KEY FINDINGS / IMPLICATIONS the Characteristics of Settlements Within the Study Area Vary Considerably

6 SETTLEMENTS 6.1 OVERVIEW KEY FINDINGS / IMPLICATIONS The characteristics of settlements within the study area vary considerably. Settlement patterns within the study area are heavily influenced by: A significant percentage of future New jobs will be created in service > history; jobs in the region are likely to be industries. Service industries should be based within the City of Ballarat and strategically located to make the best > population; its surrounding growth fronts. use of existing infrastructure.

> existing infrastructure and services; Planners should direct population Council should consider the > proximity to Ballarat; and growth into settlements where there development and implementation for are existing services, including new local planning policy to support: > infrastructure development in key towns such as Smythesdale and Haddon. recreation facilities to promote and sustain healthy communities. The Future requests to rezone land to Settlement Profiles are included in the Annexures. The profiles serve as scheme already does this to some allow industrial land use should a reference and are designed to support the development of a typology extent. consider: of settlements for the north-west of the Shire. Greenfield development must • Synergies with existing local business 6.2 DEVELOPMENT OF TYPOLOGY OF SETTLEMENTS consider the provision for community (equine cluster); infrastructure. • Infrastructure - waste water; In order to have a thorough understanding of each town in the study area and its role a Future Structure Plans must Settlement Framework has been developed which establishes a typology of settlements. consider the provision for community • The location of industry development A typology of settlements groups together settlements with similar characteristics and infrastructure. areas that are separate and discrete provides a hierarchical framework based on a number of factors including: from residential and rural residential There is existing strong policy areas in the Shire's north-west. > availability of residential land; support to facilitate investment in commercial business enterprise in Future requests to rezone land to allow > availability of services and infrastructure; the township of Smythesdale. An commercial land use should consider; area of zoned land remains available for commercial/business park • Needs of RLZ and nearby rural > commercial activities; development in Smythesdale. communities;

> character; Research indicates that further • Relationship to agriculture, rural opportunities exist for investment residential and lifestyle sectors; > settlement patterns; and in niche industries supporting the rural living communities and rural • Synergies with tourism and existing > population size. enterprise. local business; and Home based businesses will continue • Infrastructure - costs associated with to provide a source of employment development on Highways (in for the northern communities. particular access) Home based businesses will demand access to reliable internet connections.

Golden Plains Shire Council Background & Issues Paper Page 56 HADDON

OVERVIEW Education Early Years Maternal Sports and Primary and Child Care Recreation

COMMUNITY INFRASTRUCTURE

Retail Services Estimated resident population Distance from Ballarat Hectares 1,075 12km 3,340h

Haddon is sited on the Woady Yaloak River in a rural landscape of open paddocks, POLICY INFLUENCES remnant trees and scattered dwellings. The township has a thriving primary school and offers a semi-rural lifestyle for its residents. Private land is mainly used for agriculture with The North West Area Structure Plan (2000) policy encourages consolidation of the town grazing and cropping the dominant enterprises. Public land is largely forested and used boundary and the maintenance of a clear distinction between urban and rural areas. for commercial timber production or conservation. Infrastructure and urban use and development outside the identified urban growth boundary should be discouraged. Further rezoning of land for urban purposes should The Haddon township does not possess the typical urban built form of a compact rural demonstrate that alternative suitable locations are not available. Land adjacent to the town. The absence of a dominant main street or continuous street strip development town boundary is zoned for residential rural living. Land zoned for rural living should belies the numerous community and sporting groups that support networks and links maintain the 2 hectares and 8 hectares minimum lot subdivision. between individuals, communities, business and government. LAND SUPPLY AND DEMAND TOWN ROLE Land zoned for township use covers 72ha. Land zoned rural living land covers 1,120 The Settlement Typology Framework identifies Haddon as a town whose key function is hectares forming a larger continuous stretch of rural residential land that expands into to provide a retail and service centre for the Haddon township and its rural hinterland. neighbouring localities such as Nintingbool, Smythes Creek and Smythesdale. In the Haddon is a small urban centre that performs an important living, retail, service and period July 2010-March 2016, 30 dwellings were constructed and 17 lots produced. community role to residents and its surrounding rural hinterland. The predominant Prominently, subdivisions (13 lots) have occurred on land zoned township whilst characteristic of the township is the absence of a dominant main street and strong dwellings construction (26) has occurred in the rural living area community services within commuting proximity of Ballarat.

Golden Plains Shire Council Background & Issues Paper Page 57 Raw data related to growth rates is influenced by a broad range of factors including ZONED TOTAL OCCUPIED VACANT % VACANT but not limited to land tenure, market conditions, infrastructure and environmental LAND AVAILABLE LOTS constraints, employment and population growth and decline. AVAILABLE RURAL TOWNSHIP TOTAL Township 72.9 58.7 14.2 19.47% 10 SCENARIO PLANNING LIVING ZONE ZONE DWELLING Zone DWELLING DWELLING CAPACITY CAPACITY CAPACITY POTENTIAL POTENTINAL POTENTIAL Rural 1,120.2 891.2 229 20.44% 28 Living Zone Scenario 1 38 9 47 Assumption - 1 dwelling per vacant Low Density 0 0 0 0 lot – no further subdivision Res Zone

104 TOTAL 1,193.1 949.9 243.2 20.38% 38 Scenario 2 75 29 RESIDENTIAL Assumption- Subdivision of all LAND available vacant lots

Table 14 No. of Vacant Lots Available

Scenario 3 371 51 422 Note: The number of vacant lots in the above table do not represent the final lot/dwelling yield Assumption -Subdivision of vacant or capacity. Larger vacant lots have significant subdivision capacity and some existing vacant lots with an existing dwelling allotments have land development constraints that will impact the potential yield. In addition, not all vacant lots will be subdivided and will remain un-subdivided due to such factors due to consumer preference and preference. Table 15 Scenario planning

Note: The scale of dwelling construction in the rural living zone has depleted available vacant lots with only 7-8 years supply remaining. There is capacity to subdivide both vacant and occupied lots, particularly the three vacant lots above 20 hectares in size. With the increased demand for small lots, consideration should be given to extending the TZ or rezoning RLZ land to LDRZ to increase lot stock to optimise dwelling capacity.

Golden Plains Shire Council Background & Issues Paper Page 58 HOUSING A small portion of land (2 hectares) nestled within Haddon’s township zone is zoned for Commercial 1 use. The purpose of the Commercial 1 Zone is to create mixed uses such retail, office business and community use. Land identified as Commercial 1 is The residential Total No. of dwelling Distribution of Avg age of dwelling (yrs) comprised of 4 parcels ranging in size from 0.58ha to 0.43ha. property market stock dwelling stock in Haddon largely per zone KEY CONSTRAINTS & OPPORTUNITIES consists of rural lifestyle lots. During Land use data indicates an increased demand for smaller lots in the Haddon residential the period July area, the volume of dwelling construction has depleted vacant lots available in the RLZ. 2010-March 2016, 384 41 37.5 Increasing development density will need to consider the lack of reticulated gas or 30 dwellings were sewerage. Significant areas in the Haddon locality are constrained by environmental constructed. hazards such as wildfire, flood and salinity. A precautionary approach to planning 343 42.5 for future development should be exercised in areas where there is significant flood or bushfire risk. Areas at risk include significant lots in the RLZ 2 hectare Schedule consideration should be given to suitability for increased development in these areas.

LEGEND The area is popular for its rural lifestyle characteristics within proximity to Ballarat. Township Zone Rural Living Zone The Western Link Road and connection to the Western and Midland Highways will provide opportunities for accelerated access to higher order services, employment and education. Consideration should be given to the creation of additional lots through RESIDENTIAL LAND USE subdivision of RLZ lot greater than 20 hectares and rezoning of land RLZ to LDRZ or TZ to increase lot stock and optimise dwelling capacity. Consideration should be given to The greatest portion of residential land in the Haddon locality is zoned Rural Living landscaping treatment and open space areas that strengthens the sense of township. (1,112ha). The primary purpose of the Rural Living Zone is to provide for residential use in a rural environment and to provide for agriculture where it does not adversely affect the amenity of the surrounding area. The zone is subject to a schedule (map) which ACTIONS identifies land for minimum subdivision of 2ha lots where a permit is not required to use or develop the land for a dwelling. Land outside the 2ha schedule is subject to an 8 hectare > Create an increase in small lots through rezoning of land from RLZ to LDRZ or TZ. minimum lot size. Worth noting is the significant area of RLZ land in the Haddon locality covered by the BMO (630 hectares). > Review the Haddon Structure Plan.

Land (72ha) in the township zone provides for residential and other uses. Township > Develop a town landscape and open space plan. zoned land borders the Shire’s boundary with Ballarat and follows a line of small lot > Address development in areas of unacceptable environmental risk. development to the west of Ballarat. The Haddon township layout is fragmented and a legacy of previous government planning schemes prior to 1990.

Golden Plains Shire Council Background & Issues Paper Page 59 21/12/2017 C76

10- adnSrcuePlan Structure Haddon 21.08-4

UNICIPAL

TRATEGIC

TATEMENT

LAUSE

OLDEN

21.08

LAINS

LANNING

CHEME

AGE

Figure 13 Haddon locality Figure 14 Haddon strategic framework

Figure 15 Haddon contextual map

Golden Plains Shire Council Background & Issues Paper Page 60 SMYTHESDALE Education Maternal Doctor, Pharmacy Primary Child Care Allied Health OVERVIEW COMMUNITY INFRASTRUCTURE

Sports and Retail Services Recreation Estimated resident population Distance from Ballarat Hectares 866 17.97km 3,452ha POLICY INFLUENCES

Smythesdale is an urban settlement located on flat terrain north–east of the Woady The Central Highlands Regional Growth Plan identifies Smythesdale as the preferred Yalloak River surrounded by significant regrowth forest areas. The town has a distinct location for growth in the northern part of the Golden Plains Shire. The Plan encourages rural character and the foundations of a thriving township, within commuter distance of growth to be directed to infill locations and the old Yellow Glen winery site, however the Ballarat regional centre. development should be mindful of land use constraints with the potential to impact development. The Smythesdale regional landfill is located in Smythesdale. The The town layout features a curved main street and a Heritage listed Avenue of Honour landfill has the capacity to accommodate demand for the next 20 years. The facility is consisting of 122 Elm trees lining the Glenelg Highway. The greater portion of residential owned and operated by the City of Ballarat. The Golden Plains and Pyrenees Shires development is situated east of the Glenelg Highway. The Smythesdale regional landfill contribute waste to the facility. Land use in proximity to the facility is zoned RLZ and is located approximately 1 kilometre north-west of the township boundary. The landfill LDRZ. Approximately 63 dwellings are located within a 1000 metre buffer of the facility provides waste facilities for the City of Ballarat, Golden Plains Shire and Pyrenees Shire presenting amenity concerns for future residential development in the area. Councils. Hepburn and Central Goldfields will utilise the landfill facilities in the future. Smythesdale is situated along a key transport corridor linking Ballarat to the south west TOWN ROLE coast. The town has strong linkages to the regional city of Ballarat and functions as a key settlement providing local services to nearby localities. Smythesdale is identified as the northern Golden Plains Shire growth area. Reticulated sewerage is available in the township area. The town has a district commercial and retail The direction for the future development of Smythesdale is identified in the Smythesdale centre servicing residents and the surrounding rural community. The town’s proximity to Urban Design Framework (UDF). The Framework specifies an urban town boundary, Ballarat provide opportunities in lifestyle choice with access to housing and services in encourages the protection of the town’s heritage, character, built and natural environment an independent rural town setting. The key function of the township is that of a retail and whilst capitalising on its convenient location to Ballarat. service centre for the surrounding rural hinterland communities.

Golden Plains Shire Council Background & Issues Paper Page 61 LAND SUPPLY AND DEMAND The table below indicates existing vacant hectares and lots in Smythesdale as December 2016

ZONED LAND TOTAL OCCUPIED VACANT PERCENTAGE AVAILABLE

Township Zone 55 30.2 24.8 45.09%

Rural Living Zone 1,458.8 895.2 563.6 38.63%

Low Density Res Zone 91.9 0 0 100%

TOTAL RESIDENTIAL LAND 1,605.6 925.4 680.3 42.37%

RURAL LIVING ZONE TOWNSHIP ZONE LOW DENSITY TOTAL DWELLING SCENARIO PLANNING DWELLING CAPACITY DWELLING CAPACITY RESIDENTIAL ZONE CAPACITY POTENTIAL POTENTIAL POTENTIAL POTENTIAL

Scenario 1 97 76 1 174 Assumption - 1 dwelling per vacant lot – no further subdivision

Scenario 2 97 283 161 541 Assumption- Subdivision of all available vacant lots

Scenario 3 374 196 1 571 Assumption -Subdivision of vacant lots with an existing dwelling

Scenario 1 97 76 1 174 Assumption - 1 dwelling per vacant lot – no further subdivision

Golden Plains Shire Council Background & Issues Paper Page 62 HOUSING

The residential property market in Smythesdale Total No. of dwelling stock Distribution of dwelling stock per zone Avg age of dwelling (yrs) has experienced exponential growth for the north of the Golden Plains Shire. During the period July 2010-March 2016, 50 dwellings were constructed.

