Dunalley and EnvironsStructure Plan
FINAL REPORT
15 October 2013 Dunalley and Environs Structure Plan
The Dunalley and Environs Structure Plan has been prepared by Emma Riley & Associates in association with Sorell Council. While every responsible effort has been made to ensure that this document is accurate and complete, Emma Riley & Associates and Sorell Council do not warrant or represent that the information contained is free from errors or omissions and disclaim any and all liability to any person in respect of anything or the consequences of anything done or omitted to be done in reliance or upon the whole or any part of this document.
© Sorell Council (2013) Dunalley and Environs Structure Plan
Contents
Page No.
Part 1: Introduction and Background 1
1. Introduction 1
2. Context 2
3. Background Profile 6
Part 2: Analysis 16
4. Community Consultation 17
5. Constraints and Opportunities 18
Part 3: The Structure Plan 24
6. The Principles 25
7. The Structure Plan 29
8. Glossary 52
9. References 53
Dunalley and Environs Structure Plan
Part 1: Introduction and Background Dunalley and Environs Structure Plan
1. Introduction
Over the past few years Sorell Council (Council) has been progressively facilitating The specific aims of the structure plan are to: and participating in strategic land use planning for the municipal area. provide for future use and development of the area, in a manner that will not Subsequently, Council recognised that there was a need as part of future strategic only attract people to live in the area, but visitors and tourists to stop and spend planning projects to examine specific local planning issues in the Dunalley area. time; In January 2013, the Forcett to Tasman Peninsula bushfire devastated the encourage the development of a strong sense of place; township of Dunalley and surrounding areas including Boomer Bay and Connellys Marsh. In Dunalley and Boomer Bay alone, over 50% of houses were completely ensure the community has access to appropriate community services destroyed along with countless sheds, farming infrastructure, livestock and and facilities and that its future needs are met; commercial operations. As a result of the substantial rebuilding task Council identify options to economically revitalise the area, providing for local reprioritised its strategic land use planning projects. employment and wealth generating activities; It is intended that this structure plan provides an overarching strategic document protect key economic infrastructure from land use conflict; that guides future use and development within Dunalley and the surrounding area over the next 10 to 20 years. It articulates a framework to guide decisions made by identify future physical and community infrastructure priorities; and Council, the community and other stakeholders in relation to activities in both examine how natural hazards can be managed at the settlement level, public and private realms. while protecting natural values. The structure plan will inform the development of the new Sorell Planning Scheme, In light of the bushfire recovery circumstances the main driver for the attainment of a project that Council has substantially progressed, through its participation in the many of these aims will be through public sector investment: including public space Southern Tasmania Regional Planning Project. It provides guidance for Council improvements, provision of public amenities, the development and maintenance of and other statutory authorities in the preparation of its capital works program, for public open spaces and recreational facilities and infrastructure improvements. the provision of infrastructure, amenities and services. The Structure Plan also Providing for an attractive, cohesive and appropriately serviced area, will create an establishes a strategic basis for funding applications to external bodies, including environment more attractive for private investment. State and Federal governments. The Structure Plan assists also in ensuring that projects facilitated by the current bushfire recovery funding achieve a cohesive vision for a revitalised Dunalley and surrounding area.
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2. Context
2.1 Spatial Context
Dunalley is located in South East Tasmania, at the southern edge of the Sorell municipal area, within a 50 minute drive of central Hobart. Located in a picturesque coastal setting with a backdrop of forested hills and farmland, it is the gateway to the Forestier and Tasman Peninsulas and is located at the approximate half way point between Hobart and the main shack settlements and tourism destinations within the Tasman area.
Dunalley is the largest rural based town within the Sorell municipality and supports the small residential areas of Boomer Bay and Connellys Marsh, surrounding rural land and marine based activity in Blackman Bay. It also provides services to a broader catchment including Murdunna and other parts of the neighbouring Tasman municipality.
Historically, Dunalley was a fishing village with the canal joining Blackman Bay and Norfolk Bay, allowing for a much shorter travelling distance between the East and West Coasts, removing the necessity to circumnavigate the Tasman Peninsula. The canal which is one of Dunalley’s most distinguishable features also separates the town, separating the Dunalley Hotel from the rest of the town.
Map 1: Spatial Contest of Dunalley within the region.
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2.2 Planning Context
As a strategic land use planning document prepared by Council as a Planning Authority, the structure plan has been prepared within the context of the Resource Management and Planning System of Tasmania (RMPS) as illustrated adjacent.
In particular, any policies within the structure plan must:
further the objectives of the RMPS;
be consistent with relevant State Policies; and
be consistent with the objectives and desired outcomes of the Southern Tasmania Regional Land Use Strategy (2010-2035).
2.2.1 The Objectives of the RMPS
The objectives of the resource management and planning system of Tasmania are as follows: a) to promote the sustainable development of natural and physical resources and the maintenance of ecological processes and genetic diversity; and b) to provide for the fair, orderly and sustainable use and development of air, land and water; and c) to encourage public involvement in resource management and planning; and d) to facilitate economic development in accordance with the objectives set out in paragraphs (a), (b) and (c); and e) to promote the sharing of responsibility for resource management and planning between different spheres of Government, the community and industry in the
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State. In addition to a range of regional planning policies which have been considered in the preparation of the structure plan, the following specific policies are highlighted: 2.2.2 State Policies Dunalley is identified as a ‘Township’ within the region. A township is defined as There are three (3) current State Policies existing within the Planning System: a residential settlement which should have a prominent town centre providing a The State Coastal Policy 1996; number of facilities, some local employment opportunities and convenience shopping. The population range should generally be within 500 to 1500 persons The State Policy on Water Quality Management 1997; and and it should be supported by a lower level activity centre, primarily providing a The State Policy on the Protection of Agricultural Land 2009. focus for day to day life within the community.
