru th~n thol. list.d Forutry , Educ~tional in Columns 2,3, and Hom. Occupation Eshblishmtnt 4 Minor Ro~d £xtr~ctiv. Industry Minor Utility Houst oth.r th~n Inshll.t ion Rur~1 HouSl P~ssivt Rtcr.~tion M~Jor Utility Rur~1 HouSi Inshllat ion Mintr~1 Working Mirior Wi~.ning or Dtvi~tion of ~ M~in Road or S.condary Ro~d Motil Plact of Worship ,I,' i( I Plant Nurstry il I Pig Kttping I Poul try 'Farming Prt-School C.ntrt (, I I Publ ic Building I ShIlIi II I I RURAL RESIDENTIAL

COLlffil COllffi 2 COLlH1 3 .COLlJ'IIl 4 COLlffi 5

Zone and notation Pur~oses for Which Purposn .for \ollh ich lind nay tit us.d or Purposes for ~hich Purpos.s for Which on Planning Scheme lane ~ay be us.d o. developed without the consent of ~h, land may be used or land shall n~t be tt:lP d.veloped ~ithout R.sponsibl. Authority provid.d that th. d.v,loped only \ollith us.d or dev.lop.d. the consent of the conditions h.r.under art c~pll.d ~ith. the cons.nt of the Responsible . R.psonsible Authority. PURPOSE C~DITI~ Authority,

RURAL RESIDENTIAL HOIH Occupation CIllP i ng Arn Any purpose oth.r Z~E House· Flit than those listed I1lnor Road l1inor Wid.ning in Col~ns 2,3, and or D.viation 4

I I I· I

:u

; n APPENDD< 4

SUt~lARY OF REZONING APPLICATIONS

AMEND­ t'lENT CURRENT SUPPORTING NO. APPLICANT LOCATION PROPOSAL STATUS FACTORS

11 Conran CA 29,30,30A 3 Stage' t1inisterial Need based Cattle Parish of Stage 1-42 consent r'e­ on demon­ Co. Tabba.ra Lots fused. strated '..Jarying in demand for area camping fac- between i 1 it ies in the 0.8 and 2 area and cessa­ . Ha. tion 'of permIs­ sive occupancies at Conran.

12 B.&D. C.A.9H Creation Approved Closeness to Sal e.n i of 4 No. 30/4/85 t1arlo, avai l­ 2 Ha. ability of reti­ allotments. culated water and electricity, market demand for land.

13 IAI., G. Pt.CA48B, Creation of Ministerial Ava i 1ab i 1 i t y of & K. Sec. C, 8 No. 4 Ha consent reticulated elec­ Edl ing­ Parish of allotments. refused. tricity. Keen de­ ton Orbost East. mand for 1and -- 14 prospective buyers. ------~------16 B •.~ D. Pt. CA9F,9G, To rezone Approved Closeness to Saleni Sec. C, existing 13/8/85. Marlo, reticulated Par- i sh of 12.16 Ha IJ./a ter and e 1ec­ Orbost East. allotment Issue of tricityavailable, to Res. "A". planning per­ could be connected Potential mit for 49 to future sewerage for 49 Lots Lot Subdiv­ and drainage >2000m2. ision pending. schemes. Likely to cater for imme­ diate residential demand for land.

18 J. & P. CA.22 To create t1inisterial McAul iffe Parish of 4 No. 8 Ha consent refused. Tabbara allotments. APPENDIX 4

SUMMARY OF REZONING APPLICATIONS

AMEND­ ~1ENT CURRENT SUPPORTING NO. APPLICANT LOCATION PROPOSAL STATUS· FACTORS

19 Conran Ca.3D 5 Rural ~1inisteria.1 Demand for -lot:­ Catt 1e Parish of Re:.er\Je consent at Cape Conran. Co. Tabbara lots refused S~c.32(6) .. __ ...:._----~--...;.------_:...:-----~_._---_.::.._~::...._------~._------~--

20 H. & J. CAs.1 C & To create ~1inisteria1 ~1agnificent rural, Seder1a.n 1E,Sec.A, 9 Lots consent estuary and sea Parish of ranging refused. .views. NelJJmere 11 a. in area be.­ hlleen 3 Ha and 5.8 Ha. ------"------ArrCtmIx 5