384 113 35

159 35.4

81 25.6

LEGEND Township Zone Rural Living Zone Rural Living Zone 2ha Overlay

Golden Plains Shire Council Background & Issues Paper Page 63 RESIDENTIAL LAND USE KEY CONSTRAINTS & OPPORTUNITIES

The greatest portion of land in the Smythesdale locality is zoned rural living (1,531 The Smythesdale landfill site is located approximately one kilometre north eastof hectares). The primary purpose of the Rural Living Zone (RLZ) is to provide residential Smythesdale. RLZ land to the north and south of the facility has subdivision potential. use in a rural environment and provide for agriculture where it does not adversely affect Planning policy may be required to manage future development of this area and the the amenity of the surrounding area. Land covered by the RLZ is subject to a schedule impact of the facility. Consideration should be given to enhancing the economic stability which provides an 8 ha minimum area for subdivision and minimum areas of 2ha for of the town by building on its historical significance and tourism opportunities. Sections which no permit is required to use land for a dwelling. Of the 1,531 hectares zoned rural of Smythesdale have access to sewerage infrastructure however the system is limited in living, 459 hectares are covered by the 2 hectare overlay. its ability to increase provision. Significant areas of the locality (89.4%) are covered by the BMO. Infill development should be encouraged and capacity increased through the The Yellowglen site is an area of land (92 hectare) less than one kilometre west of the potential acquisition of vacant crown land within the township area and the restructure main Smythesdale township zoned for low density residential development in a rural of old and inappropriate subdivisions in the urban area. There is opportunity and scope setting. The Low Density Residential Zone (LDRZ) allows development on lots with a min for improvements to the town streetscape and town entrances. of 0.4 hectare with capacity to treat wastewater where sewerage is not connected. The Smythesdale UDF identifies the Yellowglen site as future residential development. ACTIONS

Land covered by the Township Zone (59 hectare) allows for residential development in the Investigate opportunities to increase infill within the urban area, consistent with the area urban settlement of Smythesdale. Areas of the urban settlement area allow for reticulated serviced by reticulated sewerage. sewerage. The Design and Development Overlay Schedule 1 applies to Smythesdale’s central commercial area, and to parts of the north and south of the township zone. The objective of the overlay is to ensure that development has regard to design, siting and landscaping issues as well as heritage values and the built character.

Areas of heavily vegetated land (1,362 hectare) zoned Public Conservation Resource (RCZ) forms a number of State Park Reserves including: Woady Yalock Streamside Reserve, Surface Hill Historic Reserve, Watson’s Hill Bushland Reserve and the Smythesdale State Forest. The aim of the RCZ is to protect the natural environment and natural processes for their historic, archaeological, landscape, faunal habitat and cultural values. The Reserves and State Park are covered by the Bushfire Management Overlay (BMO) and are not suitable for development.

Golden Plains Shire Council Background & Issues Paper Page 64 Figure 16 Smythesdale Locality Figure 17 Smythesdale Structure Plan

Figure 18 Smythesdale contextual map

Golden Plains Shire Council Background & Issues Paper Page 65 DEREEL

OVERVIEW POLICY INFLUENCES

The Dereel locality is 5,998 hectares in area and is situated along the Ballarat-Colac The Central Highland Regional Growth Plan provides future directions for small towns Road, 33 kilometres south of Ballarat. Dereel is 10 kilometres from the main service that includes planning for the sustainable growth of small towns by building on local centre of Rokewood and 6 kilometres from the neighbouring locality of Corindhap. opportunities and strengthening small settlements to be adaptable and resilient to local Dereel’s early settlement was supported by timber cutting, gold mining and grazing. The challenges. Dereel settlement straddles the Colac-Ballarat Road. The Dereel Swamp is adjacent to Dereel’s main services hub where a number of facilities can be located. Dereel’s location RESIDENTIAL LAND USE is characterised by the extent of bushland and proximity of commercial forest. The Dereel locality and the surrounding rural residential areas are over 1000 hectares in size. This is predominantly zoned Rural Living and covers 784 hectares. The Rural Living Zone provides for residential living in a rural environment and therefore generally restricts residential change. The 2 hectare Schedule to the Rural Living Zone was introduced to enable high quality rural living development within commuting distance to Ballarat. Rural Living Zone in Dereel is not covered by the 2 hectare Schedule. Lots range from 1.8 hectares – 16 hectares.

A significant area of land (200 hectares) in Dereel is zoned low density residential. The minimum lot size in the LDRZ is generally 0.2 hectares in areas with reticulated sewerage and 0.4 in areas where sewerage is not connected. Lots in Dereel zoned LDRZ range in size from 1.2 hectares – 10.4 hectares.

Land zoned for township use (100 hectares) forms the central part of Dereel. The locality is bisected by the Colac-Ballarat Road. Lots in the township zone vary greatly from 2000sqm – 8 hectares.

Golden Plains Shire Council Background & Issues Paper Page 66 LAND SUPPLY AND DEMAND The table below indicates existing vacant hectares and lots in Dereel as at December 2016

ZONED LAND TOTAL OCCUPIED VACANT PERCENTAGE AVAILABLE

Township Zone 99.7 79.2 20.5 20.58%

Rural Living Zone 784 424.7 359.3 45.82%

Low Density Res Zone 199.5 123.0 76.5 38.34%

TOTAL RESIDENTIAL LAND 1083.2 626.9 450.3 42.12%

TOWNSHIP ZONE DWELLING LOW DENSITY RESIDENTIAL RURAL LIVING ZONE TOTAL DWELLING SCENARIO PLANNING CAPACITY POTENTIAL ZONE POTENTIAL POTENTIAL CAPACITY POTENTIAL

Scenario 1 7 18 130 155 Assumption - 1 dwelling per vacant lot – no further subdivision

Scenario 2 10 18 130 158 Assumption- Subdivision of all available vacant lots

Scenario 3 38 47 276 361 Assumption -Subdivision of vacant lots with an existing dwelling

Golden Plains Shire Council Background & Issues Paper Page 67 HOUSING

The residential property market in Dereel is situated on Total No. of dwelling stock Distribution of dwelling stock per zone Avg age of dwelling (yrs) land zoned Township and a significant component of rural living zoned land. During the period July 2010 – March 2016, 11 dwellings were constructed.

206 31 50.2

29 29.9

146 30.6

LEGEND Township Zone Rural Living Zone Low Density Residential Zone

TOWN ROLE

The Settlement Typology Framework identifies Dereel as a small town whose key promote Dereel as the local centre to serve smaller localities in geographical proximity. function is provide a limited range of services for a rural hinterland and contain a small The close proximity of pine plantations to roads and adjacent properties that can create retail centre. This role reflects Council’s investment in appropriate and relative growth. a fire risk that is difficult for private property owners to manage.

OPPORTUNITIES AND CONSTRAINTS RECOMMENDATIONS

The Rokewood, Corindhap and Dereel UDF recommends maintaining larger lots in Dereel The Dereel Structure Plan encourages town consolidation, protection of bushland and particularly in areas where there is significant vegetation. Maximize infill development and the low density residential character. The potential fire risk created by timber plantations should be mitigated by buffers between residential

Golden Plains Shire Council Background & Issues Paper Page 68 GOLDEN PLAINS PLANNING SCHEME

21.08-3 Dereel Structure Plan 21/12/2017 C76

Figure 19 Dereel Locality Figure 20 Dereel Structure Plan

MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 4 OF 15

Figure 21 Dereel contextual map

Golden Plains Shire Council Background & Issues Paper Page 69 LINTON TOWN ROLE Linton provides living, retail, service and community roles to residents and the rural OVERVIEW community.

Education Maternal Doctor, Pharmacy Primary Child Care Allied Health

COMMUNITY INFRASTRUCTURE Estimated resident population Distance from Melbourne Hectares 468 12km 5,859h

Sports and Retail Services The Linton locality is located on the Glenelg Highway 35 kilometres west of Ballarat Recreation and 2.9 kilometres from the north-west municipal border between the Golden Plains and Pyrenees Shires. Linton is a small historic town established on Springdallah Creek, which flows into the Woady Yaloak River. POLICY INFLUENCES

Linton is a picturesque town surrounded by undulating topography. The town is aligned The Central Highlands Regional Growth Plan recognises Linton as small town. The north-east to south-west and is divided by Sussex Street (Glenelg Highway), which is Plan encourages planning for resilient small towns by building on local opportunities and wider than the other streets and divided in the centre of the precinct by a median strip. maintaining existing services and infrastructure to locations where population growth is The streets are laid out in a regular grid generally to the north-west of Sussex Street and unlikely to be strong. another smaller regular grid aligned north-south to the east. The Golden Plains Planning Scheme (Clause 21.02-2) identifies the preparation of a The town developed with a mix of public, commercial and private buildings with many structure plan for the planned development of the commercial and retail areas in Linton. structures dating back to the nineteenth century. Linton is a town of historical significance with layers of development dotted along its main street. The Linton Public Library is of particular social significance as a very rare surviving public building. The Golden Plains Shire Councl's customer service office is situated in Linton. The office acts as customer service centre to the northern area of Golden Plains Shire.

Golden Plains Shire Council Background & Issues Paper Page 70 LAND SUPPLY AND DEMAND The table below indicates existing vacant hectares and lots in Linton as at December 2016

ZONED LAND TOTAL OCCUPIED VACANT PERCENTAGE AVAILABLE

Township Zone 71.0 40.6 30.4 42.81%

Rural Living Zone 555.6 275.5 280.1 50.41%

Low Density Res Zone 93.3 52.7 40.6 43.51%

TOTAL RESIDENTIAL LAND 719.9 368.8 351.1 48.77%

TOWNSHIP ZONE DWELLING LOW DENSITY RESIDENTIAL RURAL LIVING ZONE TOTAL DWELLING SCENARIO PLANNING CAPACITY POTENTIAL ZONE POTENTIAL POTENTIAL CAPACITY POTENTIAL

Scenario 1 25 Assumption - 1 dwelling per vacant lot 16 32 73 – no further subdivision

Scenario 2 46 22 30 98 Assumption- Subdivision of all available vacant lots

Scenario 3 201 38 85 324 Assumption -Subdivision of vacant lots with an existing dwelling

Golden Plains Shire Council Background & Issues Paper Page 71 HOUSING

The residential property market in Linton of a mix Total No. of dwelling stock Distribution of dwelling stock per zone Avg age of dwelling (yrs) of TZ, LDRZ and RLZ land covering 70 hectares. During the period July 2010-March 2016, 13 dwellings were constructed.

223 129 58

54 32

40 25

LEGEND Township Zone Rural Living Zone Low Density Residential Zone

RESIDENTIAL LAND USE OPPORTUNITIES The greatest portion of land (573 hectares) in the Linton locality is zoned Rural Activity. The purpose of the Rural Living Zone is to provide for residential living in a rural environment Encourages planning for resilient small towns by building on local opportunities and maintaining existing services and infrastructure. The Linton Structure Plan encourages and therefore generally restricts residential change. The 2 hectare Schedule to the infill development as a priority. Linton lends itself to opportunities for increased Rural Living Zone was introduced to enable high quality rural living development within commercial and tourism opportunities associated with the area’s historical assets. commuting distance to Ballarat and along the Glenelg Highway. Lots range in size from 1.4 hectares – 23 hectares, the 2 hectare schedule does not apply to land within the KEY CONSTRAINTS Linton locality. Lack of reticulated sewerage system. The Golden Plains DWMP identifies Linton as a Land zoned Township (87 hectares) is comprised of a substantial number of lots below key area of concern for domestic wastewater management where zones enable close 2,000sqm resulting in land development impediments due to the lack of reticulated development without sewerage. The Plan encourages limited development on small sewerage. A substantial area of land (93.32 hectares) is zoned for low density residential lots in the township zone under 2000sqm. living. The purpose of the low density residential zone is to provide for low density development on lots of 0.4 hectares which can treat and retain wastewater where RECOMMENDATIONS sewerage is not connected. Lot sizes vary from 6000sqm - 8 hectares. Land zoned for low density has significant capacity for further subdivision. Investigate the potential for reticulated waste water treatment to facilitate urban consolidation to meet long term demand requirements. Commercial Zone is covered by the Heritage Overlay. Buildings identified as belonging to a Heritage Precinct are defined as an area that has been found to have heritage significance for aesthetic, architectural, historic, scientific and social reasons.

Significant areas of land in the Linton locality are covered by the BMO (3,120 hectares). The BMO covers land zoned for rural living and low density development. Land in the Township Zone (50 hectares) is affected by flood inundation.

Golden Plains Shire Council Background & Issues Paper Page 72 C76 21/12/2017 M Linton 21.08-6 UNICIPAL S TRATEGIC S TATEMENT - C LAUSE G OLDEN 21.08 P LAINS P LANNING S CHEME P AGE 7 OF 15

Figure 22 Linton Locality Figure 23 Linton Structure Plan

Figure 24 Linton contextual map

Golden Plains Shire Council Background & Issues Paper Page 73 MEREDITH TOWN ROLE

OVERVIEW The Settlement Typology Framework identifies Meredith as a small town service centre for a rural hinterland. Meredith performs an important living, retail, service and The Meredith locality is situated on the Midland Highway 45 kilometres north-west of community role to residents and the rural community. Meredith provides a country Geelong. lifestyle for residents within commuter distance of Geelong and Ballarat.

Education Maternal Doctor, Pharmacy Primary Child Care Allied Health

Estimated resident population Distance from Ballarat Hectares COMMUNITY INFRASTRUCTURE 451 45km 20,706h

Meredith is situated on a plateau which is generally flat falling away to the east and north Sports and Retail Services as it drops toward Coolebarghurk Creek. The town centre forms a strong network grid Recreation pattern with residential development dispersed throughout the grid. POLICY INFLUENCES Meredith is a rural township surrounded by agricultural properties with a rich pastoral history. Much of the town’s charm relates to its historical feel and character. A Heritage The Central Highlands Growth Plan (2013) identifies Meredith as a small town.The Overlay recognises a number of existing and important historic buildings including the plan supports settlement and economic growth along existing transport infrastructure Kindergarten and School. The town features an Avenue of Honour at both the north and to maximise use of the network. The plan promotes a number of measures to protect south entrances providing a formal natural gateway as you enter and exit the township. the rural landscape character including using provisions to create clear urban boundaries and maintaining development to locations with minimal landscape impact. Meredith has increased its profile through popular events and products such as the Meredith Music Festival, the Golden Plains Festival and the Meredith Dairy (Goat The Golden Plains Planning Scheme identifies Meredith as a key town providing Cheese). These events and food production help promote the town and contribute to the services and facilities utilised by towns within a surrounding clustered network. The economy as well as support the community. Planning Scheme identifies Bannockburn, Meredith, Rokewood and Smythesdale as the focus points for these clusters.