Of particular relevance to the preparation of this structure plan, are the State The most appropriate lower level activity centre relevant to Dunalley, that is Coastal Policy 1996 and the State Policy on the Protection of Agricultural Land provided for within the Regional Land Use Strategy is a ‘minor or 2009. neighbourhood centre.’ The role of this activity centre as defined under the Regional Land Use Strategy is to serve the daily needs of surrounding In addition, the National Environment Protection Measures (NEPMs) have been community and provide a focus for day to day life within a community. adopted as State Policies and outline common objectives to protect or manage aspects of the environment relating to a number of matters including air quality, The specific residential growth strategy for Dunalley is low (growth less than a water quality, noise, site contamination and hazardous waste. Because of the 10% increase in the number of dwellings across the 25 year planning period), nature of the NEPMs, they are considered more relevant to the with a focus on consolidation. A consolidation scenario indicates that growth assessment rather than strategic stage of the planning system and therefore have should be predominantly in the form of infill development within existing zoned not been taken into account. areas. This can involve development of existing subdivided lots, subdivision of existing zoned but vacant or under-developed land or construction of additional 2.2.3 Southern Tasmania Regional Land Use Strategy 2010-2035 dwellings on under-developed land.
The Southern Tasmania Regional Land Use Strategy was declared by the Minister Boomer Bay falls within the regional settlement function of ‘Other Small for Planning as a statutory document pursuant to Section 30C of the Land Use Settlements or Localities’. These should be residential settlements with limited Planning and Approvals Act 1993 (the Act) on 27 October 2011. New planning schemes prepared under Division 1A of the Act must be consistent with the Regional Land Use Strategy.
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or no services and commercial activities. The specific growth strategy of ‘very low’ growth is defined as no new dwellings except single dwellings on existing subdivided lots subject to a range of environmental considerations.
2.2.4 Municipal Strategic Plan
While there is no overarching municipal level land use plan or strategy for Sorell, this structure plan will assist in achieving the following strategic priorities identified in Sorell Strategic Plan 2008-2013:
Goal Promote balanced development that recognises the needs of our existing residents and allows for managed growth that is consistent with existing land use zoning.
Objectives: Manage residential and commercial growth within current land use zones until long-term infrastructure needs are further understood and plans are developed.
Reduce the impact of the built environment on the health of the community and the natural environment.
Strategic Priorities in 4.1.3 – Develop strategies to maintain the ‘feel‘ of Land Use Planning existing settlements.
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3. Background Profile
3.1 Demographic Profile According to the Australian Bureau of Statistics (ABS), around 473 persons were Table 1: Summary of Key Demographic Statistics (Source: ABS Census) permanently living in the statistical areas covering Dunalley and surrounding area, including Boomer Bay and Marion Bay at the last census (2011). Population growth Population: Dunalley 274 persons across the most recent census periods is difficult to determine from analysis of the statistics available due to significant changes in the boundaries of the statistical Boomer Bay 199 persons areas across the last three census periods. Anecdotal evidence does suggest that the permanent population for the area has been stagnant in the last 10 to 15 years Median Age: Dunalley 49 years and declining across a longer period.
Boomer Bay 48 years The social and demographic characteristics for the area generally show that the population is older and less wealthy than the Tasmanian average. Nearly 40% of Tasmania Average 39.9 years the households in Dunalley and Boomer Bay have a weekly income of less than $600 (gross) indicating they fall within the accepted definition of low income Median Weekly Income: Dunalley $842 households.
Boomer Bay $736 The area also has a higher level of unemployment than the Tasmanian average. The unemployment rate for Dunalley at the 2011 census was 9.5% and 13.3% for Tasmania Average $948 Boomer Bay, compared to 6.4% for Tasmania. Major employment industries were identified as timber industry, residential building and construction, residential care services, hospitality and aquaculture.
3.2 Housing and Residential Land
Residential development is primarily focussed in Dunalley, with a small cluster of housing around Boomer Jetty Road at Boomer Bay and extending north along the coastline of Blackman Bay. The character of existing residential area is based upon the predominance of single detached dwellings of one to two stories on generous size allotments: with the exception of the Boomer Jetty Road cluster.
Details on the number of dwellings and capacity of the existing residential land are provided in Table 2.
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Table 2: Residential Land Statistics
Dunalley Boomer Bay
Reserved Residential Current Zoning Residential Unserviced Zone Unserviced (with access to Reserved Residential Unserviced Rural reticulated sewerage)
No. of properties 92 12 36 69
No. of existing dwellings* 74 8 28 28
No. of dwellings destroyed in bushfire 36 4 12 12
Average lot size 2509m2 - - 725m2
No. of vacant sites** 16 lot 4 lots 6 lots -
Area of vacant land 3.85 ha 10.4 ha 9.5 ha -
Potential dwelling yield of vacant land*** 28 dwellings 188 dwellings 5 dwellings -
33 lots No of under-developed lots**** - - - (area of 15.8ha)
Potential dwelling yield of under-developed lots 227 dwellings - - -
Total capacity for no. of additional dwellings 255 dwellings 188 dwellings 5 dwellings None*****
No. of holiday homes 22% 53%
* including bushfire destroyed dwellings ** excludes sites made vacant by bushfire *** based upon an average lot size of 600m2 where reticulated sewerage is available and 1ha in other areas as well as the existing title configuration. Assuming 1 dwelling per lot. **** under-developed lots were taken as existing developed residential lots with an area greater than 1200m2. ***** based on Rural zoning. 7 Dunalley and Environs Structure Plan
3.3 Development Activity
In examining the approval statistics for the past 10 year period:
the average number of building permits issued for new dwellings in Dunalley is 2.3 per year and 0.9 per year in Boomer Bay;
1.5 new lots are being created per year (in Dunalley only);
the average number of alterations or extensions to dwellings in Dunalley was 2.8 per year with the majority of alterations or extensions within Boomer Bay relating to the marine farming and agriculture industries.