BUILDING ACTIVITY

BUILDING APPROVALS FOR NEW HOUSES IN STUDY AREA

YEAR 76 77 78 79 80 81 82 83 84 85 t1ar-lo 9 8 6 2 7 5 4 7 5 5 Bemm Ri IJer 2 3 1 1 1 2 1 Rur-a 1 Area 3 1 1 1

TOTAL 14 11 7 2 8 7 5 8 7 7

BUILDING APPROVALS FOR NEW FLATS AND SHOPS IN STUDY AREA

YEAR 76 77 78 79 80 81 82 83 84 85 t1ar 10 25 8F 2F 3F Bemm Ri IJer 2F 2F

F = Flats S = Shops

Source: Shire of Orbost Records. ~PF'ENDIX ,5

FORMATION OF NEW HOUSEHOLDS

. A. Total No. of Dwell ings 201 No. of Unoccupied Dwell ings 92

= 109 Oc cup ied D~lJe 11 i ng5.

B. Population Recorded in Census 316 No. of Persons in their normal place of residence 288

c. Average No. of Persons per Househo1 d = 288 ./ 109 = 2.,~A

Source: Australian Bureau of Sta.tistics Census of Population & Housing 1981 APPENDIX 7

AGE 01 STRI 8IJTI ON OF POPULATI ON - MARLO TlJ,JNSHI P AND ENVI RONS

Age (yrs) 1971 1976 1981 Town Env.

0 - 4 43 30 56 30 - 26 5 - 9 29 23 50 20 - 30 10 - 14 39 13 50 28 - 22 15 - 19 28 31 32 16 - 16 20 - 24 23 46 39 22 - 17 25 - 29 21 28 39 22 - 27 -30 34 . 22 20 36 - - 19 1T 35 39 14 11 34 22 12 40 - 44 19 23 37 24 - 13 45 - 49 15 13 35 22 - 13 50 - 54 17 17 26 16 - 10 55 - 59 11 24 29 21 - 8 60 - 64 6 27 24 18 - 6 65 - 69 3 28 21 16 - 5

70+ 3 25 19 19 - 0

Sources: Austral ian Bureau of Statistics Census of Population & Housing 1971/76/81 APPEND IX 8

EMPLOYMENT INFORMATI ON

EMPLOYMENT BY INDUSTRY OF MARLO RESIDENTS

1971 1976 1981 Town Env.

Agriculture 50 90) 62. 18 - 44 t1anufac tur i ng 34 18 30 10 - 20., Construction 3 33 12 5 -_. I Wholesale/Retai 1 3 20 30 25 5 Transport/Commun. 3 5 7 5 - 2 - - Finance/Admi n. 1 - 4 1'4 12 - 2 Commun i ty Serv ice:. 2 14 25 18 - 7 Recreation/Tourism 0 8 8 8 - 0

EMPLOYMENT IN MARLO - 1985

No. of Jobs.

Agriculture & Fishing 18 t1a nufac t uri ng 10 (mainly timber) Transport 3 (related to above) Tourism (est.) 8 Retirement (est.) 1

Total 40

Source: N•I •E. I •R. - 1985 • APPENDIX 9

SERVICES AND FACILITIES

1. ELECTRICITY

Supply of electricity to the area should not be a constraint on development. The State Electricity Commission/s "developer pays" philosophy ensures that no undue additional costs are imposed on existing consumers where extensions are carried out. This pol icy also encourages development in an orderly manner due to cost in extending services long distances.

2. WATER' SUPPLY

At present there are two rel iable water supply systems in the Study Area both of which. are operated by the Orbost Water Board.

(i) Bemm River

The township of Bemm River is suppl ied by electrically operated pumps which draw water from the Bemm River source to elevated storage ponds east of the township. The water is then gravity fed via the reticulation system throughout the township.

The system was upgraded in 1982 and based on a growth rate in the township of Bemm· River of5~~ per annum· should be adequate for well into the next century.

(ii) Marlo Township

The township of Marlo is suppl ied with reticulated water by an ofshoot from the Orbost system which feeds from the and supplemented by pumping from the Brodribb River.

The water is.not treated in any waYr

Based on a 1985 report by the Boards Engineer/s the existing· 250mm di ame ter pipe 1 ine to Mar 10 has a capac i ty to serve up to 1740 persons in the Marlo area (including campers) while still retaining satisfactory pressures within the system.