A Town Structure Plan (2010) was prepared and establishes a basis for future strategic planning decisions. The Plan indicates a preferred layout of residential, commercial, community and land uses based on a 10 year outlook. It accommodates future expansion of low density residential development; provision of sufficient commercially zoned land; and promotes the development of commercial, recreation, education and open space precincts.

Golden Plains Shire Council Background & Issues Paper Page 74 LAND SUPPLY AND DEMAND The table below indicates existing vacant hectares and lots in Meredith as at December 2016

ZONED LAND TOTAL OCCUPIED VACANT PERCENTAGE AVAILABLE

Township Zone 60.2 48.0 12.2 20.28%

0 Rural Living Zone 0 0 0

Low Density Res Zone 80.2 56.7 23.5 29.30%

TOTAL RESIDENTIAL LAND 140.5 104.8 35.7 25.40%

TOWNSHIP ZONE DWELLING LOW DENSITY RESIDENTIAL TOTAL DWELLING SCENARIO PLANNING CAPACITY POTENTIAL ZONE POTENTIAL CAPACITY POTENTIAL

Scenario 1 10 9 19 Assumption - 1 dwelling per vacant lot – no further subdivision

Scenario 2 20 51 71 Assumption- Subdivision of all available vacant lots

Scenario 3 100 28 188 Assumption -Subdivision of vacant lots with an existing dwelling

Meredith is a developing town with a relatively strong dwelling construction rate of around six dwellings per year. The rate is outpacing recent lot production of two per year reflecting the depletion of vacant lots. Most dwellings constructed in recent years (30 out of 33) have been on lots below 0.6 hectares reflecting demand for smaller rural residential style lots.

Golden Plains Shire Council Background & Issues Paper Page 75 HOUSING

The residential property market in Meredith has Total No. of dwelling stock Distribution of dwelling stock per zone Avg age of dwelling (yrs) experienced exponential growth for the north of the Golden Plains Shire. During the period July 2010-March 2016, 21 dwellings were constructed.

167 134 51.9

33 37.8

LEGEND Township Zone Rural Living Zone Low Density Residential Zone

RESIDENTIAL LAND USE

The greatest portion of land (90.22 hectares) in the Meredith locality is zoned for Low Commercial activity within the town is generally located along the Midland Highway which Density Residential (LDRZ) development. The purpose of the LDRZ is to allow for bisects the town centre. Distinct precincts are emerging and some already exist including low-density residential development on lot with a min of 0.4 ha with capacity to treat commercial, heritage, and education and community precincts. There are a number of wastewater where sewerage is not connected. The implementation of reticulated formal and informal public open spaces located in the Meredith town centre all within sewerage in Meredith is not opposed by Barwon Water however the costs to residents easy walking and cycling distance of each other. The Recreation Reserve and Pioneer make this option cost prohibitive. Under Council’s Domestic Wastewater Management Park provide the more formal open space areas with an oval tennis courts, playground Plan Meredith should be considered for the implementation of a reticulated sewerage and skate park. system. Existing lots within the LDRZ have capacity for further subdivision. KEY CONSTRAINTS The Township Zone covers 60 hectares of land in the residential core of Meredith. Lot sizes vary from approximately 1000 square metres to 3 hectares. Many of the smaller Capacity for infill development within the existing residential area is limited by the lack parcels of land cannot be developed individually due to the lack of reticulated sewerage. of reticulated sewerage. Further development to the west of the Midland Highway is There is potential for additional development on a parcel of land currently owned by limited due to rail infrastructure and a Public Acquisition Overlay for a future town centre the Golden Plains Shire fronting the Midland Highway which been set aside for the by-pass. The Golden Plains DWMP identifies Meredith as having a high density of onsite relocation of the Meredith Hall if the Bypass is constructed. This parcel is large enough systems on small allotments that can create tension between sustainable domestic to accommodate additional development. There is also development potential around wastewater management and orderly urban development. The Plan recommends limiting the Church of England site within close proximity to the Education/Community Hub. new development on existing small lots of less than 4000sqm.

Golden Plains Shire Council Background & Issues Paper Page 76 OPPORTUNITIES RECOMMENDATIONS

Situated on the Midland Highway direct access to Geelong and Ballarat and the Western Encourage subdivision within existing low density residential zone. Highway once the Western Link Rd is complete. Opportunities for increased commercial and tourism opportunities associated with music festivals, heritage and food production.

In 2011 the Victorian Government committed to the feasibility of returning passenger rail service between Geelong, Ballarat and Bendigo – recommendation to ensure the buildings did not fall into further disrepair. The Meredith bluestone station is sound structural condition and is currently leased as a private residence. Limited passing opportunities for freight services following the decommissioning of the Meredith passing loop preventing freight and passenger trains travelling in both directions simultaneously.

Golden Plains Shire Council Background & Issues Paper Page 77 C76 21/ M Plan Structure Meredith 21.08-7 12/2017 UNICIPAL S TRATEGIC S TATEMENT - C LAUSE G OLDEN 21.08 P LAINS P LANNING S CHEME P AGE 8 OF 15

Figure 26 Meredith Structure Plan

Figure 25 Meredith Locality

Figure 27 Meredith contextual plan

Golden Plains Shire Council Background & Issues Paper Page 78 NAPOLEONS

OVERVIEW Education Maternal Doctor, Pharmacy Primary Child Care Allied Health

COMMUNITY INFRASTRUCTURE

Estimated resident population Distance from Ballarat Hectares Sports and Retail Services 296 15km 4,621h Recreation

The town is bisected by the Colac-Ballarat Road, a transport route connecting the POLICY INFLUENCES Princes, Hamilton and Midland Highways. The eastern boundary of the location borders the City of Ballarat suburb Buninyong. The Central Highlands Regional Growth Plan provides future directions for small towns that includes planning for the sustainable growth of small towns by building on local Napoleons is situated in a pleasant rural setting surrounded by undulating land mostly opportunities and strengthening small settlements to be adaptable and resilient to local used for grazing. Napoleons offers a country lifestyle environment close to employment, challenges. education, services and facilities of the Ballarat regional centre. The gold rushes were the catalyst for the establishment of many small towns including Napoleons which saw an Golden Plains Planning Scheme identifies Napoleons as a commercial and retail centre. influx of people and money. Napoleons commenced its origins as a canvas village on the Strategies encourage commercial and retail development that services immediate banks of Nelson’s Waterhole and developed into a thriving town during the gold rush era. residents and avoids commercial development beyond identified commercial precincts. Planning policy encourages the promotion of township consolidation and density with Today, Napoleons remains a small vibrant small town with strong community spirit and a the overall lot sizes of land determined by environmental conditions and established strong interrelationship with Enfield and other nearby localities character. With moderate growth and considering the existing areas of vacant land, no significant new areas of land need to be provided for residential development through zoning.

Manage future growth, development and subdivision according to infrastructure provision, constraints and availability, residential demand and take up rates and urban and rural interface with the future growth of Ballarat. Design and locate new development to recognise existing rural amenity and character and manage potential threats from wildfire and salinity hazards. Ensure that use and development including subdivision does not prejudice future planning land use options and needs.

Golden Plains Shire Council Background & Issues Paper Page 79 LAND SUPPLY AND DEMAND The table below indicates existing vacant hectares and lots in Napoleona as at December 2016

ZONED LAND TOTAL OCCUPIED VACANT PERCENTAGE AVAILABLE

57.0 32.8 Township Zone 89.8 36.52%

Rural Living Zone 422.6 273.1 149.5 35.37%

Low Density Res Zone 0 0 0 0

TOTAL RESIDENTIAL LAND 512.4 330.1 182.3 35.57%

TOWNSHIP ZONE DWELLING LOW DENSITY RESIDENTIAL RURAL LIVING ZONE TOTAL DWELLING SCENARIO PLANNING CAPACITY POTENTIAL ZONE POTENTIAL POTENTIAL CAPACITY POTENTIAL

Scenario 1 8 10 18 Assumption - 1 dwelling per vacant lot – no further subdivision

Scenario 2 68 0 10 78 Assumption- Subdivision of all available vacant lots

Scenario 3 64 0 58 122 Assumption -Subdivision of vacant lots with an existing dwelling

Golden Plains Shire Council Background & Issues Paper Page 80 HOUSING

The residential property market in Napoleons is situated Total No. of dwelling stock Distribution of dwelling stock per zone Avg age of dwelling (yrs) primarily on land zoned Township and a small component of RLZ land. During the period July 2010-March 2016, 5 dwellings were constructed.

102 54 33.4

48 28.5

LEGEND Township Zone Rural Living Zone

RESIDENTIAL LAND USE reticulated sewerage and therefore lots sizes must be of a sufficient size to treat and retain wastewater on site. A significant area of land in Napoleons (108.9 hectares) is zoned Township. The purpose of the Township Zone is to provide for residential development and a range of commer- The town is bisected by the Colac-Ballarat Road (88 kilometre State arterial road), a cial, industrial and other uses in small towns. There are significant areas of undeveloped transport route connecting the Princes, Hamilton and Midland Highways to the City of land in the Township creating a vacant residential lot supply of approximately 26 years Ballarat. The Colac-Ballarat Road will provide a major arterial link between the Western based on historical development rates. Additional land has been identified as the longer and Midland Highways via the Western Link Road at Bells Road north of the Napoleons term growth area for future residential development. township.

The pattern of lots reflects historic subdivisions in the gold mining era or developments An area of land to the north (15 hectares) and land to the south (560 hectares) of the approved by former municipalities. Napoleons land use patterns indicate a spread of Napoleons township is zoned rural residential. The primary purpose of the RLZ is to rural residential development contained on a range of lot sizes. Whilst the majority of provide residential use in a rural environment and to provide for agriculture where it residential development is directly adjacent to the Colac-Ballarat Road, farming activities does not adversely affect the amenity of the surrounding area. The RLZ is subject to continue on undeveloped land in the township zone. Napoleons is not serviced with a schedule which provides an 8 hectare minimum area for subdivision and minimum areas of 2 hectare for which no permit is required to use land for a dwelling. The 2 hectare overlay

Golden Plains Shire Council Background & Issues Paper Page 81 does not cover land in the Napoleons Rural Living Zone. Lot sizes in the northern portion RECOMMENDATIONS of RLZ range from 4000sqm – 3.7 hectares with limited potential for further subdivision. Lot sizes in the southern portion of RLZ vary from 3.6 hectares – 49.7 hectares. Anticipated growth will require a coordinated approach to planning, development of services, transport and infrastructure. Settlement planning will aim to strike a balance CONSTRAINTS between growth and the objective of creating sustainable communities. Local planning will be required to consider how clusters of settlements can work together to provide Lots within the Township Zone are land locked and require a co-operative agreement with facilities and manage change. neighbouring landowners to gain access to properties. Whilst a sewerage infrastructure runs through the township area there is limited to no possibility for residents to access Adding to the significant land supply through further zoning of land to Township Zone sewerage infrastructure. would be inappropriate in the short term.

OPPORTUNITIES

Napoleons is primarily a commuter town. Population potential for rural residential growth (within the TZ) as Ballarat expands from Ballarat West Precinct. Combined kindergarten and school (using current portables). Opportunities for market gardens or fresh food production close to Ballarat.

TOWN ROLE

The Settlement Typology Framework identifies Napoleons as a small town whose key function is provide a limited range of essential education and health services for a rural hinterland and contain a small retail centre. This role reflects Council’s investment in appropriate and relative growth.

Golden Plains Shire Council Background & Issues Paper Page 82 M Plan Structure Napoleans 21.08-9 C76 21/12/2017 UNICIPAL S TRATEGIC S TATEMENT - C LAUSE G OLDEN 21.08 P LAINS P LANNING S CHEME P AGE 10 OF 15

Figure 28 Napoleons Locality Figure 29 Napoleons Structure Plan

Figure 30 Napoleons contextual map

Golden Plains Shire Council Background & Issues Paper Page 83 ROKEWOOD

OVERVIEW Education Early Years Maternal Sports and Primary and Child Care Recreation The Rokewood locality is situated at the intersection of the Rokewood-Skipton, Rokewood- Shelford and Colac-Ballarat Roads. COMMUNITY INFRASTRUCTURE

Retail Services

POLICY INFLUENCES Estimated resident population Distance from Ballarat Hectares 117 43km 18,687h The Central Highland Regional Growth Plan provides future directions for small towns that includes planning for the sustainable growth of small towns by building on local The Rokewood township is based on a traditional gird pattern of development. Rokewood opportunities and strengthening small settlements to be adaptable and resilient to local has developed in a relatively compact form with community facilities located the north of challenges. Ferrars Road between McMillan and Gibb Street. The Kurac-A-Ruc Creek runs north and west of the town and a natural swimming pool (lagoon) is located to the north east The Golden Plains Planning Scheme’s strategic framework identifies Rokewood as a of the town. focus point for the delivery of services and facilities to a cluster network of smaller towns and localities within its geographical catchment. A structure plan has been developed As with many small towns in the Golden Plains Shire, Rokewood evolved in the gold rush for Rokewood that promotes township consolidation. The plan encourages retaining era as the main crossing place for the Kuruc-A-Ruc Creek. With the advent of the Leigh the town’s compact form directing new development to existing vacant land within the Shire in 1864, Rokewood became one of the Shire’s two administrative centres. The town. In addition, the plan encourages the use of heritage buildings, and protection and township continues to serve as a rural service centre for the broader catchment area. A enhancement of remnant native vegetation and maintenance of habitat corridors. railway connection was made in 1911 when lines were joined from Cressy to Scarsdale passing through Rokewood. The line continued until 1953.