3.4 The Town Centre
Dunalley provides day to day services for the surrounding community and communities at Boomer Bay, Marion Bay, Connellys Marsh and Murdunna. Existing local services include the bakery, petrol station(s), post office, convenience store(s), real estate agent, hairdressers, sail makers, the Waterfront Gallery and Café, Dunalley Hotel and the Dunalley Fish Market.
3.5 Community Facilities and Public Open Space
There are a number of community facilities and public open space areas (see Map 2) within Dunalley:
Dunalley Primary School (destroyed in the bushfire with temporary facilities now in place);
Community Neighbourhood House;
Community Hall and Tennis Courts (destroyed in the bushfire);
Map 2: Existing community infrastructure (shown in yellow)
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Police, Fire and Ambulance stations (the police station was destroyed in the bushfire);
Bushfire Recovery Hub; Golf Course; Sports Oval; Playground (adjacent to the foreshore on Imlay Street); and Public toilets, BBQ facilities and picnic area.
3.5 Reticulated Infrastructure Reticulated electricity and telecommunications is provided throughout the study area. There is no access to reticulated water infrastructure: the community is reliant upon tank water.
Reticulated sewerage is available within Dunalley. The current extent of this sewerage scheme is shown adjacent. TasWater (formerly known as Southern Wa- ter) now accepts direct connections into the sewerage scheme, which eliminated the need for on-site septic tanks within the serviced area. Sewerage is disposed into a lagoon treatment system located off Fulham Road. There is capacity within the existing scheme for additional loading.
Outside of this scheme area there are no other reticulated sewerage systems available, including at Boomer Bay. Development in these areas is reliant upon on-site waste water disposal regulated by Council. At present, there is evidence of leachate issues around the Boomer Jetty Road area; the small residential lots do not have sufficient site area to adequately dispose of on-site, with potential for water quality issues in Blackman Bay arising.
Map 3: Existing reticulated sewerage lines
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3.4 Road Infrastructure 3.6 Marine Farming
Road infrastructure within the study area is focussed around the Arthur Highway: a The surrounding waterways host economically significant marine farming activity. state owned arterial road connecting the Tasman Peninsula to Sorell. The most Blackman Bay is a declared marine farming area. It is one of the main shell-fish recent statistics for the Annual Average Daily Traffic along the Arthur Highway based marine farming areas in the State: its water temperature, shallow depth, (nearby at Copping) is 2559 vehicles. Other key local connector roads are: sheltered conditions and intertidal areas provide ideal growing conditions. Fulham Road: connecting Dunalley to the “Southern Beaches” area around the There are however existing limitations, including conflicts with existing residential coast line of Frederick Henry Bay. Fulham Road will be progressively sealed land use in the Boomer Bay area, conflicts with habitat for bird populations, poor over the next few years. current flows in some sections and rapidly moving sandbars.
Bay Road: extending around the coastline of Blackman Bay connecting the The marine farm leases within Blackman Bay covers an area of 246.3ha, although communities of Boomer Bay and Marion Bay with Dunalley (via the Arthur the current Marine Farm Plan for Blackman Bay proposes the reduction in leasable Highway). Bay Road is partially sealed only (southern portion). area to 23 zones and 214.7 ha. Many lease areas are not currently used to capacity and therefore there is potential for additional aquaculture activity. 3.5 Tourism Activity Unrelated to the fires, in April 2013 the area has recently experienced oyster con- Dunalley is the gateway to the Tasman area and is located nearly halfway between tamination, potentially causing significant damage to the Tasmanian brand Hobart City (as the primary base for overnight accommodation within the region) associated with aquaculture. One key event was the result of a leakage from a and the Port Arthur Historic Site. The Port Arthur Historic Site is consistently one of private sewer line, with the other key issue being high rainfall events and leachate the most visited placed in Tasmania. In the year ending June 2012, approximately from surrounding land use. As a cautionary measure, following high rainfall events, 23% of all visitors (interstate and overseas) to Tasmania visited the Tasman harvesting from leases is prevented for a 4 to 6 weeks period. Peninsula/Port Arthur Historic Site: behind Salamanca Market (34%) and MONA Boomer Bay in particular has ongoing conflict between marine farming activities and (25%). From 2009 to 2012 the average number of visitors (interstate and overseas) the existing on-site wastewater disposal methods from residential dwellings. travelling through Dunalley to the Tasman Peninsula was nearly 207,000. Marine farming has been a strong local employer with numerous aquaculture With Dunalley and the surrounding area itself, while there are no significant tourism operators within the area. Many of these operators take advantage not only of destinations, there are a number of small visitor accommodation operations, as well leases within the immediate area, but other operations within the broader area. as underutilised tourism assets such as the marine farming activity in the centre of town (Cameron of Dunalley), the Tasman Monument, Denison Canal (the canal) Shore based facilities associated with marine farming operations are common and the waterfront in general with the associated infrastructure such as the jetty. throughout the study area. Four (4) on shore facilities within the Boomer Bay area were completely destroyed in the recent bushfire. It currently remains unclear how