The actual pipel ine capacity is dependant on residual pressures in theOrbost township scheme and the location, nature and extent of rural demand along -the pipel ine between Orbost and Marlo. APPENDIX 9

I ncreased peaK demands in the Mar 10 area in the +u ture ~\) I II eventually lead to an elevated storage (possibly in the Healeys Road area) being necessary to maintain reasonable pressures in the area.

Although the nature of upgrading of water reticulation systems is such that upgrading can be progressively implemented, it is worthy of mention that a ~ecent "Water ~upplyHeadworKs Augmentation" Report, commissioned by the Orbost Water Board considered 5% as the highest expected growth rate for Marlo, should growth occur as postulated in this report, the Orbost l~ater Boa~d would need to be prepared to implement upgrading, worK. Careful monitoring by the Board is therefore required.

It would seem. t~at the Orbpst Water Board m~st be p~epare~ to maKe significant headworKs charges on new development, if costs associated wi th the upgrading' of the existing supply system to cope with new development, are not to be handed onto existing consumers.

3. SEWERAGE

The Existing System

The Shire 6f Orbost p~.s~ntly oper~t~s a small sewerage reticulation scheme in Marlo township. Effluent is pumped to basins on the Reserve just north of the town. This scheme was set up primarily to service the Council caravan ~arK in 19j6 but it also services by ag~e~m~nt the two private camp parK:. in the township, the hotel and the public toilet blocK at the Argyfe Parade - MarJo Road intersection. The system is currently operating to capacity and no further connections are permitted by the Health Commission of Victoria.

Orbost Water Board Study

In NoveMber, 1985, the Orbost Water Board c6mmissioned ~ report on a "Prel iminary Sewerage Scheme for Marlo". The report has been forwarded to the Department of Water Resources with a request to create a Sewerage District. The report basically provides for two options for disposal of effluent.

(a) To pump all the effluent back to the Orbost dis~osal sit~ at Newmerella (Est. capital cost $3,445,000.) and

(b) To pump to a new local land disposal site (Est. capital cost $2,337,500.) APPENDIX 9

Optional treatments examin~d b:,t thl' ',\lorking gr'oup are SlJmmrlric.f?d be 1OI..lJ.

OPTION POSITIVE FEATURES NEGATIVE FEATURES ------PacKage Sel,l/erage 1. Could serve nel,l/ 1. Qual i ty of effluent Trea.tment plant .. subdivisions as on inonsistent. interim measure .. 2. High degree of maintenance req.

Comb ined Drainage 1. l,..Ioul d be relatively 1. Publ i C: image of '~< Set.\le rage Scheme cheap to install. outfalls not good. 2. Would taKe pressure Could be counter off for fu 11 sel,l/er·age produc t i l)e to scheme. strategy. .. 2. !'..Iou·l d be -1 ess 1 iKely to attract future Government funding for a full sewerage reticula­ tion scheme. 3. Odour from drains if not flushed frequently.

Effluent treated 1. Good solution for 1. Not acceptable bv by sep ti c tanK problem areas on E.P.A. for new & sand filter and Western end of town. subdivisions. discharged to 2. Sand filters have barrel drain (i.e. limited life. stormwater system)

Create lots on new 1. Lo~s may be capable 1. Available land used subdivisions large of further subdivision ·up very quicKly. enough for on site 2. Low density leads disposll of effluent. to higher costs of serv ices i.e .water, roads. ------~------~-----

As can be seen by reference to Table 2.5 the lacK of an adequate sewage system could become a significant constraint on the growth of the township and particularly on the density of settlement in new areas.

However, havi~g regard for the following:-

(i) the high capital and community cost of the systems investigated by the Orbost Water Board.

(i i) the possible delay in Government funding of a full sewage reticulation scheme,

.: iii) the 1ead time invol ved in get t i ng a scheme up and runn ing even when funding is made available, APPENDIX 9

(iv) the need to adhere to the State Environment Pr6t~etion Pol icy, i . e.