Golden Plains Shire Council Background & Issues Paper Page 84 LAND SUPPLY AND DEMAND The table below indicates existing vacant hectares and lots in Rokewood as at December 2016

ZONED LAND TOTAL OCCUPIED VACANT PERCENTAGE AVAILABLE

Township Zone 31.1 17.0 14.1 45.33%

Rural Living Zone 0 0 0 0

Low Density Res Zone 2.5 0 2.5 100%

TOTAL RESIDENTIAL LAND 33.6 17.0 16.6 49.40%

SCENARIO PLANNING TOWNSHIP ZONE DWELLING LOW DENSITY RESIDENTIAL RURAL LIVING ZONE TOTAL DWELLING CAPACITY POTENTIAL ZONE POTENTIAL POTENTIAL CAPACITY POTENTIAL

Scenario 1 10 3 0 13 Assumption - 1 dwelling per vacant lot – no further subdivision

Scenario 2 4 24 0 28 Assumption- Subdivision of all available vacant lots

Scenario 3 73 3 0 76 Assumption -Subdivision of vacant lots with an existing dwelling

Golden Plains Shire Council Background & Issues Paper Page 85 HOUSING

The residential property market in Rokewood is situated Total No. of dwelling stock Distribution of dwelling stock per zone Avg age of dwelling (yrs) on land zoned and a small component of LDRZ land covering 2.5 hectares. During the period July 2010-March 2016, 2 dwellings were constructed.

51 51 56

LEGEND Township Zone Rural Living Zone Low Density Residential Zone

RESIDENTIAL LAND USE CONSTRAINTS

The primary residential land in Rokewood is zoned township (31.42 hectares). The The town is serviced by radial SWER lines due to its low density development. Very purpose of the Township Zone is to provide for residential development and a range of little development has occurred in the past 10 years. Rokewood is not expected to have commercial, industrial and other uses in small towns. Township zone lot sizes range from significant growth. Any ‘lifestyle’ demand for land is likely to be gradual because of the 1196 sqm - 2 hectares. There are significant areas of undeveloped land in the Township area’s commuter circuit to Ballarat and Geelong. Land in the RAZ is constrained from creating a vacant residential lot supply of approximately 41 lots. The township zone economic viability due to land fragmentation thereby creating pressure for expansion allows for significant flexibility with land use activity, including industrial use subject to a of the township zone. The Napoleons Structure Plan indicates significant areas of permit (except Refuse Disposal). As the town is not expected to grow significantly in the vacant land zoned for township development. Support for further release of RAZ land next 10 years and the current town area has large areas of vacant land, the focus should for development should be discouraged. be to developing existing land zoned Township.

An area of land south of the main Rokewood-Skipton Road is zoned for low density residential development. Land in the low density residential zone has not been developed. The LDRZ seeks to provide for low-density development on lots of 0.4 hectares which can treat and retain wastewater. Rokewood is not sewered therefore all residential land must be capable of retaining its wastewater on site.

Land adjacent the Kuruc-A-Ruc Creek is zoned Public Park and Recreation (9 hectares). The area is defined as Crown Land and is used for sporting activities.

Golden Plains Shire Council Background & Issues Paper Page 86 OPPORTUNITIES RECOMMENDATIONS

Potential for a significant renewable energy facility to provide employment and commercial Retain the town’s compact form and focus new development on exiting vacant land opportunities in the construction and development phase. The Rokewood Structure Plan within the town. Encourage infill development before rezoning new areas. Re-zoning identifies some key sites that have potential for commercial activity. The township zone to be supported where there is sufficient demand. Focus expansion/development of has flexibility for some commercial uses. Recognition and upgrade amenities atthe rural services in the town. Retain and protect significant conservation features/assets. Lagoon. Opportunities to improve the town entrance. Protect and encourage use of heritage buildings. Maintain Rokewood’s status as the service centre for the district. TOWN ROLE The Settlement Typology Framework identifies Rokewood as a small town whose key function is provide a limited range of essential education and health services for a rural hinterland and contain a small retail centre. This role reflects Council’s investment in appropriate and relative growth.

Golden Plains Shire Council Background & Issues Paper Page 87 GOLDEN PLAINS PLANNING SCHEME

21.08-10 Rokewood Structure Plan 21/12/2017 C76

Figure 31 Rokewood Locality Figure 32 Rokewood Structure Plan

MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 11 OF 15

Figure 33 Rokewood contextual map

Golden Plains Shire Council Background & Issues Paper Page 88 LOCALITY CLUSTERS CORINDHAP, CAPE CLEAR and ILLABAROOK LOCALITY ROLE The role of a locality is to support small populations and provides a focal point for the surrounding rural community. Access to retail, education and connection to reticulated water vary.

Figure 34 Corindhap Locality - 3,164 ha Figure 35 Mabarook Localilty - 2,173 ha Figure 36 Cape Clear Locality - 3,034 ha

Golden Plains Shire Council Background & Issues Paper Page 89 CORINDHAP CAPE CLEAR ILLABROOK

Community Infrastructure

Demographics (residential zones) 103 41 18

Locality (ha) 3,164 3,034 2,173

No. of dwellings 21 22 18 12

LEGEND Township Zone Rural Living Zone Low Density Residential Zone

Locality

Service Centre Town

Figure 37 Locality Cluster Service Centre Town

Golden Plains Shire Council Background & Issues Paper Page 90 RESIDENTIAL LAND SUPPLY HOUSING

CORINDHAP ZONED OCCUPIED VACANT CORINDHAP Total No. of Distribution of Avg age of HA HA HA dwelling stock dwelling stock dwelling per Zone (yrs)

Township 20.3 16.5 3.5 The residential property 43 21 63.5 (17.24%) market in Corindhap is situated on land zoned 22 37.8 Township and Low Density Low Density 73.6 48.5 25.1 Residential. During the period Residential (34.10%) July 2010 – March 2016, 9 dwellings were constructed.

CAPE CLEAR

The residential property CAPE ZONED OCCUPIED VACANT 18 18 39.8 market in Cape Clear is CLEAR HA HA HA situated on land zoned Township and Low Density Residential. During the Township 59.6 24.7 34.9 period July 2010 – March (58.55%) 2016, 3 dwellings were constructed.

ILLABROOK

The residential property ILLABROOK ZONED OCCUPIED VACANT market in Illabarook is 12 12 70.3 HA HA HA situated on land zoned Rural Living. During the period July 2010 – Rural Living March 2016, 1 dwelling 136.8 36.4 100.4 was constructed. (73.39%)

Golden Plains Shire Council Background & Issues Paper Page 91 OVERVIEW Corindhap

The localities of Corindhap, Cape Clear and Illabarook are situated in the central area of The Corindhap locality is 3,164 hectares in area and is situated along the Colac-Ballarat the Golden Plains Shire. The area is characterised by small communities in a rural living Road approximately 5 kilometres north-east of the main service centre of Rokewood context outside of the farming sector. and 45 kilometres from Ballarat. Corindhap shares a close proximity to Dereel and is situated on arise overlooking volcanic plains stretching towards Geelong. The Corindhap township is generally triangular in shape and lies between Main Street to the west, School Road to the north and the Colac-Ballarat Road.

Cape Clear

The Cape Clear locality is 3,034 hectares in area and is situated on the Scarsdale-Pitfield Road, 33 kilometres from Ballarat. The locality is comprised of a small community with limited services to the wider farming community. Surrounding agricultural land used mostly for grazing.

Illabarook

The Illabarook locality is 2,173 hectares in area located 11.6 kilometres north-west of Rokewood situated on the Illabarook Creek. The locality accommodates a small area of rural living outside of the farming sector.

Golden Plains Shire Council Background & Issues Paper Page 92 POLICY INFLUENCES RESIDENTIAL LAND USE

The north-west area of the Golden Plains Shire is recognised as an area that reflects a Corindhap rural residential character, centred on communities of interest. The area is comprised of a large proportion of existing small lots which include old crown titles. Many of these lots The primary residential land in Corindhap is zoned (74 hectares) is zoned for low density have been developed for rural residential purposes and are identified as rural localities. development. Parcels in the low density residential area is located on both sides of Historic subdivisions have left a legacy of fragmented landholdings and a proliferation of the Colac-Ballarat Road. Lots size range from 4000sqm – 6.5 hectares. Land in the low density residential development in isolated areas devoid of appropriate infrastructure. township zone (20 hectares) is primarily located to the west of the Colac-Ballarat Road. The Township Zone was reduced as a consequence of the 2009 structure plan process The Golden Plains Planning Scheme provides direction for localities to operate in and part of the TZ area was back-zoned to Low Density Residential. clustered networks with key towns providing services and facilities within in that network. A town structure plan has been undertaken for Corindhap as part of the Rokewood, Cape Clear Corindhap and Dereel Framework Integrated Urban Design Framework. The plan encourages growth within the defined Corindhap township growth boundary. The Cape Clear locality is located at the junction of a three way intersection at the Scarsdale-Pitfield Road, Cap Rokewood Road and Ryan’s Road. Lot sizes in the township zone (60 hectares) range from 3000sqm – 7 hectares

Illabarook

Residential zoned land (137 hectares) in Illabarook is zoned rural living. The residential area represents a small rural community within the broader area of agricultural land.

OPPORTUNITIES AND CONSTRAINTS

Cape Clear

No land supply action required. Encourage growth within identified residential areas.

Corindhap

No land supply action required. In the future encourage the subdivision of LDRZ and TZ land to provide further supply of residential land.

Illabarook

No land supply action required

Golden Plains Shire Council Background & Issues Paper Page 93 GOLDEN PLAINS PLANNING SCHEME

21.08-2 Corindhap Structure Plan

21/12/2017 C76

Figure 38 Cape Clear, Mabarook, Corindhap Locality Figure 39 Coringhap Structure Plan

MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 3 OF 15

Figure 40 Corindhap contextual map

Golden Plains Shire Council Background & Issues Paper Page 94 LOCALITY CLUSTERS

BERRINGA, NEWTOWN, SCARSDALE, STAFFORDSHIRE, REEF, HAPPY VALLEY

OVERVIEW

The localities of Berringa, Happy Valley, Newtown and Scarsdale are located the north west of the Golden Plains Shire. The main service centre is located in Smythesdale. The localities are a product of the gold rushes in the 1850s and 1860s. Scarsdale is linked to Newtown to the south and Smythesdale to the north. Newtown has no township of its own. Staffordshire Reef is a rural locality and former mining town 23 kilometres south- east of Ballarat. Residential land within Staffordshire Reef is an isolated section of rural residential land surrounded by agricultural uses. The population is primarily rural lifestyle on small acreage within commuting distance of Ballarat.

Berringa is located at the intersection of Staffordshire Reef Road and Derwent Jacks Road, approximately 28 kilometres south-west of Ballarat. The present day setting for this locality is representative of its history as a gold mining town. The Recreation Reserve is surrounded by a traditional township layout. Today Berringa reflects a dispersed rural residential community adjacent the heavily vegetated undulating Enfield State Forest.

Happy Valley is a rural locality and former gold mining town located 28 kilometres west of Figure 41 Locality Cluster Service Centre Town Ballarat. The locality has no traditional formation of settlement with few buildings, some farming mullock heaps and State Forest to its north and south. Locality

Service Centre Town

Golden Plains Shire Council Background & Issues Paper Page 95 BERRINGA NEWTOWN SCARSDALE STAFFORDSHIRE REEF HAPPY VALLEY

Community Infrastructure

Demographics (residential zones) 175 749 117 48 58

6,654 Locality (ha) 3,695 1,233 1,885 2,024

No. of dwellings 4 43 32 41 48 137 103 30 24

LEGEND

Township Zone Rural Living Zone Low Density Residential Zone

POLICY INFLUENCES

The Golden Plains Planning Scheme Strategic Framework provides direction for localities to operate in clustered networks with key towns providing services and facilities within in that network. A Scarsdale town structure plan was developed in the late 1990’s to accommodate future development through consolidation.

Golden Plains Shire Council Background & Issues Paper Page 96 RESIDENTIAL LAND SUPPLY

BERRINGA ZONED HA OCCUPIED HA VACANT HA

Township 19.4 5.1 14.3 (73.71%)

Rural Living Zone 618.3 199.1 419.2 (67.79%)

NEWTOWN ZONED HA OCCUPIED HA VACANT HA

Low Density Residential Zone 34.2 31.5 2.7 (7.89%)

Rural Living Zone 426.2 166.0 260.2 (61.05%)

SCARSDALE ZONED HA OCCUPIED HA VACANT HA

Township 48.2 32.8 15.4 (31.95%)

Low Density Residential Zone 415.1 296.3 118.8 (28.61%)

Rural Living Zone 1,382.1 794.4 587.7 (42.52%)

HAPPY VALLEY ZONED HA OCCUPIED HA VACANT HA

Rural Living Zone 1,635.5 93.7 111.1 (54.24%)

Golden Plains Shire Council Background & Issues Paper Page 97 HOUSING

Distribution of dwelling stock Avg age of dwelling (yrs) BERRINGA Total No. of dwelling stock per Zone

The residential property market in Berringa is situated on land 47 43 26.5 zoned Township and Rural Living. During the period July 2010 4 33.5 – March 2016, 2 dwellings were constructed.

NEWTOWN

The residential property market in Newtown is situated on 73 32 58 land zoned Low Density 41 36.5 Residential and Rural Living. During the period July 2010 – March 2016, 10 dwellings were constructed.