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many of these facilities will be re-built, although Council has recently had enquiries 3.8 Marine Activity regarding further on-shore facilities in the area. Water borne tourism is recognised as a growth industry in Tasmania, with the number of recreational boats registered, growing by more than 70% in the past ten 3.7 Agricultural Activity years. At 30 June 2012 there were some 28,833 registered recreational boats in Surrounding Dunalley are extensive areas of rural land. While there is no significant Tasmania, with the east coast accounting for approximately 30% of all recreational agricultural land (as identified in the Regional Land Use Strategy) there are boat users (GHD 2012). nonetheless some significant agricultural operations providing local economic Key local based facilities maintained by MAST within the area include the popular activity: boat ramp at Boomer Bay, the public jetty off Imlay Street in Dunalley and a small Bangor Farm: located on the Forestier Peninsula, directly south of Dunalley docking facility on the Canal (at the western end). Adjacent to the public jetty are running superfine merino sheep, prime beef and prime lambs. With a total area existing slipyard facilities, providing for boat repair and maintenance. of 6,200 ha, the property includes 5,100 ha of native forests and grasslands of The East Coast Marine Infrastructure Strategy prepared by MAST identifies the which 2,100 ha is in permanent forest reserves and 35 km of coastline. Current waterways surrounding Dunalley and the Tasman Peninsula as providing world farming operations also include guided tours and camping facilities. Operations class cruising opportunities. The relevant key strategic directions identified are: are currently being expanded to include cellar door sales for the existing vineyard. Promote a sustainable and effective hierarchy of sheltered ports along the Coast for non-trailer boats with a focus on reliable and safe haven locations at Daly Gourmet Potatoes (between Boomer and Marion Bays): the largest potato Triabunna (primary) and Coles Bay, Orford, Dunalley, Port Arthur and Nubeena grower and processor in Southern Tasmania. Daly’s also transport potatoes (secondary). grown on the north-west coast for processing at this facility. Triabunna to be the primary marine precinct complemented by St Helens in the Fulham Farm: a historic 1200 ha property located north-west of Dunalley off north and Dunalley in the south. Public or private marina development is Fulham Road. Primarily running merino sheep, but also providing a base for encouraged in these locations as well as clustering of maritime activities. aquaculture operations (Fulham Aquaculture) the property was significantly affected by the bushfires. Dunalley to be supported as an important link and stopover port between Hobart and the East Coast offering sheltered waters and a mooring option to Inghams Chicken Farm: located on Boomer Road, operations are based around reduce the length of the trip if weather or time constraints dictate. growing sheds for chickens, which are then transported off site for processing at their Sorell township based processing facility. Ensure that existing facilities are developed to full potential before any new public facilities are pursued at nearby locations.
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Continue the maintenance and upgrade regime for existing facilities to provide Bicheno and St Helens. for a good level of boating safety and access. New public moorings in selected locations close to towns such as Dunalley, Encourage holistic development of infrastructure with due consideration to Nubeena, Orford, Triabunna and Coles Bay where possible. Avoid moorings in coastal vulnerability, sea level rise, connections to existing urban areas and pristine locations such as Wineglass Bay, Schouten Passage, Fortescue Bay or infrastructure and integrating with shore based facilities such as trailer parking Maria Island (other than Darlington). and toilets. 3.9 Timber Industry Future developments to wharves and jetties to be designed to accommodate a diversity of users. Kelly’s Timber Mill was a family owned business located on the north western edge of Dunalley at the end of Gellibrand Drive. The mill was one of five major operators Key points directly relate to Dunalley and need to be considered include: in the southern region of Tasmania. The mill manufactured and supplied kiln dried The town jetty is identified as needing replacement and is recognised as being dressed oak, oak flooring and decking as well as other high quality timbers for a safety issue; structure and furniture making purposes. The mill sold both wholesale and direct to The Denison Canal at Dunalley is an important boating route within this region the public. providing a short cut to the central and northern East Coast regions. For Due to the current state of the industry all indications are that it is unlikely that the example 460 pleasure boats and 82 commercial passed through canal over the mill will be rebuilt to its size prior to the bushfires, if at all. three month peak period from December 2011.
Dunalley provides flexibility for boaters to head east or west depending on the 3.10 Cultural Heritage weather to mitigate the impact of adverse conditions. The main disadvantages Aboriginal heritage sites of Dunalley are that access from Marion Bay is not possible in heavy north Aboriginal Heritage Tasmania (AHT) completed a search of the Tasmania easterly conditions and that the shallow water prevents access for deeper craft Aboriginal Site Index of the study area for this Structure Plan. Five Aboriginal vessels. heritage sites were recorded within the study area, which were all out of the main Additional infrastructure needs to be established for cruising boats including townships and located on the water’s edge. AHT also advised that a number of dedicated short stay facilities providing for overnight berths, or public moorings. Aboriginal heritage investigations have been undertaken in the Dunalley and Councils need to incorporate where possible, facilities for garbage disposal, Boomer Bay area that have reported no incidences of Aboriginal Heritage being fuel, and information about other services (such as shops and existing public present due to the assessments being undertaken in mostly disturbed areas. toilets, recreation areas etc.) or attractions at key locations of Dunalley, Port It is noted that AHT recommended that future developments within the study area Arthur, Nubeena, Pirates Bay, Orford, Triabunna, Coles Bay, Swansea, submit a further Aboriginal Heritage Desktop Assessment form.
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Places of European Heritage Within the study area there are five places listed on the Tasmania Heritage Register and six listed under the Sorell Planning Scheme; one of these properties (6 Franklin Street, the old bakery—see photos adjacent) has been registered as bushfire destroyed, although the buildings with heritage significance were retained (see photos adjacent). No places within Boomer Bay are listed on the Tasmanian Heritage Register on under the Sorell Planning Scheme 1993.
The Tasman Monument (photo adjacent) located on the corner of the Esplanade and Imlay Street was erected in 1942 to commemorate the European landings in Blackman B ay by Dutchman, Abel Tasman in December 1642. Abel Tasman commanding the Dutch Ships ‘Heemskirk’ and ‘Zeehan’ named the island, Van Diemen’s Land in honour of the then Governor of the Dutch East Indies. Notably, the actual landing occurred to the north-east on the Forestier Peninsula, near the fairly inaccessible Cape Paul Lamanon.