* wher~ ~ew subdivisions are not suppl ied with ~ewerage, the size of each lot should be such as to enable the adequate disposal of domestic effluent within the curtilage of the lot,

* new urban subdivisions should be provided with sewerage,

* sewerage should be provided as soon as practicabl. to existing urban development,

(v) ;ub ~oil a~sor~~lbn of septic waste is currently proving unsatisf~ctorj m~~nly on the western side of the Marlo township ,,' ',oJhereari' underlying ,st~'atum (Jf marle relatively ~19=·e (0, the surface,will,not allow effluent to disperse, '

,(vi) that septic tanKs ~ith sub soil absorption of effluent worK very tAle 11 in the greater part of the tOt-oJn,

"It is considered that 1 imi ted township development can proceed, in the short term without the provision of a full sewerage ~eticulation "scheme if existing problem areas in"the tQl.A/n can be improved by other means.

The cost to 6e borri~ by Ratepayers if and when sewerage becomes ~vailable at 'Marlo will depend largely on the amount of government sub~:idi=.ation app'l ied to the scheme.

While it is desirable that the provision of a full sewerage scheme be pursued forth~ith it app~ars that,

'(1) if an underground storml,o,later system can be provided. in the western part of the town to accept effluent that has been treated by septic tan~ and sand filters ,and

(2) lot sizes that a~e la~ge enough for the on site disposal of ,~ffluent are adopted in new subdivisions,

The impediment caused by lacK of sewerage would be minimised and ,development could ~ontinue for several years.

4. DRAINAGE

Some isolated problems presently exist with drainage of existing urban allotments around Marlo. Council is currently working on a drainage scheme'design that will solve existing problems and cater for both the existing and projected township. Construction of the first stages of th is sC,heme will commence dur i ng 1986/87.

The existing drainage problem, should not be seen as being a constraint on future development.

'Any development of the freehold land to the north'of the'town will cause a greater concentration of water in the catchment that falls fr'om H.!? a 1ey~ s Road area and dra ins to the SnowyR i IJer estuary oppos i te the Council 'Caravan ,Park. It is important that the lower section of the I, ,main drain of this catchment be up~raded if problems are to be avoided. APPENDIX 9

CounciL,5houl~ consider ~aKing a charge on developers in this catchment for the construction and upgrading of" this drain.

It should generally. be expected that the cost of construction of drainage associated with any new subdivision would be borne by the developer as part of the·~evelopment.

The township of Bemm also has cases of inherent drainage problems on lower allotments adjacent to the laKe

Ar'eas into ',oJhich thetqwnship is liKely. to expand are located on higher well draining sandy soils. These areas will require only minimal u~derground drainage worKs as n.w streets are formed to serve these areas.

5. SOLID WASTE DISPOSAL Both the township of Bemm and township of Marlo are served by land fill garbage disposal si tes.

The Bemmsite is satisfactorily located on Crown Land to the east of the township and should be adequate for many years to cOme.

At present rubbish from the township and region of Marlo is deposited in a short steep ~ully on the Coastal Reserve adjacent to the Marlo - Cape Conran Road.

A new tip site is required because: (1) the gully in which the tip is sited flows directly into the estuary of the Snowy River and there are potential environmental hazards fr.om poisonous leachates entering the estuary.

(2) there is conf.l ict with people u~ing the adjacent beach water.

(3) the visual impact .of the tip being located so close to a main tourist road tends to denigrate the whole area and is counter productive to tourism.

(4) the wind tunnel effect generated by southerly aspect winds at this site maKes it 'extremely difficult to contain wind· blown litter within the site.

These problems have long been recognised and the Shire of Orbost has been endeavouring to have the tip relocated to a si.te in the nearby Racecourse .and Re~reation Reserve. APPENDIX 9

The Land Conservat ion Counc i 1 in its 1986 Fi na 1 Recommenda t ions for East Gippsland states.

"Investigations of alternative methods of wase disposal should include those involving collection services or a transfer station - particula~ly asOrbost region is now serviced by a recyc 1 ing cen tre - as IIJe 11 as san i tary 1andf ill me thods on private or pub1 ic land - should investigations by the Department of Conservation, Forests and Lands, Ministry for Planning and Environment and Orbost Shire determine that pub1 ic land is required for a sanitary landfill rubbish ti~, the Council has identified a site withJn the north eastern section of the adjacent Recreation Reserve (L4) near Marlo that could be used for this purpose subject to the conditions app1 icable ~~ this form of I,\lash disposal."