SCARSDALE

The residential property market in Scarsdale is 288 48 54.9 situated on land zoned Township, Low Density 137 32.6 Residential and Rural Living. During the period July 2010 – March 2016, 31 dwelling was constructed 103 34

HAPPY VALLEY

The residential property market in Happy Valley 24 24 38.6 is situated on land zoned Rural Living. During the period July 2010 – March 2016, 3 dwelling was constructed

Golden Plains Shire Council Background & Issues Paper Page 98 RESIDENTIAL LAND USE

Berringa Happy Valley

The primary residential land in Berringa is RLZ. Parcels in the rural living one are located Rural residential land in the locality is positioned between Linton-Piggeet Road and the on both sides of the Berringa and Derwent Jacks Roads. Lot sizes range from 1.2 – 21 Happy Valley Road. Land is zoned rural living. Lot sizes range from 1234sqm along the hectares. Land in the TZ forms a small area located between Snowgum and Berringa Happy Valley Road to lots of 29.5 hectares along Argyle Road. Roads. Lot sizes range from 700sqm – 2 hectares. The BMO covers portions of land in the northern part of the of the township zone. OPPORTUNITIES AND CONSTRAINTS

Newtown Access to retail, education and connection to reticulated water vary. Historic subdivisions have left a legacy of fragmented landholdings and a proliferation Newtown is connected to Scarsdale through a narrow strip of low density residential land of low density residential development in isolated areas of devoid of appropriate running along the Pitfield-Scarsdale Road joining the Glenelg Highway 1.2km from the infrastructure. most northern point of the locality where the land use changes from LDRZ. Lot sizes in the LDRZ vary in size from 4000sqm – 4.8 hectares. Low density residential land abuts significant areas of rural living zone land on both sides of the Pitfield-Scarsdale Road. Lot sizes in the rural living area range from smaller lots of 8000sqm to larger parcels of 13 hectares.

Scarsdale

The main residential area is linear in form and pivots around the intersection of the Ballarat-Linton Road, the Old Glenelg Highway and the Pitfield-Scarscale Road. The greater portion of land zoned township is located eastern side of the Glenelg Highway. Lot sizes in the TZ range from 900sqm – 4 hectares. Land in the township zone abuts a significant amount of land zoned for rural living use on both sides of the Glenelg Highway. Lot sizes in the rural living zone range from 4000sqm – 13 hectares.

Golden Plains Shire Council Background & Issues Paper Page 99 GOLDEN PLAINS PLANNING SCHEME

21.08-12 Scarsdale Structure Plan

21/12/2017 C76

Figure 42 Scarsdale, Newtown, Happy Valley, Staffordshire Reef Figure 43 Scarsdale Structure Plan and Berringa Locality Map

MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 13 OF 15

Figure 44 Scarsdale contextual map

Golden Plains Shire Council Background & Issues Paper Page 100 OVERVIEW

The localities of Cambrian Hill, Ross Creek, Nintingbool and Smythes Creek area located in close proximity to the Golden Plains Shire border with City of Ballarat. The main service centre is located in Haddon and Smythesdale. The localities have a strong history in the gold rushes of the 1850s and 60s.

Cambrian Hill is located 8 kilometres south of Ballarat. The area is located within close proximity to Ballarat and the small township of Napoleons. The Colac-Ballarat Road is the major transport route into Ballarat. The locality consist of a small area of low density residential development surrounded by agricultural land. The Cambrian Hill landscape is primarily flat wide-open unencumbered land bound on the eastern border bythe Colac-Ballarat Road and urban development to its north.

Ross Creek is located on the Sebastopol-Smythesdale Road, approximately 12 kilometres south west of Ballarat. The rural locality is situated between the former gold fields of Ballarat and Woady Yaloak/Smythesdale. The Creek rises as a spring at the east end of Wades Lane and is a tributary of the Yarrowee. The local area provides a rural landscape with hobby farms and semi-rural lifestyle for residents.

The Smythes Creek and Nitingbool localities are located on the Glenelg Highway approximately 11 kilometres south west of Ballarat. The localities consist of dispersed Figure 45 Locality Cluster Service Centre Town rural residential development. There is no consolidated township within the locality, the Woady Yaloak Creek runs through Nintingbool and was known as Smythes Creek in Locality 1800s. The area forms part of a rural lifestyle belt separating Ballarat from settlements such as Smythesdale. This provides strong commuting linkages into Ballarat for work Service Centre Town and other services.

Golden Plains Shire Council Background & Issues Paper Page 101 LOCALITY ROLE

The role of a locality is to support small populations and provides a focal point for the surrounding rural community. Access to retail, education and connection to reticulated water vary.

NINTINGBOOL ROSS CREEK SMYTHES CREEK CAMBRIAN HILL

Community Infrastructure

1,155 162 Demographics (residential zones) 176 831

1,763 1,057 Locality (ha) 189 4,032

No. of dwellings 63 277 358 27 23 35

LEGEND Township Zone Rural Living Zone Low Density Residential Zone Rural Living Zone 2ha Overlay

POLICY INFLUENCES

The north-west area of the Golden Plains Shire is recognised as an area that reflects a rural residential character, centred on communities of interest. The area is comprised of a large proportion of existing small lots which include old crown titles. Many of these lots have been developed for rural residential purposes and identified as rural localities. The Golden Plains Planning Scheme provides direction for localities to operate in clustered networks with key towns providing services and facilities within that network. A Ross Creek town structure plan was developed in the late 1990’s to control development along the creek, recommend residential development on existing vacant land and to consolidate township area to support commercial and community facilities.

Golden Plains Shire Council Background & Issues Paper Page 102 RESIDENTIAL LAND SUPPLY

NINTINGBOOL ZONED HA OCCUPIED HA VACANT HA

Rural Living Zone 165.7 163.3 2.4 (1.44%)

ZONED HA OCCUPIED HA VACANT HA ROSS CREEK

Township 9.6 4.3 5.3 ( 55.20%)

Rural Living Zone 1,818.2 1,291.6 526.6 (28.96%)

SMYTHES CREEK ZONED HA OCCUPIED HA VACANT HA

Township 48.2 32.8 15.4 (31.95%)

Low Density Residential Zone 415.1 296.3 118.8 (28.61%)

Rural Living Zone 1,382.1 794.4 587.7 (42.52%)

CAMBRIAN HILL ZONED HA OCCUPIED HA VACANT HA

64.6 Low Density Residential Zone 48.2 6.4 (25.39%)

Rural Living Zone 1,635.5 1,181.6 439.9 (27.76%)

Golden Plains Shire Council Background & Issues Paper Page 103 HOUSING

NINTINGBOOL Total No. of Distribution of dwelling stock Avg age of dwelling (yrs) dwelling stock per Zone

The residential property market in Nintingbool is situated 63 63 27.5 on land zoned Rural Living. The rural living zone 2 hectare schedule affects 131 hectares of the locality. During the period July 2010 – March 2016, 1 dwelling was constructed.

ROSS CREEK

The residential property market in Ross Creek is situated on 277 277 26.6 land zoned for rural living. During the period July 2010 – March 2016, 26 dwellings were constructed.

SMYTHES CREEK

The residential property market in Smythes Creek is 385 358 19.4 situated on land zoned for rural living. The rural living zone 2 hectare schedule affects 1,155 hectares 27 26 of the locality During the period July 2010 – March 2016, 23 dwellings were constructed.

CAMBRIAN HILL

The residential property market in Cambrian Hill 24 24 38.6 is situated on land zoned Rural Living. During the period July 2010 – March 2016, 3 dwellings were constructed.

Golden Plains Shire Council Background & Issues Paper Page 104 RESIDENTIAL LAND USE OPPORTUNITIES AND CONSTRAINTS

Nintingbool The locality has larger lot stock available compared to reminder of the Study Area and this land should be preserved for higher density living due to its proximity to Ballarat. Nintingbool is one of the Shire’s smallest rural localities with only 189 hectares area. The most significant area of land in Nintingbool is zoned for rural living with a 2 hectare RECOMMENDATION overlay affecting 131 hectares. Lot sizes range from 2 hectares within the RLZ Overlay - 13 hectares in the rural living zone not covered by the 2 hectare overlay. The Glenelg Limited immediate availability of land to meet demand. However there is capacity Highway spans across the southern most corner of the locality. particularly amongst land already occupied for subdivision down to 2 hectares. Is there Ross Creek a need to extend the 2ha overlay.

The Ross Creek locality is 4,032 ha in area. The locality’s borders abut the City of Ballarat at the north-east boundary at Bells Road and the Ross Creek Forest at the western boundary. Locality consists primarily of rural residential development and broad acre farming. The area forms part of a rural lifestyle belt separating Ballarat from settlements such as Napoleons and Smythesdale. The greater portion of residential land in the Ross Creek locality is zoned Rural Living (1480.8ha) and a smaller component (337.4ha) of Rural Living Zone covered by the 2ha overlay. A nominal area of land is zoned township (9.6ha). Of the 277 dwelling stock there are no dwellings constructed in the township zone.

Smythes Creek The Smythes Creek locality spans across the City of Ballarat and Golden Plains Shire municipalities. The portion of Smythes Creek within the Golden Plains Shire is 1,763 in area. The entire area of land within the locality is zoned Rural Living with a 2ha overlay covering all but 434ha. Subsequently there is a large proportion of lots below 4 hectares in size which cannot be subdivided. The northern boundary forms the municipal border of the Golden Plains Shire and City of Ballarat at Bells Road. There are 385 dwellings in the locality within close proximity (10 kilometres) to the regional city centre of Ballarat.

Cambrian Hill

The Cambrian Hill locality is 1,057ha in area and is situated on the north eastern border of the Golden Plains Shire. Its location is where the Ballarat West Precinct Plan will deliver urban densities residential lots over the next 20 to 30 years. The area currently consist of rural residential lots zoned rural living and low density residential. The locality has larger lot stock available and limited environmental constraints. The locality is situated at the southern end of the Ballarat West Growth Precinct with frontage to Bells Road (Western Link to the Midland Highway) to its north and has the Colac-Ballarat Road access to its eastern boundary.

Golden Plains Shire Council Background & Issues Paper Page 105 C76 21/12/2017 M Plan Structure Creek Ross 21.08-11 UNICIPAL S TRATEGIC S TATEMENT - C LAUSE G OLDEN 21.08 P LAINS P LANNING S CHEME P AGE 12 OF 15

Figure 46 Nintingbool, Smythes Creek, Ross Creek and Cambrian Hill Locality Map Figure 47 Ross Creek Structure Plan

Figure 48 Nintingbool, Smythes Creek, Ross Creek and Cambrian Hill contextual map

Golden Plains Shire Council Background & Issues Paper Page 106 OVERVIEW

The localities of Enfield and Garibaldi area located in close proximity to the Golden Plains Shire border with City of Ballarat. The main service centre is located in Haddon and Smythesdale. The Steiglitz locality is located within proximity to the regional centre of Geelong. The localities have a strong history in the gold rushes of the 1850s and 60s.

Enfield is located 22 kilometres south of Ballarat on the Colac-Ballarat Road. The area is predominantly characterised by rural lifestyle development on small acreage within commuting distance to Ballarat. Enfield’s location is characterised by the surrounding bushland and proximity to State Forests which present land management and safety issues.

The localities of Garibaldi and Durham Lead are located approximately 20 kilometres south of Ballarat. These localities are predominantly rural areas where land is mainly used for farming or agricultural purposes. The areas of Garibaldi and Durham Lead offer a country lifestyle with close proximity to the regional centre of Ballarat. Figure 49 Locality Cluster Service Centre Town The locality of Steiglitz is a small dispersed community located 30 kilometres north of Locality Geelong. Most of the Steiglitz township is contained within the Steiglitz Historic Park. The Steiglitz locality is situated south of the Brisbane Ranges National Park and covers Service Centre Town an area of 4, 441 hectares. The broader landscape includes the Sutherland Creek valley and views to bush beyond.

Golden Plains Shire Council Background & Issues Paper Page 107 LOCALITY ROLE

The role of a locality is to support small populations and provides a focal point for the surrounding rural community. Access to retail, education and connection to reticulated water vary.

ENFIELD GARIBALDI STEIGLITZ

Community Infrastructure

Demographics (residential zones) 540 59 18

Locality (ha) 9,866 1,175 4,442

No. of dwellings 21 172 21 8

LEGEND Township Zone Rural Living Zone Low Density Residential Zone Rural Living Zone 2ha Overlay

POLICY INFLUENCES

Golden Plains Shire Council Background & Issues Paper Page 108 RESIDENTIAL LAND SUPPLY ENFIELD ZONED HA OCCUPIED HA VACANT HA

Low Density Residential Zone 216.7 179.9 36.8 (16.98%)

Township 21.7 19.6 2.1 (9.6%)

GARIBALDI ZONED HA OCCUPIED HA VACANT HA

Rural Living Zone 128.6 70.2 58.4 (45.41%)

STEIGLITZ ZONED HA OCCUPIED HA VACANT HA

Township 4.5 1.7 2.8 (62.22%

Golden Plains Shire Council Background & Issues Paper Page 109 HOUSING

ENFIELD Total No. of Distribution of dwelling stock Avg age of dwelling (yrs) dwelling stock per Zone

The residential property market in Enfield is situated on 193 21 56 land zoned Low Density Residential and Township. During 172 21.4 the period July 2010 – March 2016, 20 dwellings were constructed.

GARIBALDI

The residential property market in Garibaldi is situated on 18 21 23.55 land zoned for rural living. During the period July 2010 – March 2016, 1 dwelling was constructed.

ILLABROOK

12 The residential property market in Steiglitz is 8 103 situated on land zoned township. During the period July 2010 – March 2016, 2 dwellings were constructed.