The study area has a rich fishing and boating history, including the canal which was hand-dug between 1901 and 1905. The canal joins Norfolk Bay and Blackman Bay and provides a shortcut to boats below a certain size between the East and West Coast and allows boats to avoid the treacherous seas south of the Tasman Peninsula.
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3.11 Natural Values
Biodiversity Values
Dunalley is surrounded by forested hills, open country side and stunning waterways. The study area is surrounded by significant tracts of vegetation, providing a biodiversity corridor to the Forestier Peninsula in the south and Wielangta to the north. The area has a significant amount of threatened flora and fauna observations as well as identified threatened vegetation communities and wedge tail eagle nest locations. The ownership of the land includes both, State and Local Governments as well as privately owned land with approximately 20 conservation covenants in the study area.
Notably, many of these were completely destroyed or significantly affected by the January bushfires. At this stage, before any specific study of the area has been undertaken, all of the values are considered to remain. Similarly the areas that are identified to contain weeds will remain unchanged until specific studies can be undertaken.
Landscape Values
The natural values located to the north, west and south of Dunalley together with the coastline, bay area and farmland give the town its picturesque setting giving the sense of place that sets Dunalley apart from other areas in the state with its own unique character. The landscape values of this area are already partially protected by the Landscape Protection Overlay within the planning scheme.
3.12 Hazards
Bushfire Management
The majority of the area around and within the townships of both Dunalley and Boomer Bay meet the definition of bushfire prone. It is considered that bushfire Map 3: Existing Landscape Protection Areas within Sorell Planning Scheme 1993
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management at a settlement level, specifically the appropriate uses that can act as a buffer between the townships and the unmanaged land (standing vegetation or grazing land). Current sites worthy of consideration include the golf course, the recreation ground and Kellys Timber Mill. On the other hand, the tracts of native vegetation in the area do provide an important biodiversity corridor to the Forestier Peninsula in the south and Wielangta to the north and do comprise threatened vegetation (which retain its conservation status despite the bushfire). It is further noted that this vegetation surrounding the townships contribute an important element to the character of the town and a sense of place for its residents.
Coastal Hazards
Recent mapping undertaken for sea level rise and storm surge demonstrates that there is limited risk to the developed area in Dunalley. The mapping shows for Boomer Bay the coastal area and the developed area located between Bay Road and the coast as vulnerable for both a 0.2m rise in 2050 and a 0.8m rise in 2100. In regards to coastal erosion, at the time of writing this report, the mapping prepared by the Department of Premier and Cabinet was not publically available. DPAC indicated that the initial mapping shows some risk of coastal erosion in the short term in a largely undeveloped section between Dunalley and Boomer Bay.
Acid Sulphate Soils
Acid sulphate soils (ASS) are natural soils that contain sulphides; in an undisturbed and waterlogged state these soils are harmless, but when disturbed or exposed to oxygen, a process of oxidation can produce sulphuric acid in large quantities. The majority of the Dunalley and Boomer Bay area are identified as having an extremely low, to low potential as having ASS, with Blackman Bay identified as an area of high risk of marine based ASS. In some instances, further testing of the soils would be required to ascertain whether these soils exist or not and if found, appropriate measures would need to be undertaken to minimise environmental and economic impacts to an acceptable level.
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4. Community Consultation
Community and stakeholder consultation has informed the development of this Engaging the local arts community in projects and the potential structure plan. establishment of a local arts centre;
During May 2013, workshops were held with the community and with government Some concern over the potential scale and resultant impact of a new and infrastructure stakeholders. This was following a call for expressions of interest marina. across March and April for organisations and community members who wished to On 10 August 2013, the draft Structure Plan was formally advertised for public com- be involved in the development of the structure plan. Key themes arising from the ment. A drop in session and public information forum were held in Dunalley on 21 initial consultation included: August 2013. In total 12 written submissions were received, which informed the Rebuilding the community hall as a matter of priority; revision of the draft document.
Revitalising the area adjacent to the Canal with better visitor information, BBQ and seating areas, car parking etc. ;
Establishment of a waterfront walkway with cultural interpretation;
Improved recreation facilities for children and the youth including a better playground and skate park;
Improved signage and way finding around the town;
Encouraging additional visitors already travelling through the town to stop and spend time;
Protecting marine farming activity and providing for new economic opportunities;
Improving recreational boating facilities, in particular providing toilets and increased parking for the Boomer Bay boat ramp;
Better RV facilities, including a dump point;
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5. Constraints and Opportunities
The security of the marine farming industry, in particular the effects of the 5.1 Constraints coastal hazards on the onshore processing facilities requires further considera- Major constraints have been identified. These can be summarised as: tion.