TaKing into account the. natural constraints of. the area, and the need to relocate the ex ist ing fac i 1 i ty near the town, it appears that the two practical alternaives for tip facilities in the to'lJnship are either a transfer station, or a site I,\lithin the Racecource and Recreation Reserve

(i) Transfer Station

In the short term a transfer station may be unexceptab1e on economic grounds, as the high establ ishment and operational costs would be difficult to justify on current levels of population. (Establ ishment costs have been estimated to be in the range of $250 - $500 per property and operational costs $40/property/year.)

If the stati.on was to be financed by loan the following annual garbage rates can be arrived at.

(a) Establ ishmen.t cost $100,000 I (b) Estab1 ishment. cost $50,000 $100,000 loan over 10 years I $50,000 loan over 10 years at 15. 4~~ I at 15. 4~~ Annual redemptio~ $19,917.80 I Annual redemption $9,958.90 I 19,917.80 I 9,958.90 Annua1 I Annual Garbage Rate = 200 +40+10*1 Garbage Rate = 200 +40=10* I = $150 I = $100 Per year/per property Per year/per property

* Some extra cost would be incurred at Orbost Tip by disposal of additional volume of wastes from Marlo.

Community acceptance of even the lower of the two figures (the lowest possible) is not 1 iKe1y to be forthcoming particularly as a large proportion of dwell ings are only occupied during hoI iday periods.

Addi tiona1ly, a suitable site for a transfer station could prove almost as difficult to find as a landfill site. Although the operation can be conducted on smaller sites, 8000m2 is considered desirable. An area of this size allows scope for storage of garbage in the event of mechanical failure of equipment or industrial action by operating staff. APPENDIX 9

A transfer station is. 1iKel:' to be only marginally mor'e aesthetically acceptable than a property managed landfill si te .

(i i) Landfill site 1..

Since the publ ication of the Final Recommnedations of the Land Conservation Council, it has been discovered that a northern portion of the Reserve is fenced contiguously with freehold land to the north. Part of this area and part of the formerly Known Reserve appear to offer an ideal landfill site. The Shire of Orbost sees this site as being more suitable than that identified by the Land Conservation Council and is currently seeKing approvals to estab1 ish a tip on this area. The two sites under consideration are summarized in the Table.

Both sites would require the upgrading of approximately 1 Km of unmade Government Road for servic~ng. Any ~ite within the Reserve has the disadvantage that it may have an effect on future development of the Reserve for recreational purposes.

As the to'JJnship of t1ar10 grows. press.ures ....Jil1 arise for the use of this area for recreational pursuits.

By that time however, the population and number of rateable properties may have grown to a level whereby the property cost associated with the estab1 ishment and operation of a transfer station would be far more reasonable.

In any case the Recreation Reserve is of sufficient size to accommodate various types of uses. An environmentally sens~tive design and siting of the tip facil ity would be important in this regard.

Whatever form of development may be c6ntemp1ated the question of fire hazard needs to be resolved in the short term.

Specific opportunities that this land presents are discussed inCh ap t e r 2.

Various sites in the Reserve have been investigated since 1979 In all cases the investigations attracted a small number of objectors.

Only one other sol id waste disposal site exists within the Study Area. This is the land fill site operated by the Department of Conservation, Forests and Lands to serve the Conran Settlement.

It is sited to the east of the Conran-Cabbage Tree Road, approximately 2 Kms. north of Cape Conran.

This site has no present 1 imitations. APPENDIX 9

6. ROAD NEWWORK AND TRANSPORT

No publ ic transport serlJices exist IAli thin the Study Area.

The Orbost - Marlo Road, Marlo - Cape Conran Road and ~ydenha~Inlet Road, form the principle road networK in the Study Area. All of these roads have a bituminous sealed surface.

Generally the major coastal 'centres are served by a north south road networK connecting with the Princes Highway. East -1...Jest connecting' road where existing are generally of a low standard.

e.g. (i) No,direct access exists between the Corringle area and Marlo due to the presence of the Snowy Riv~r.

(Oi i) Cape Conr'an and Bemm'River are presentl y connected by a ver'y low standard coastal tracK generally suitable for 4 W.D. '.Je hi c 1 e~. on 1:'.

Most roads within the Study Area other' than the three principle roads mentioned ab6ve require con~iderable development worK.