Golden Plains Shire Council Background & Issues Paper Page 110 RESIDENTIAL LAND USE OPPORTUNITIES AND CONSTRAINTS

Enfield Enfield

Enfield is a small rural residential locality characterised by the surrounding bushland Most development has occurred on land zoned for low density residential development and proximity to State Forests. The area of land bound by the locality (9,866 hectares) is at the current consumption rate all vacant lots will be consumed in 10-12 years. The significantly at risk to bushfire hazard (8,986 hectares covered by the BMO). BMO covers 8986 hectares of the Enfield locality. The Colac-Ballarat Road forms the spine of Enfield, linking 4 residential areas: > Clarkes Rd and Incolls Rd including dwellings from Hanson Rd Garibaldi > Incolls Rd and the Little Hard Hills Hotel on the Colac-Ballarat Road > The Farm Estate at Melaleuca Drive and; There are 25 vacant lots in the Rural Living Zone. One dwelling was constructed in the > The Woodlands Estate at Clarkes Rd and Woodlands Rd. last 6 years leaving a plentiful vacant lot stock. There is no further action required from a land supply perspective. The BMO covers 710 hectares of the Garibaldi locality The Enfield Estates Sewerage District is a limited capacity sewerage infrastructure system that services the low density residential area between Clarkes and Woodlands Steiglitz Roads. Lots in the sewerage district range from .7ha – 6.6ha. Lots in the township zone range from 1780 sqm – 4 hectares. The Colac-Ballarat Road is the major arterial access There has been minimal development activity in recent years and it is unlikely that there road to residential land in Enfield. will be a requirement for further land in the context of available stock of vacant lots. Garibaldi The vacant allotments, the need to retain any septic tank overflow and lack of services (power) will severely impact any future development. The BMO covers 4,441 hectares The Garibaldi locality is 1,175 hectares in area. The locality consists of an isolated of the Steiglitz locality. section of rural residential land consisting of 130 ha subdivided into 46 parcels. Rural residential land is accessed from the Hardies Hill Road, a rural collector road. Steiglitz

The Steiglitz locality is 4,445 hectares in area. Steiglitz comprises a small number of remnant buildings of various types some infrastructure an irregular street layout all within an open area of hillside. The nominal area of land (4.56hectares) zoned township is surrounded by 4,441 hectares of heavily vegetated land zoned public conservation and rural conservation.

Golden Plains Shire Council Background & Issues Paper Page 111 7. COMMUNITY ENGAGEMENT

7.1 ENGAGEMENT STRATEGY ENGAGEMENT STRATEGY Engagement with key stakeholders and the community was an important component INCLUDES THE FOLLOWING underpinning the preparation of the Background & Issues Paper. The engagement provided insights into the potential drivers for change and has highlighted the implications for managing land use and development across towns, settlements STEERING COMMITTEE and communities. with planning leaders, the Mayor and two (2) Councillors

The engagement plan included interviews and ongoing liaison with key stakeholders and The Committee has participated, provided comment, reviewd issues and made decisions at key milestones throughout the project. sought participation from residents and community groups across the Study area. This was achieved through website engagement, online survey and community drop-in-sessions which were strategically located throughout the study area in 7 locations. The TECHNICAL REFERENCE GROUP drop-in sessions provided an opportunity for planning officers to meet with interested Consisting of strategic planners to provide assistance with the workings and community members and provided computers and assistance for community members tasks associated with the development of the NSS; to complete the online survey. The drop-in sessions also incorporated displays and information sessions. In addition the sessions provided a forum for people to raise concerns and issues regarding the project and study area in general. The sessions were attended DRAWING TOGETHER ALL AREAS OF COUNCIL At various levels to share information and issues relating to the northern by more than 100 residents. areas of the Shire through a Manager's Workshop and an internal sharing workshop The settlement profiles were made available throughout the community in the initial stag- es of the project, specifically during the information gathering stage to ground truth the availability of utilities, services, infrastructure and land use constraints for each of the ENGAGING WITH KEY EXTERNAL STAKEHOLDERS settlements in the study area. Including the City of Ballarat, Department of Environment, Land, Water and Planning, VicRoads, Central Highlands Water, Powercor, Telstra and the NBN Co. The online survey used geographical location tools that enabled survey participants to plot responses to questions about where participants live, work, exercise, socialise, shop and access services including medical, education and community. The survey results ENGAGING WITH RESIDENTS AND COMMUNITY GROUPS were then plotted, highlighting key service and employment locations across the study across the northern areas of the Shire through area from which patterns emerged into the relationship of settlements across the study Website Engagement including and online survey and webpage News Feeds in local media area and into the City of Ballarat. Community Drop-In Sessions held in seven (7) locations across the northern areas of the Shire which were attended by more than 150 Stakeholders were advised that growth challenges for the study area include limited sew- residents. erage, bushfire risk and lack of transport. Settlements in the study area are generally commuter based with limited public transport and services.

Figure 50 Engagement Strategy

Golden Plains Shire Council Background & Issues Paper Page 112 > Limited sewerage. > Expansion of the National Broadband Network (NBN) is improving mobile coverage across the area. > Environmental constraints including forested areas and areas affected by salinity. Bushfire risk. > The northern settlement pattern provides an alternative lifestyle opportunity and commuter role to the regional City of Ballarat. > Commuter based settlements with limited public transport and services. Isolation, illness and loneliness due to lack of access to services, leaving youth and > Towns in the study area play an essential role as sustainable nodes within rural elderly at higher risk of these issues. communities providing local general stores, post office hubs, halls and service outposts which are well utilised and highly valued. > Growth of community sports limited without secondary schools in the area. Young people develop sport and friendship connections related to their schools in > Affordable land prices. Ballarat. > A recognised need to plan for change in the face of new economic, environmental > The northern end of Shire relates to Ballarat. and demographic scenarios. The towns and localities are likely to grow and change as they play a role of servicing the growth of Ballarat. > The vision for sustainability is that Smythesdale, Meredith and Rokewood provide central service hubs with higher order services to support outer lying rural localities. > Timing of the growth in Ballarat West. > Community Service Centres are valued and there is a strong desire to continue to > Limited transport options and access to Ballarat’s infrastructure and services. enhance these with increased medical services and hours of operation. Impact growth/change may have on the landscape. > Access to youth and senior person services are also sought as well as diverse > Managing settlement patterns across the established townships and settlements housing options to allow for ageing in place. where 2 to 8 hectare lots dominate. > Opportunities presented from development of the Western Link Road and urban > Pressure to increase the amount of 2ha lots and also pressure to reduce the size of growth in the Ballarat West Precinct. 2 ha lots. > Generational change and the impacts of realising economic advantages of rezoning. > How the study area operates over the next 10 years prior to the growth pressure. Residents greatly value a rural lifestyle in close proximity to Ballarat.

Golden Plains Shire Council Background & Issues Paper Page 113 > Rural communities value the services provided by local general stores and post office > The need to improve telecommunications through the NBN and internet coverage of hubs which perform a role as a central meeting space and communications point. black spots.

> Development of the Ballarat West Precinct and extension of the Western Link Road and > Dispersed populations make provision of services inefficient and more expensive as implications on the landscape and sustainability of towns. well as contributing to isolation.

> Community perceptions on the development of the Ballarat West Precinct and the > Growth that builds on the heritage values is the preferred style for managed growth. extension of the Western Link Road include increased and changed traffic. Acknowledgement that forward planning for the future needs of communities and towns is important for managing growth. > Land abutting Ballarat’s urban growth area will come under increasing pressure for further development in proximity to infrastructure and services. > Opportunity to improve public transport needs as part of growth occurring.

> The heritage landscape across the study area is highly valued for its character, tourism and flow on economic opportunities.

> A changed ambiance in the current rural setting.

> Increased commercial transport and noise levels.

> Increased surrounding land values.

Golden Plains Shire Council Background & Issues Paper Page 114 Protection of Protect Continue to develop and provide services and landscapes and environmental infrastructure in Smythesdale, Rokewood and lifestyle, diversity and Meredith which are recognised as the larger including large heritage of remnant hub towns servicing surrounding hinterland. block sizes. bushland areas.

KEY STAKEHOLDER & COMMUNITY VIEWS

Opportunities Restrict will come from development the Western in fire prone Link Road areas and and Ballarat create safe West Precinct. communities.

Generational change Provide housing Allow farmland to and limitations to diversity, including continue to be economic growth. options for older persons. farmed.

Figure 51 Key Stakeholder & Community Views

Golden Plains Shire Council Background & Issues Paper Page 115 9 SETTLEMENT TYPOLOGY FRAMEWORK KEY FUTURE GROWTH In order to have a thorough understanding of each town in the study area and its role a FINDINGS / IMPLICATIONS Settlement Typology Framework has been developed. A typology of settlements groups together settlements with similar characteristics and provides a hierarchical framework The following factors must be considered and balanced in determining the based on a number of factors including: location for future residential growth in the north-west area of the Shire.

> availability of residential land; Encouraged in areas where Structure Plans can provide a land use framework for development. > availability of services and infrastructure; Land supply availability. > commercial activities; > character; Maximizing access to existing infrastructure and community service. > settlement patterns; and Protection of environmental assets and landscapes.

> population size. Minimizing development in areas of natural hazards such as flood and bushfire. The Settlement Typology Framework set out in the following section identifies Smythes- dale as the principal service centre within the study area containing retail, commercial, Taking into consideration the existing factors that contributed towards form- community and recreational facilities followed by Haddon and Linton with a range of ing the typology of settlements. social infrastructure and community facilities. These settlements cater to rural lifestyle markets within easy commute to higher order employment and services in Ballarat. Napoleons and Rokewood are the Shire’s secondary service centres and township clusters for outer rural localities. Residents look to principle service centre or Ballarat for higher order services and facilities.

The remainder of smaller rural localities have limited existing physical and social infrastructure and play a more localised role than the other settlements. For the most part residents look to larger towns for immediate access to basic retail activities and social infrastructure.

Golden Plains Shire Council Background & Issues Paper Page 116 TYPE DEFINITION TYPICAL SERVICES & UTILITIES SETTLEMENT KEY EXISTING COMMUNITY INFRASTRUCTURE

TOWN Towns function as a key Utilities – reticulated water, sew- SMYTHESDALE Early Years – Maternal and Child Care retail and service centre er & electricity Education – Primary School for a rural hinterland. They contain a limited Medical – Doctor, Pharmacy range of retail, education, Services – Post Office/general health and recreation store, medical services, CFA, Services – Police, Post Office, CFA, Public Toilets, Public Hall, Landfill

opportunities. Access to primary school Recreation – Recreation Reserve, Rail Trail, Bike Park, Skate Park higher order services is generally sought in larger regional centres. Telecommunications – Access to NBN Fixed Wireless and Telstra MEREDITH Early Years – Maternal and Child Care, Early Learning Hub, Playgroup

copper network Education – Primary School

Services – Police, Post Office, CFA, Public Toilets, Public Hall,

Recreation – Recreation Reserve, Rail Trail, Bike Park, Skate Park

HADDON Early Years – Pre-School Centre, Maternal and child care, Playgroup

Education – Primary School

Services – Police, Post Office, CFA, Public Toilets, Public Hall,

Recreation – Recreation Reserve, Rail Trail, Bike Park, Skate Park

LINTON Early Years – Maternal and child care

Education – Primary School

Services – Municipal Office, Police, Post Office, CFA, Public Toilets, Public

Hall, Library

Recreation – Recreation Reserve, Rail Trail, Skate Park

Golden Plains Shire Council Background & Issues Paper Page 117 TYPE DEFINITION TYPICAL SERVICES & UTILITIES SETTLEMENT KEY EXISTING COMMUNITY INFRASTRUCTURE

SMALL TOWN Small towns provide Utilities – reticulated water and NAPOLEONS Early Years – N/A access to a limited electricity Education - Primary School range essential education and Services - Public Hall, CFA, Post Office, Public Toilets health services for a rural hinterland and Recreation – Recreation Reserve, Playground contain a small retail Services – Post Office/general centre. They may be connected to both store, CFA, primary school reticulated water and ROKEWOOD Early Years – Kindergarten, Playgroup sewer services and Services – Public Hall, Public Toilets, Post Office, Police Station, Playground usually have strong relationships with larger settlements nearby Telecommunications – Access to NBN Fixed Wireless and Telstra DEREEL Services – Public Hall, CFA copper network Recreation - Recreation Reserve, Public Toilets, Dereel Public Hall,

Playground

Golden Plains Shire Council Background & Issues Paper Page 118 TYPE DEFINITION TYPICAL SERVICES & UTILITIES SETTLEMENT KEY EXISTING COMMUNITY INFRASTRUCTURE

BERRINGA Recreation – Recreation Reserve, Public Toilets, Public Hall, Playground LOCALITY A locality supports Utilities – reticulated water (pos- small populations and sible) and electricity Recreation – Recreation Reserve, Public Toilets provides a focal point CAMBRIAN HILL for the surrounding rural community. Access to Services – Post Office/general CAPE CLEAR Education – Primary School retail, education and store, CFA, primary school Services – Post Office connection to reticulated Recreation – Recreation Reserve, Public Toilets, Playground water vary. CORINDHAP Recreation – Recreation Reserve, Public Toilets, Public Hall, Playground

ENFIELD Services – Public Hall, Public Toilets, Playground Recreation – Recreation Reserve

GARIBALDI Services – Public Hall, Playground

HAPPY VALLEY Services – Public Hall

ILLABAROOK Services – Public Hall, Recreation - Recreation Reserve,

NEWTOWN Recreation – Rail Trail

NINTINGBOOL N/A

ROSS CREEK Education – Primary School Services – Post Office

SCARSDALE Services – Public Hall

SMYTHES CREEK N/A

STAFFORDSHIRE N/A REEF

STEIGLITZ Services

Table 16 Settlement frameworks

Golden Plains Shire Council Background & Issues Paper Page 119 10 LAND SUPPLY ANALYSIS 10.1 OVERVIEW Number of Vacant Lots in Residential The Residential Land Demand and Supply Assessment - Northern Settlement Strategy, July 2016 (the Land Demand and Supply Assessment) (see Appendix C) for the NSS has Zoned Land identified 3,035 existing residential lots across the study area. Of these, the majority are zoned Rural Living Zone (RLZ) (1,867), followed by 680 lots in the Township Zone (TZ) RLZ and 488 lots in the Low Density Residential Zone (LDRZ). 762

Proportion of Residential Zoned Land TZ 304

LDRZ 155 22%

0 100 200 300 400 500 600 700 800 900 62% 16% Figure 53 Vacant residential lots in the study area

Across the settlements, vacant stock in concentrated within the localities of Scarsdale, Smythesdale, Ross Creek, Dereel, Smythes Creek and Berringa. The greatest TZ LDRZ RLZ component of vacant land is within the Rural Living Zone.