Distance Existing town structure Distance to Greater Hobart means that the township is not suitable for Existing town services and features are locationally disparate with the village significant residential development associated with metropolitan growth. centre poorly defined. The distance of Dunalley in relation to the tourism trail extending from Hobart to Existing residential development primarily occurs as ribbon development along Port Arthur is not great enough to encourage further tourism development in the the Arthur Highway or coastlines. When at lower densities this visually extends form of overnight accommodation. its negative impact upon landscape values and the creation of a village centre. Its proximity to Sorell means that Dunalley is likely to only be attractive for day There is no sense of arrival into Dunalley. to day services for residents from surrounding settlements. Public land Water and Sewerage Infrastructure Land within public ownership within Dunalley is limited. The only Council owned The reticulated sewerage scheme extends to only part of Dunalley. Extension of land is around the current sports oval and the land at 111 Arthur Highway. The this scheme on a per connection basis is potentially cost prohibitive. remainder of public land is under Crown ownership and is focussed on the There is no existing or potential reticulated water infrastructure available. coastal/foreshore reserve areas. Establishment of new public based facilities should ideally be on public land to Bushfire Hazard ensure security in tenure for long term maintenance and management. Nearly the entire study area is bushfire prone. Purchasing of new land is difficult and can be cost prohibitive. Better to utilise existing public land as best as possible. Acid Sulphate Soils Sale of existing Council land to fund better located land is not possible: the While the land is generally extremely low to low potential of having ASS, sports ground needs to be maintained and the land at 111 Arthur Highway was Blackman Bay is identified as an area of high risk of marine based ASS. granted to Council for public purposes. In addition the legislative process for disposal of public land under the Local Government Act 1993 is complex and Coastal Hazards time consuming. Boomer Bay, particularly areas north of the residential area along Boomer Jetty Road and south of Hildyards Point located between Bay Road and the coast There is also no underutilised or surplus land available elsewhere in the are vulnerable to both sea level rise and storm surge. municipality.
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Road based infrastructure Waterways Many roads are either unsealed or unformed. Retention of water quality is a significant issue for the protection of the marine The Arthur Highway itself still largely maintains a gravel edge throughout farming industries. The use of waterways for other activities has the potential to Dunalley. create conflict if not appropriately considered and managed. Apart from a small unconnected strip along the Arthur Highway there are no Much of Blackman Bay and Norfolk Bay (near Dunalley) is shallow water. The formed footpaths as part of the road network. Denison Canal requires regular dredging and can only accommodate boats under a certain size. The current speed limit in Dunalley is 60km/h. The mouth of Blackman Bay to the East Coast, formed by the Marion Bay spit, Character can be treacherous to navigate in certain weather conditions. With the destruction of a significant portion of established buildings in the Janu- The riparian area of the creek that runs down from hills above Dunalley and ary 2013 bushfire, what existing built character there was, has now been exits into Blackman Bay near Denison Canal was further degraded by the significantly disrupted. bushfire, affecting the rate of soil erosion and the quality of water runoff. New building stock arising from bushfire reconstruction will, without unreasonable restrictions unavoidably appear as new development and will Marine based infrastructure therefore create a more contemporary character. The public jetty off Imlay Street is in a poor condition and requires significant The treed landscape character of the town, with fingers of native vegetation upgrades. extending down the hill to the Canal was destroyed in the bushfire. The major and most popular recreational boat ramp in the area, at Boomer Bay, lacks supporting land based infrastructure: in particular sufficient parking for Lack of economic activity cars and boat trailers and toilet facilities. With the exception of a couple key industries (i.e. marine farming and specific agricultural properties), economic activity driving local employment and wealth within the area has gradually been declining over time. A Marina Although a full feasibility study will be undertaken on the concept of a marina at Du- A number of major employment generating facilities are unlikely to be rebuilt nalley a number of potential constraints (opportunities associated with a marine are either in the same capacity or at all, following the January 2013 bushfire (for discussed on page 22) exist that are associated with this concept: example Kelly’s Sawmill). The proposed location (by a private proponent) in the Cove adjacent to Imlay Street is likely to have constraints associated with the land available for supporting land based infrastructure
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The shallow water in the area. The Canal and foreshore The presence of marine based acid sulphate soils. The Denison Canal is the only working Canal left in Australia and has heritage values. The desirability (or lack thereof) of having increased boat traffic along the Canal creating noticeable disruption to vehicle traffic on the Arthur Highway. Under the The prominent foreshore along both sides of the Canal and its entrances are current system the road can be closed for 20 mins at a time. publicly owned land, providing spatial opportunities for walkways, points of interest and interpretation of its history. Clear cost benefit demonstrated the various values to the local economy of different marina models: permanent berthing versus temporary berthing still to Gateway to the Tasman National Park be demonstrated Facilities and the visitor experience in the Tasman National Park are being The existing reticulated sewerage scheme is not capable of handling a boat upgraded as a result of the Three Capes Walk. Dunalley is a necessary dump point due to saltwater entering into the treatment system. gateway to access the Tasman National Park and with the sections of the park being spatially disparate with no major visitor centre, there are opportunities to 5.2 Opportunities provide information on the Tasman National Park as part of any upgrade of Major opportunities have been identified. These can be summarised as: visitor information facilities in Dunalley (recognising the history of failed visitor centres when located away from the National Park). The ‘Campbell Town’ effect Dunalley is an ideal stopping point for the journey between Hobart and areas on Heritage the Tasman Peninsula (not only for tourists but shack owners). Good quality The Aboriginal community recognises the rich history within the area. public amenities, open spaces with play grounds and food and coffee can be a Opportunities exist to identify this history through story boards and other key driver for encouraging people travelling through to stop. visitor information facilities as part of a broader interpretation scheme for the There are already in excess of 200,000 tourists (Tourism Tasmania, 2013) trav- area. The local Aboriginal community has offered to assist. elling through Dunalley each year. This number would noticeably increase when There are also two historic cultural heritage features in the area in addition to taking into account intrastate visitors and shack owners from the Tasman Pen- the heritage listed buildings which provide points of interest to attract people to insula. the town, the Tasman Monument and Denison Canal There are already existing good quality public toilets on the Arthur Highway, near the canal; a popular bakery which has recently relocated as a result of the The Primary School bushfire to an ideal location; the waterfront café and Dunalley Hotel and a visitor The school has students from a large spatial catchment including the Forestier information board that can be upgraded all with potential room for adequate Peninsula and parts of the Tasman Peninsula. This reinforces the role of parking. Dunalley as a local centre for surrounding communities.