As road maintenance c~sts repre~ent a significant' part of Local Government Services cost in rural areas (particularly for properties adjacent to unsealed roads) there is a strong case for 1 imiting development to areas where road maintenance costs are minimised.

Future road maintenance costs should bea major consideration in determining whether a proposed development is appropriate to proceed.

A Council report r~lating to road maintenance cost associated with various road ~ithin' and without the 'Study Area are shown in App~ndix 10.

A coPy of Councils resolution on this matter is also included.

7. TELEPHONE AND POSTAL

Telephone.

The l,oJhol e of the Study Area is serv iced by automat i c tel ephone exchanges at Marlo and Bemm River. Both these exchanges have a capacity for considerable .xpansio~ without additional worKs being necessary.

Pos ta 1 •

Marlo is serviced by direct mail each day to the Marlo Post Office. Ma i 1 is de 1 ivered to the townsh i p of Bemm on Mondays, Wednesdays and Fridays of eath weeK as a Roadside Del ivery Ser~ice.

Most other properttes within the Study Area maKe use of the Post Office, Private Box system where an R.S.D. service is not provided. APPENDIX 9

8. HEALTH AND_ED_UCATION

Health.

The area is served by a 32 bed Regional Hospital at Orbost with medium operating capacity.

Medical services are provided by a four doctor practice at Orbost.

Education.

The Study Area is served by a Primary School at Marlo (currently 30 students) and the High - Tech. Secondary School at Orbosi to Year 12 (currently 270 students). Additionally, a TAFE outreach worKer is stationed at Orbost.

9. FIRE PROTECTION

Country Fire Authority fire fighting units are stationed at Marlo and Bemm and are manned as necessary by trained volunteer C.F.A. members from those areas. Generally, the C.F.A.'s fire protection powers are 1 imi ted to freehold 1and.

The Department of Conservation, Forests and Lands is responsible for fire protection and prevention on publ ic land and is liable for the reduction of fire hazards on publ ic land where the land abuts freehold 1and.

Parts of the Study Area have been identified in Appendix 1 of this Study as having a hi~h to extreme fire rating.

10. AERODROME

The Orbost Aerodrome is situated on Commonwealth land approximately five Kms, east of Marlo and one Km north of the Marlo Conran Road.

The Aerodrome consists of an 1100 metre long x 18 metre wide, east west gravel runway. Recent worKs have brought the Aerodrome up to an all weather standard.

Operational and maintenance expenditure at the Aerodrome is ~hared equally by the Shire of Orbost and Department ~f Aviation. APPENDIX 10

ROAD MAINTENANCE COSTS

SHIRE ENGINEER'S REPORT TO COUNCIL

SEPTEMBER, 1986 • •.

EX~1INATION OF COSTS ASSOCIATED WITH RURAL SUBDIVISION

In recent times a detailed study of roading costs associafed with rural '- . subdivision has been made.

Some very significant facts have come from this worK and the results are shown graphically on the attached sheets. It can be seen that:-

1. A clear relationship exists behlJeen degree of isolation and road maintenance costs.

2. There is a cl~ar relationship between traffic intensity and annual road maintenance cost per Kilometre of road.

3. Road maintenance increases at approximately S40/Km/year for each additional property created adjacent to an unsealed road, e.g. a ne"'J property8Km along an unsealed road, would cost 8 X 40 = S320/year in road maintenance.

4. Road maintenance increases at approximately S4 per Kilometre per year .(1/10 of unsealed road) for each additional property created adjacent to a sealed road, e.g, a new property 8Km along a sealed road would cost S32/year in road maintenance.

5. The creation of further properties with service costs higher than expected rate revenue is contrary to the aim of reducing this Council/s dependencY on Federal and State fu~ding.

6. Some rura1 proper ties wou 1d need to pay ex treme 1y high rates, if ~ates were expected to cover the road maintenance coits associated with that property.

7. Infill development in and adjacent to establish urban centres is the most economically advantageous type of development for Council, e.g. a new house in McLaughl ins Road. APPENDIX 10

Gill RC OF ORBOST RESOLlJTI ~ THAT IN ORDER TO MINIMISE THE COMMUNITY COSTS ASSOCIATED WITH DEVELOPMENT IN RURAL AREAS, THE FOLLOWING GUIDELINES BE ADOPTED BY COUNC IL FOR DEALI NG . I,,) lTH FUTURE· RURAL SUBD IVISION APPLI CAT IONS.