Figure 52 Residential zoned land in the study area In terms of capacity, the vacant land stock does not necessarily represent the final lot/ dwelling yield or capacity. For example, of the existing vacant stock, 263 lots are Currently there are 1,221 vacant lots across the study area, which equates to a vacancy of a size which require reticulated sewerage for housing construction to occur. Of rate of 40% (noting that the definition of a vacant lot is an allotment where there is no these 263 lots, only 97 have access to reticulated sewerage. The remaining lots are evidence of a habitable dwelling or commercial enterprise). therefore currently unable to be developed for residential purposes due to waste water constraints, nevertheless it is highlighted that many of the vacant lots are large lots with The vacant lots are spread across the different residential zones with 13% (155 lots) capacity for subdivision with the potential to provide reticulated sewerage as part of the vacant in the LDRZ, 25% (304 lots) in the TZ and 62% (762 lots) in the RLZ subdivision works.

Golden Plains Shire Council Background & Issues Paper Page 120 10.2 SUPPLY & DEMAND

Determining the capacity for residential development of all vacant land is not absolute and requires scenario planning. Three scenarios were analysed by Spatial Economics to estimate potential residential dwelling capacity across the northern settlements. The scenarios include: YEARS OF SCENARIO LAND SUPPLY > a conservative assumption of one dwelling per vacant lot; Scenario 1 a land supply of 21 years is available > a conservative subdivision scenario; and Scenario 2 a land supply of 39 years is available > a maximum capacity scenario. Scenario 3 a land supply of 63 years is available Using these scenarios, Spatial Economics has estimated the existing supply of vacant land in the study area to produce a potential dwelling yield as follows: Table 18 Projected demand scenario

It should be noted however, that if demand increased by 50%, that is to 75 dwellings per year, the overall years of supply reduces under each scenario to the following numbers: SCENARIO NO. OF DWELLINGS

Scenario 1, of one dwelling per vacant lot 1,067

Scenario 2, using a conservative subdivision scenario 1,959 OVERALL YEARS OF SCENARIO REDUCED LAND SUPPLY Scenario 3, using a maximum capacity scenario 3,154 Scenario 1 a land supply of 14 years (if demand for Table 17 Existing supply scenarios housing increases to 75 houses per annum)

Scenario 2 a land supply of 26 years (if demand for housing increases to 75 houses per annum) When considering the above capacity scenarios with the projected dwelling requirements Scenario 3 a land supply of 2 years (if demand for from 2016 to 2036 prepared by Spatial Economics the assessment estimates that there housing increases to 75 houses per annum) will be a total dwelling requirement of 970 across the study area (an average of 48 Table 19 Impact of increased demand on residential supply dwellings per year).

Overall, based on projected demand of approximately 50 dwellings per annum, the years of land supply by capacity scenario include:

Golden Plains Shire Council Background & Issues Paper Page 121 It is important to note that these figures relate to housing demand across the whole Study Area and lose relevance when considering specific townships or localities. It is therefore important to consider the supply and demand of residential land stocks of individual localities which has been analysed by the Land Demand and Supply Assessment. The findings for each locality are summarised below.

TOWNSHIP TOTAL LDRZ RLZ TZ ANNUAL COMMENT ACTION VACANT DWELLING LOTS GROWTH* Berringa 71 0 54 17 0.3 Sufficient supply. No action required.

Cambrian Hill 18 8 10 0 2.4 Reduced lot supply available. Larger Investigate potential for higher density lot stock available development in association with Ballarat West

Cape Clear 16 0 0 16 0 No dwellings constructed in recent years and No action required. ample available land supply.

Corindhap 16 6 0 10 1.6 Steady demand and low supply. No action required.

Dereel 155 18 130 7 1.9 Sufficient vacant land available No action required.

Enfield 35 33 0 2 3.5 Reduced vacant lot supply. At current rates, all No action required but requires monitoring. vacant lots will be consumed within 10-12 years.

Garibaldi 25 0 25 0 0.2 Limited demand and large supply No action required. available. Haddon 38 0 28 10 5.2 Strong growth of dwellings in the RLZ. Supply Review the Haddon Structure Plan. of vacant lots diminishing. Happy Valley 28 0 28 0 0.5 Limited but sufficient capacity given No action required. low demand.

Illabrook 16 0 16 0 0 Some capacity but no demand No action required. evident.

Golden Plains Shire Council Background & Issues Paper Page 122 Linton 119 16 31 72 2.3 Sufficient supply. No action required.

Meredith 35 9 0 26 5.7 Growth is strong and depleting vacant Review Structure Plan and timing for rezonings. lot availability. Subdivision and rezoning in accordance with the Structure recommended.

Napoleons 20 0 10 10 0.9 Some growth and limited supply of vacant lots. Develop in accordance with Structure Plan. Capacity to meet growth is provided in the Structure Plan.

Newtown 54 5 49 0 1.7 Ample supply at current No action required. consumption rates. Nintingbool 0 0.2 1 1 0 Limited growth with capacity to No action required. subdivide non-vacant land. 3 Rokewood 25 0 22 0.3 Limited demand and adequate current and future No action required. supply available.

Ross Creek 69 0 67 2 4.5 Significant amounts of vacant land supply for dwellings but restricted to 8ha minimum Further investigation is required. limitations. Proximity to Ballarat West provides opportunity for servicing and higher lot yields.

Scarsdale 161 56 90 15 5.4 Ample supply for medium to long term. No action required.

Smythes Creek 56 0 56 0 4.0 Limited vacant land to meet demand, however sufficient amount of zoned non-vacant land No action required. available for subdivision.

Smythesdale 210 1 133 8.7 76 Ample supply to satisfy demand in No action required. the medium to long term.

Staffordshire Reef 30 0 30 0 0.9 Sufficient land available for current No action required. demand. Steigltiz 19 0 0 19 0.3 Minimal growth, limited opportunity No action required. due to small lot sizes.

Table 20 Supply and demand of residential land stocks of individual localities

Golden Plains Shire Council Background & Issues Paper Page 123 KEY LAND SUPPLY & DEMAND FINDINGS / IMPLICATIONS

The Land Demand and Supply Assessment demonstrates that there is sufficient land supply available across the study area to cater for projected growth to 2030.

Historically, there has been a vast supply of zoned land available for rural living purposes and planning policy has sought to manage the further subdivision of supply.

At current growth rates, there is at least a 20 year supply of land available overall.

In the short to medium term, a 'business as usual' approach will see the supply moderate to levels advocated by State Planning Policy.

Strong local policy provided in the Scheme to manage subdivision and focus growth in strategically identified townships has been reflected in the rates of growth evidenced in these townships.

Continuing to apply this approach will see this trend continue, consistent with increased demand for smaller lots which is occuring across regional Victoria.

In the medium to long term are the implications presented by the Ballarat West growth precinct and the opportunities this provides to develop land in the northern sections of Cambrian Hill and Ross Creek localities that border the Ballarat.

The availability of reticulated sewerage means residential development at densities higher than current densities may be possible and this would significantly increase supply of residential land.

Golden Plains Shire Council Background & Issues Paper Page 124 11 SETTLEMENT SCENARIOS

11.1 PURPOSE

In 2012 the Municipal Association of Victoria (MAV) prepared a report titled ‘where and how should we grow?’ to understand the impacts of different settlement patterns from a > The conceptual removal of the existing Rural Living Zone Schedule (which covers ‘triple bottom line’ perspective and a ‘local government fiscal’ perspective. 9,500ha of land in the study area) to allow for dispersed development of:

Residential settlement patters can have different infrastructure requirements. Across the 2. 8ha lots. NSS study area where there are different settlement patterns and limited infrastructure, the costs associated with servicing development can vary significantly. Some residential This scenario applies to the Rural Living Zone and considers using either the 8ha development can utilise existing infrastructure and services where accessible capacity minimum lot size or the 2 ha minimum lot size. The standard minimum lot size set by exists however, some new development requires an expansion of existing infrastructure the State in the Rural Living Zone is 2ha. The Golden Plains Planning Scheme includes and services or delivery of new assets which in turn attracts ongoing maintenance and a schedule to the Rural Living Zone which restricts the subdivision size to a minimum 8 operational costs. The level of access and capacity can vary by settlement pattern. ha. This schedule was applied to manage the oversupply of available rural residential land in the north. The dispersed development scenario calculates the potential cost The report concluded that infill development is less costly when close to existing of capital, maintenance and service provision at an 8ha min lot size versus the 2ha infrastructure and services with sufficient capacity. Triple bottom line benefits of infill minimum lot size. were also superior, including improved social interaction and access to existing services, reduced reliance on private transportation and longer term land savings. Greenfield development can pesent lower upfront capital costs to council, due to development contributions plans or Section 173 Agreements. It was noted that these tools were often less easy to apply to other settlement types. > A consolidation scenario which conceptually has undeveloped land within and around existing general residential development that can be considered for infill dwelling It was also concluded that local planning policy needs to be strong in supporting lower development at the following sizes: cost development utilising existing infrastructure which delivers better triple bottom line benefits. 3. 1,000sqm lots;

As part of the NSS Golden Plains Shire commissioned Hill PDA to provide a land use 4. 2,000sqm lots; and economic modelling service that demonstrates the financial cost of different settlement patterns. A number of development scenarios were explored to identify the potential costs 5. 4,000sqm lots. for council servicing a variety of settlement patterns. The consolidation scenario explored 3 potential development types in a residential area 11.2 SCENARIO OVERVIEW covering 150ha. The scenario uses the Township Zone, Low Density (unsewered) and Low Density (sewered). The report reviews eight potential growth scenarios to accommodate approximately 2,000 residents and 840 new dwellings in the Golden Plains Shire. The eight development scenarios involve:

Golden Plains Shire Council Background & Issues Paper Page 125 > A conceptual growth scenario of greenfield development land with subdivision to occur at the following sizes:

6. 1,000sqm lots;

7. 2,000sqm lots; and

8. 4,000sqm lots.

The conceptual growth scenario explored Greenfield growth as an area covering 450ha that uses General Residential, Low Desnity Residential (unsewered) and Low Density Residential (sewered).

These eight scenarios will necessitate a range of quantities of roads, drainage, footpaths, and other infrastructure.

The three different types of growth scenarios are illustrated below.

Golden Plains Shire Council Background & Issues Paper Page 126 1. CONSOLIDATION SCENARIO

Key Features: • Land located within existing boundaries suitable for infill development • Access to some existing infrastructure and services i.e. there is the assumption that 50% of the total road requirement already exists • Three models of ‘consolidated development’ were considered: 1,000sqm lots – 117ha 2,000sqm lots – 212ha 4,000sqm lots – 399ha

Figure 54 concept of consolidation

Golden Plains Shire Council Background & Issues Paper Page 127 2. DISPERSED DEVELOPMENT SCENARIOS

Key Features: • Identifies Land for future rural living zone subdivision and development • It is assumed that all required access roads must be constructed • Two models of ‘dispersed development’ were considered: 2ha lots – 1719ha 8ha lots – 6637ha

Figure 55 concept of dispersed development

Golden Plains Shire Council Background & Issues Paper Page 128 3. CONCEPTUAL GROWTH SCENARIOS

Key Features: • Considers a farm land / greenfield site subdivision to create dwelling lots • It is assumed that all roads and footpaths must be constructed • Three models of ‘conceptual growth’ were considered: 1,000sqm lots – 117ha 2,000sqm lots – 212ha 4,000sqm lots – 399ha

Figure 56 concept of greenfield development

Golden Plains Shire Council Background & Issues Paper Page 129 11.3 COST OF SCENARIOS

Figure 57 below provides a summary of the capital costs needed to deliver the necessary infrastructure under each of the eight identified settlement pattern scenarios. A summary of the ongoing maintenance costs to Council has also been provided (Figure 58), including road maintenance, open space upkeep and the ongoing cost of servicing the recycling and infill needs of new residents under each settlement scenario.

Figure 57 capital costs comparison

Figure 58 maintenance costs comparison Golden Plains Shire Council Background & Issues Paper Page 130 The capital costs involved with the 1,000sqm lots under the infill scenario is the lowest Greenfield 1,000sqm lots +50% more expensive cost settlement option and would indicatively cost approximately $30 million. Infill 4,000sqm lots +86% more expensive On the other hand, the most expensive settlement option would be the dispersed Greenfield 2,000sqm lots +111% more expensive development scenario involving minimum lot sizes of 8ha. The total cost under this Greenfield 4,000sqm lots +173% more expensive scenario would be in the order of $198 million. 2ha RLZ lots +176% more expensive 8ha RLZ lots +444% more expensive Capital costs have been ranked according to their relativity to the lowest cost scenario (i.e. the Infill development scenario involving 1,000sqm lots): These figures indicate that the ongoing maintenance costs to Council are significantly lower for smaller lots than for larger dispersed lots. 1. Infill 1,000sqm lots Lowest cost scenario 2. Infill 2,000sqm lots +37% more expensive The cost of settlement patterns varies dramatically across the eight scenarios. 3. Infill 4,000sqm lots +75% more expensive Providing 840 infill residential lots at a size of 1,000sqm each represents the lowest 4. Greenfield 1,000sqm lots +89% more expensive cost option, both from an upfront capital cost perspective and an ongoing maintenance 5. Greenfield 2,000sqm lots +155% more expensive standpoint. Total capital costs ($30 million) and the sum of maintenance costs over the 6. 2ha RLZ lots +230% more expensive next 30 years ($19 million) mean that providing 840 residential lots in a 1,000sqm-per- 7. Greenfield 4,000sqm lots +231% more expensive lot infill pattern would cost an average of approximately $58,900 per lot. 8. 8ha RLZ lots +550% more expensive At the opposite end of the pricing scale, the provision of large 8ha lots in the Rural These figures show that the large dispersed lots and residential development in new Living Zone in the Golden Plains Shire represents the most expensive and inefficient areas bear significant expense due to the costs of providing infrastructure.Adding option to implement. Total capital costs ($198 million) and the sum of maintenance residential lots around existing infrastructure is a notably cheaper approach. costs over the next 30 years ($103 million) mean that the 840 dispersed 8ha lots would cost an average of $358,500 per lot. RECURRENT MAINTENANCE COSTS The findings of this cost of settlement patterns assessment have been summarised Similarly to capital costs, the 1,000sqm lots under the infill scenario will be the lowest in Figure 59. The chart shows the total cost per lot – including capital costs and cost settlement option in terms of annual maintenance costs and would indicatively cost maintenance costs – over a timeframe of 30 years. Council approximately $1.1 million per annum to maintain, or $19 million over 30 years (in 2016 dollars).