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The permanent redevelopment of the school offers an opportunity to include scenic route around the coastline encompassing Dunalley and surrounding facilities for the community at the design stage. While school based communities both to the east and west. infrastructure can be used to support the community, it is generally only during out of school hours. It would therefore be better to have community facilities Productive primary industries and aquaculture that cater for the school rather than school facilities providing for the communi- Value adding to existing primary industries within the area to attract specific ty. visitation to the area and additional local economic activity associated with interpretation, education, a nature and food based tourism experience or high Sewerage Infrastructure quality production. The lagoon based treatment system does have capacity to accommodate addi- Providing a visitor education/tasting destination building upon primary industries tional waste. This means at the very least, growth within the existing serviced within Dunalley reinforces the role of Dunalley as a local centre and destination area is readily accommodated. for visitor experiences. Although there are significant cost issues arising from an extension to the Working with education institutions in providing a specialised training facility for scheme area, consideration of such an extension to Boomer Bay is warranted marine farming within Dunalley would highlight the area has a marine farming in order to protect public health and the major economic industry of marine destination as well as ensure the production of high quality shellfish. farming, and its potential growth. This should not be seen as an opportunity to Existing agricultural properties such as Bangor and Daly Potato Farm are expand other development opportunities within the area that would be either already demonstrating potential value adding activities. inconsistent with the established planning policy framework or further compro- mise marine farming or recreational boating facilities in the area. There is capacity within the approved marine farm plan for Blackman Bay for additional marine farms within the lease areas. Consideration of the location of Landscape supporting shore based facilities is important to support the growth of this industry. The bushfire has re-opened significant landscape vistas that can be capitalised upon for reinforcing a landscaped based character. The Devil Fence There are some significant scenic points within the area that artist and The State Government is proposing a Devil’s fence across the Peninsula near photographers like to frequent. the municipal boundary between Sorell and Tasman. Landscape based features can be used to enhance facilities and appearance of The Devil Fence is to create a secure disease free area (from Devil Facial the area, such as utilising publicly owned foreshore for passive recreation or Cancer Disease) in the Forestier and Tasman Peninsulas. integrating landscape features with stormwater management. There is an opportunity for integration of interpretation and community With the impending sealing of Fulham Road, there is an opportunity to design a
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information on the Devil Fence along with other visitor information. RVs and Campers RVs and campers frequently pass through on their way to the Tasman The Arts Community Peninsula. Provision of not only a dump point will encourage them to spend There is a strong local arts community within Dunalley and surrounding time in the town. A more formal, potentially privately operated, RV/camping communities. ground within Dunalley that is suitable for advertisement within national RV guides may benefit from these visitors already passing through the town. A central based small local arts centre providing for artists workshops and (Note: The Sorell township has recently gained the status as RV friendly). display areas has the potential to enhance the village centre for Dunalley and complement existing facilities such as the Waterfront café and gallery. Recreational facilities and open space network The local arts community can also be mobilised in providing for a local and There is an opportunity to use recreational facilities and the open space network unique response to providing for improved public facilities, including the to improve connectivity through the town, while providing for the community’s establishment of a specific signage and visual theme for the public information needs and being an additional attractor for people to stop. and adding interest to playground spaces and walking trails. Ideas suggested in the community consultation included walkways along the Community infrastructure coast and canal; a sculpture trail including Aboriginal story boards; a playground adjacent to the canal and BBQ facilities; provision of facilities for the younger Locally significant community infrastructure was destroyed in the bushfire: such residents such as a skate park with a basketball ring. as the community hall and tennis courts. Re-building this infrastructure offers the opportunity to provide more contemporary and improved facilities in consul- Sorell Council is committing to upgrading and extending the local road network tation with the community. around the sports oval above the primary school. This along with the reconstruction of some community facilities (i.e. tennis courts) will present an Marine infrastructure for recreational boaters opportunity to upgrade the sports oval into an integrated recreational precinct, It is important to recognise that although there are constraints associated with addressing its current underutilisation. the development of a marina in the area that an appropriately scaled, conceptualised (i.e. temporary berthing for boats moving from Hobart to the Existing zoned land East Coast and return) and managed marina may provide a positive The background analysis shows that the existing zoned land has adequate ca- contribution to the town. pacity to cope with greater than expected growth even if a reasonably low den- sity characteristic was maintained for new residential development. The upgrade of the public jetty may provide additional capacity for the larger commercial boats it accommodates.
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Wielangta Road and Fulham Road engineering investigations as to capacity of existing sealed width. The sealing of Wielangta Road (approximately 30km in length) would allow for The lowering of the existing 60km/h speed limit requires a formal request from the formal linking of the Tasman area with the East Coast (Maria Island/ Council to DIER within the central section of Dunalley between Bay Street and Freycinet) through Dunalley, addressing current access problems, particularly the swing bridge would allow for a sense of arriving in Dunalley, make the traffic for rental vehicle, with the state of the unsealed road. (Note: From 2009 to more pedestrian friendly and encourage vehicles passing through to pull over. 2012 the average no of people visiting Freycinet was 154.700 per year with There is sufficient space within the verges of the Arthur Highway to allow for Port Arthur receiving an average of 207,000). tree planting, other landscaping, additional footpaths and more formalised The sealing of Fulham Road (approximately 10km) has committed Federal parking bay, although there are certain conditions on the types of tree planting.. Funding. Expansion of thematic signage to highway based signs can be achieved with A specific touring loop for visitors starting and ending at Sorell and using the approval from the Department of Infrastructure, Energy and Resources. upgraded Wielangta and Fulham roads could be established that allowed visi- tor to not only experience the current ‘convict trail’ but provide opportunities to access stunning scenery and vista points.