1. THAT SUBDI~)JSION BE ENCOURAGED ADJACENT TO EXISTING SEALED ROADS, PREFERABLY IN ESTABLISHED URBAN OR SEMI-URBAN AREAS.

2. THAT FURTHER RURAL RESIDENTIAL SUBDIVISION BE DISCOURAGED ADJACENT TO UNSEALED ROAD WHERE - A. THE DISTANCE OF TRAVEL TO A SEALED ROAD OR TO A STATE HI GHWAY EXCEEDS. m·iE KI LOt1ETRE j OR

B: THE TRAFFI C VOLUt1E -I S LI KELY TO EXCEED: 80 ~)EHI CL-ES PER DAY'..

3. THAT CREATION OF ADDITIONAL ROADS TO SERVE NEW SUBDIVISIONS IN APPROPRIATE AREAS NOT BE PERt1ITTEDj AND THAT IN FUTURE THE DENSITY OF THE SUBDIVISION BE TAKEN INTO ACCOUNT WHEN ESTABLISHING ROADING REQUIREMENTS. CARRIED SRI R £ o P 0 AGO S i

ROAD MAINTENANCE AND USACE DATA POR SELECTED ROADS

TlWTIC CI1N1' *E:.mJ'P.Tm ~ [W{ICUS] HHlAL K\DmNNCE cmr taeni [ Pm ] N:>. IOD pm IQ'l (JQ1) [ Ct\Y ] N:>. (Z 19.IN1a:. (Z PKPtR1'1~ cmr· IOD til- tHu:. til- til- 1a71"l'nC Pm pm SEXJD .SfXm mcnt SEXJD SEXm '1011L SfXm SEXm PkJPEkl'l!S IQ1 PRPtRl'Y *ES'1"D9.Tm ClET Bo\SED CN -

$, (a) muDRXS

CXHWf C&VlGE 'Ita ll57 431 S29 2.1 li.I 13.1 2S 6 1.46 ll46 . Kininl yearly IlBinteUiiltl::e plus cmt of zeseal fNerj tMD F[A1HS 933 751 88S 3.2 7.5 11.7 22 lt 1.59 ,SQii 18 yeatS. rM.O-OlBBra 'mEE 813 813 13.7 13.7 3/iJDit 13 g.95 856 (b) ~1Om tmMS 'N7 'N7 2.3 2.3 38 Dit II 4.78 1.89 Hinimal yearly lIIIintenance plus periodic gravel mmeet. nsas lS46 l546 2.7 2.7 41 Dit 11 3.71 417 Pedcd of J:e!ibe: varies . ptqX%tiaBtelyacCxm:!ing to ;:t> 1.1119 l.ll 2.2 UII l.e 6i aamt fmD a1Ce '1:l FCRS'l' l2Il 3176 2198 27.2 81 tDffie in '1:l 18 ~ "*me V.p.o. are 18 txl Z CUll ARm 398· 398 6.S. 6.5 4 2 1.31 l294 or less to a1CI! in 2 yaam t:l H "*me traffic CXU1t is 2M :>< L1VDCS'1'QE ft. V.p.o. I-' ~K). 1282 1282 1.7 g.7 2lB 23 32.8 79 (e) CAPITAL (D)T CF w:RS is net 0 exnsidered. RHi US3 llS3 1.6 1.6 2S Dit 5 3.12 369 (d) BRIIXiE r9.Imnwa is rxlt PlU'1'Q6 1331 859 991 g.4S 1.95 1.5 III 67 12 8•• 123 cmsiciE!Ied.

1MIDCS 1198 ll98 1.7 1.7 6 2 2.86 416

'nI.VASKlS 512 512 3.5 3.5 II 7 2•• 256

~ 983 lJ48 lJlH 6.3 1.5 7.8 63 12 19 2.43 412 tNRD6 l888 1332 l563 1.485 1.515 1.1 W· 11 ll•• 142

SIPf'S:H) CIlfD: l26I l268 7.13 7.13 41 l8A 2.5 499 • PMD IOD 2154 2154 14.8 14.8 6eII •

~ 1337 1337 41.4 41.4 l5CiJ I

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'" !' .J 200 220 240 260 280 300 .. o 20 40 60 80 100 120 140 160 180

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