From an ongoing maintenance perspective, the most expensive settlement option for the municipality would be the dispersed development scenario involving minimum lot sizes of 8ha. Average annual ongoing maintenance costs to Council under this scenario would be in the order of $5.9 million, or $103 million over 30 years (in 2016 dollars). Maintenance costs have been ranked according their relativity to the lowest cost scenario (i.e. the Infill development scenario involving 1,000sqm lots):

Infill 1,000sqm lots Lowest cost scenario Infill 2,000sqm lots +45% more expensive

Golden Plains Shire Council Background & Issues Paper Page 131 Note: The Present Value is the sum value of maintenance costs over 30 years, calculated as a single figure in today’s dollars

Figure 59 per lot cost comparison

11.4 Findings

The Land Use Economic Modelling study found that infill lots at 1,000sqm is the lowest cost settlement scenario when considering annual maintenance costs and lowest capital costs. Annual maintenance costs associated with this scenario are calculated at approximately $1.1m per annum (or $19m over 30 years). Capital costs for this scenario are also the lowest cost settlement option for Council, at approximately $30m.

From an ongoing maintenance perspective the most expensive settlement option for Council is a dispersed development scenario involving minimum lot sizes of 8ha. The average annual ongoing maintenance costs to Council associated with this scenario would be in the order of $5.9m , or $103m over 30 years. The capital cost of this scenario would be the most expensive option costing in the order of $198m.

In summary the study found that large dispersed lots and residential development in new areas bear significant expense due to the cost of providing infrastructure.The development of residential lots within close proximity to existing infrastructure is notable more cost efficient.

Golden Plains Shire Council Background & Issues Paper Page 132 12 RURAL LIVING SUPPLY

12.1 REVIEW AND FINDINGS 12.2 PRINCIPLES FOR FUTURE PLANNING

One of the driving factors for undertaking the NSS was as a result of the number GUIDANCE FOR REQUESTS TO AMEND EXISTING SCHEDULE IN THE RURAL LIVING ZONE of enquiries from land owners in the Rural Living Zone requesting Council consider • Avoid areas affected by environmental constraints policy reform of the existing Golden Plains RLZ schedule, which differs from the State schedule. The Golden Plains schedule specifies an 8ha minimum lot size with areas • Consider proximity to existing settlements and ensure the efficient use also identified for 2ha minimum. The current RLZ schedule across the state applies a of land located within close proximity to enabling infrastructure 2ha minimum lot size. • Consider existing Structure Plan directions

The 2ha minimum subdivision size applied by Golden Plains Shire was used to reflect • Limit expansion of the RLZ 2ha schedule the existing pattern of lot sizes which ranged from 2-4ha. The 8ha minimum lot size applied to the remaining RLZ within the north west area, these areas were generally located outside the ‘commuting’ belt of Ballarat and were strategically retained in larger rural holdings in the short to medium term due to an excess land supply.

The investigations undertaken as part of the NSS have reviewed the methodology and findings of the North West Area Policy from 2000 which was used to inform the application of the RLZ schedule. Many of the findings remain relevant in today’s context and some have been amplified by the development of new planning policy to protect native vegetation and limit development in bushfire prone areas.

The RLZ accounts for 11800 ha of the identified 13,800 ha of developable land. In terms of vacant lots, rural living lots represent 62% of all vacant lots. By area, the Rural Living Zone accounts for 88% of total vacant residential land available in the north of the Shire. These figures illustrate that there is sufficient product available at current supply levels. The 8ha Schedule applied by Golden Plains remains relevant as an appropriate tool to manage supply of rural living land in the north.

Research regarding RLZ development has found that although this pattern of settlement is popular and helps define the character of many northern towns, its future expansion should be limited. Rural Living Zone housing has the highest establishment and servicing costs and is challenged by a range of environmental constraints. Provisions have however been made, should land owners identify an opportunity to capitalise on existing infrastructure. A set of guiding principles has been designed to further inform the appropriate management of rural living land in the north. These apply at a strategic level should Council receive a rezoning request. The first of the guiding principles pertains to bushfire protection which is considered one of the most critical considerations for future population growth in the north. Avoiding other constraints such as flooding and protection of native vegetation are also key principles. Scenario modelling research has demonstrated that proximity to existing service infrastructure has a significant bearing on the sustainability of this type of residential product.

Golden Plains Shire Council Background & Issues Paper Page 133 13 SETTLEMENT DIRECTIONS

DIRECTIONS BY SETTLEMENT TYPE

The Strategy includes a framework, as detailed in the table below, which specifies where each settlement fits within a hierarchy, and future directions for each town or locality. The settlement type and strategic directions are a crucial component in preparing the NSS.

SETTLEMENT SETTLEMENT GROWTH & COMMUNITY FACILITIES DIRECTION TYPE NOTE: THE SETTLEMENT PROFILES FOR EACH SETTLEMENT TYPE HAVE ASSISTED IN IDENTIFYING THESE DIRECTIONS

• Promote Growth (Primary Growth Settlement) reflects Council’ investment priority.

Smythesdale • Progress infill development in the township area.

• Acquire, rezone and develop vacant Crown land parcels through the town to encourage infill development.

• Progress pedestrian links from Creek to town centre.

TOWN Meredith • Encourage subdivision within existing low density residential zone area.

• Promote and develop precincts within Meredith. Rezone priority growth area as shown on Meredith Structure Plan Framework.

Haddon • Prepare a new structure plan for Haddon.

• Consolidate and maintain township boundary. Infill development. Apply Local Planning Policy 21.08-4

Linton • Support directions of existing Structure Plan. Linton has 70 hectares of township and low density residential zoned land. An average of

two dwellings constructed per year. In respect to land supply no further action is required.

Napoleons • The revised Napoleons Structure Plan identifies future residential land supply should development increase in the Napoleons township

area. Current land supply allows for infill development.

SMALL TOWN Rokewood • Existing lots within the township zone have capacity for further subdivision.

• Promote town consolidation – infill development. Reinforce urban and rural edge.

Dereel • Maximize infill development. Promote Dereel as the local centre to serve smaller localities in geographical proximity.

• Provide buffer between residential development and forestry plantations and commercial needs of the surrounding district.

Berringa • Support appropriate development of existing zoned land. No further action is required from a land supply demand

Cambrian Hill • Residential Land Supply and Demand Assessment 2016 recommends further investigation of options for high density development

given Cambrian Hill’s proximity to Ballarat. Cape Clear • Ample residential land available. No further action required

Corindhap • Support directions of existing Structure Plan. No further action required

Golden Plains Shire Council Background & Issues Paper Page 134

LOCALITY Enfield • At current development rates all vacant lots will be taken up in 10-12 years. Investigate additional LDRZ land.

Garibaldi • No further action required

Happy Valley • No further action required

Illabarook • No further action required

Newtown • Newtown is connected to Scarsdale with no township of itself. Any action will need to reflect wider sub-area factors.

Nintingbool • No further action required

Ross Creek • Development will need to consider infrastructure requirements. No further action required

Scarsdale • No further action required

Smythes Creek • Encourage consolidation through subdivision

Staffordshire Reef • No further action required

Steiglitz • No further action required

Table 21 directions by settlement type

Golden Plains Shire Council Background & Issues Paper Page 135 14 STRATEGIC DIRECTIONS

14.1 STRATEGIC DIRECTIONS PLAN

The most significant directions for the NSS are shown in the Framework plan at Figure 60. The framework plan identifies two locations for further investigation. These locations directly adjoin the northern Shire border with the City of Ballarat. The directions regarding these two locations will inform future feasibility studies or structure plans. This work would likely consider residential growth opportunities leveraging infrastructure associated within the Ballarat West precinct.

Another key direction relates to the identification of ‘Strategic Movement Corridors’ along the Glenelg Highway and the Colac-Ballarat Road. These two roads support public transport services and allow the movement of people and produce through the Shire. The strongest growth in the north is occurring in the towns located along the two corridors. Four of the smaller settlements in the north have been identified as locations where growth is likely to be contained. Profile studies demonstrate that these settlements have limited infrastructure, are experiencing very little demand for new dwelling opportunities and may be challenged by constraints such as bushfire threat.

A table explaining the strategic growth directions is provided at table 22.

Guiding principles for development have been formulated as shown at page 139. The principles, which have been informed by the findings of the NSS, ensure the directions of the Framework Plan are appropriately considered and implemented.

Golden Plains Shire Council Background & Issues Paper Page 136 Figure 60 NSS Framework Plan

Golden Plains Shire Council Background & Issues Paper Page 137 14.2 NSS STRATEGIC DIRECTIONS FOR GROWTH

STRATEGICSTRATEGIC DIRECTIO DIRECTIONSNS FOR GROWTH FOR GROWTH IN THE NORTHERN SETTLEMENT IN THE NORTHERN SETTLEMENT Promote Growth Development in areas where growth will actively be promoted will: · Be Consistent with NSS Guiding Principles · Be supported by infrastructure and services · Focus urban development in locations where environmental impacts on the surrounding natural landscape are minimised. · Support significant growth in areas identified in the municipal strategic statement, framework plans, structure plans, and infrastructure planning · Have significant opportunity for priority infill development Investigate for Future Growth Areas Investigated for Future Growth will: · Capitalise on opportunities to coordinate infrastructure provision with planned growth · Identify and plan for infrastructure to support growth · Be consistent with NSS Guiding Principles Support Growth Areas where growth will be supported will: · Implement existing Structure Plan Directions · Provide for small-scale residential and commercial development to support resilient communities · Have a level of existing infrastructure that can be augmented to meet demand without constraining land supply · Consider directions in the Domestic Wastewater Management Plan Support Sustainable Growth Areas where sustainable growth will be supported will: · Have access to services and infrastructure from the early life of new communities · Will be consistent with the NSS Guiding Principles

Contain Growth Growth is contained or carefully managed where: · The settlement is subject to significant natural hazards · The impacts of settlement growth on the local environment would be severe and difficult to man age · Slower or sporadic development patterns generally occur through incremental subdivision within the existing settlement · Communities have limited access to community support services Key Strategic Movement Corridor Settlements located in a key strategic movement corridor have: · Leverage to opportunities for goods and services provided to larger towns · A strategic road network to maximise connectivity and access · Capacity for the logical extension of the network to provide effective linkages between settlements · Access to public transport services

Table 22 NSS strategic directions for growth

Golden Plains Shire Council Background & Issues Paper Page 138 14.3 PRINCIPLES FOR FUTURE PLANNING

The following principles, considerations and guidance have been formulated to assist the prioritising of townships for new Structure Plans and the assessment of strategic and infill land use planning requests within the study area into the future. The principles, considerations and guidelines are based on the findings of this Background and Issues Paper.

GUIDING PRINCIPLES FOR FUTURE REQUESTS TO REZONE GUIDANCE FOR REQUESTS TO AMEND EXISTING SCHEDULE IN THE RURAL LIVING ZONE 1 Follow Regional Growth Plan Directions • Avoid areas affected by environmental constraints

2 Promote infill in existing settlements • Consider proximity to existing settlements and ensure the efficient use of land located within close proximity to enabling infrastructure 3 Support consistency with relevant Structure Plan directions • Consider existing Structure Plan directions 4 Support growth located in close proximity to an identified growth corridor • Limit expansion of the RLZ 2ha schedule 5 Consider all costs associated with proposed settlement pattern

6 Avoid areas affected by environmental constraints

GUIDING PRINCIPLES FOR CONSIDERING INFILL DEVELOPMENT GUIDING PRINCIPLES FOR PRIORITISING STRUCTURE PLANS • Development must be consistent with Golden Plains Shires Domestic • Growth is supported by the Strategic Framework Plan Wastewater Management Plan • Development must be consistent with the Regional Growth Plan • Consider proximity to enabling infrastructure directions • Consider existing Structure Plan directions • Consider likelihood of impact from interface development

• Consider zoned land supply and strategically identified land • Strategy indicates Structure Plan review for the following reasons: - GUIDING PRINCIPLES FOR CONSIDERING INFILL DEVELOPMENT - Outdated directions • Encourage development to Interface with planned growth - Settlement assessed against principles - Limited residential land supply • Encourage development in areas with access to existing social and physical infrastructure • Ensure development is consistent with existing Structure Plan directions • Ensure new development considers the strategic planning of service providers

Golden Plains Shire Council Background & Issues Paper Page 139 15 PLANNING SCHEME IMPLEMENTATION

The findings of the Northern Settlement Strategy Background and Issues Paper have implications for existing policy within the Golden Plains Planning Scheme. As part of implementing the Northern Settlement Strategy, the Municipal Strategic Statement and the Local Planning Policy for the north west of the Shire will require review, to reflect the findings and incorporate the Principles for future planning.

Golden Plains Shire Council Background & Issues Paper Page 140 16 APPENDICES

> Appendix A : Community Survey Results

> Appendix B : Area Profiles

> Appendix C : Residential Land Supply Review

> Appendix D : Land Use Economic Modeling

Golden Plains Shire Council Background & Issues Paper Page 141