The improved road access via Fulham Road from the southern beaches, ac- cessing facilities in Dunalley may be more attractive to local residents from the Connellys Marsh and Primrose Sands areas.
The Arthur Highway
There are three viable changes to the Arthur Highway that largely has community and state agency support which include, lowering the speed limit of the Arthur Highway through the township area; improvement of the streetscape including vegetation and thematic signage; and the installation of a pedestrian refuge between the bakery and the BBQ/public amenity area and between the school site and the other side of the Arthur Highway. Note: a pedestrian refuse requires further
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Part 3: The Structure Plan 102 Dunalley and Environs Structure Plan
6. The Principles
Principle 1: Dunalley as the local centre… 6.1 The Strategic Principles The commercial and community services in Dunalley already provide for both the The following six (6) strategic principles (in no particularly order of priority) are the town and nearby residential settlements in both Sorell and Tasman municipalities. broad policy framework that have provided the foundation for the preparation of the The function of these services as an ‘Activity Centre’ is also recognised within the structure plan. They are also intended to act as criteria to guide future Regional Land Use Strategy and Vision East by its categorisation as a ‘township’ proposals within the area. and providing a second tier to the major regional services provided by the Sorell township. The structure plan is focussed on reinforcing and supporting this role and in doing so create an environment where the local economy can flourish.
Principle 2: A place for the community…
It is easy to fall into the trap of identifying solutions to encourage additional people and activity into the area whilst paying little attention to the community. The key to a more prosperous future for the area is in providing for the existing community needs and desires, which is of particular importance due to the community recovering from a significant natural disaster. It is therefore paramount that the local community be consulted, taken into account and general support found for the Structure Plan, particularly with respect to any proposal that may have direct implications on the existing character and amenity of the township.
A place that is seen as liveable and vibrant by its own community has a greater chance of prosperity than that which isn’t. It comes down to the ‘sense of place’ and its ‘authenticity’: not only are more people attracted to live and invest in the area, but in turn, it becomes a key driver to encourage more visitors to stop and experience the area and hence revitalising the local economy.
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Principle 3: Building a sense of identity and arrival… Principle 5: Driving private investment through improvement to the public realm… There are many visitors, which drive through Dunalley and upon reaching the bridge over Denison Canal, realise “Oh, we missed it, better keep going to our A well maintained and appropriate network of community and physical infrastructure destination.”, as though the canal and the Dunalley Hotel on the Tasman side and spaces, is well recognised as a key driver of private investment. Improving the represent Dunalley. ‘public’ environment through urban improvements, recreational and open space and community based projects are seen as the basis for encouraging private investment The structure plan provides an opportunity to create a sense of identity and arrival over the long term. It becomes a stimulus not only for generating additional into the area: signage in a consistent visual theme developed by local artists; economic activity through increased visitation, but for land owners and private streetscape, landscaping and road improvements to mark key points of interest and investors to also undertake their own design and building improvements. the identifying the entrance to the village centre along the Arthur Highway. Establishing a working partnership between the public realm and local businesses This approach also allows for less pressure to be placed on the community to results in a more sustainable outcome, rather than solely relying on public funding. deliver built outcomes creating that sense of identity and character, in their own course of their own personal recovery efforts. It will also inspiration for local Principle 6: Managing bushfire hazards at the settlement level… economic development. Responses to bushfire hazard within the planning system have been designed to occur at the individual development assessment level: development sites within a Principle 4: A local character and appropriate scale…. ‘bushfire prone area’ must already have Bushfire Attack Level assessments it is important to recognise that the long term sustainability of new or reconstruction undertaken as part of their requirements for building approval and shortly with the projects should be appropriate to the local context: in its character, built form and introduction of the state wide Bushfire Prone Area Code in new planning schemes, size (or scale) as well as supported by the local community. there will be additional requirements to be addressed at the planning approval The immediate need to provide for the community following the bushfire and the stage. unusual circumstances surrounding funding for community and economic Mapping of the bushfire prone areas has been undertaken as part of this structure development projects, can mean big ideas with big solutions. Equally, a sense that plan (see Section 3.12) and there are some opportunities to minimise the everything needs to be rushed through may occur. There is little point in developing requirements on individual properties by managing bushfire hazard at a settlement community based infrastructure which cannot be maintained or operated due to level that have been integrated into the structure plan. ongoing maintenance and replacement costs in the future. Or projects driven by initial economic or social development outcomes that compromise those characteristics which are valued and underpin the area’s attractiveness (to residents and investors alike).
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6.2 Best Practice Planning Principles 6.2.5 Creating healthy communities
Underlying the development of the structure plan has also been the adoption of Creating walkable and pedestrian friendly environments. relevant best practice planning principles. Providing access to social services.
6.2.1 Evidence Based Planning Providing for mobility impaired people.
Ensuring that planning solutions are supported by well researched evidence Ensuring an appropriate level of active recreational facilities. based analysis. 6.2.6 Water Sensitive Urban Design 6.2.2 Creating compact towns and neighbourhoods Protecting natural water systems and water quality. Sprawl and ribbon development not only increase impacts on the natural Integrating stormwater treatment into the landscape, through corridors and environment but create impediments to a socially active, walkable and vibrant ‘wetlands’ for multi-purpose use, such as walking trails, ideally based around community. This doesn’t have to mean high density development, but rather natural topographical features, such as creek lines. compact town centres comprising not only retail and business activities but a mix of complementary land uses, surrounded by predominantly single dwelling Reducing water run-off, in peak periods through local retention and potential residential development. re-use or in general terms by minimising impervious surfaces.
6.2.3 Adopting a hierarchy of actions in responding to environmental 6.2.7 Building safe communities issues Minimising crime, by maximising passive surveillance (Crime Prevention Where there are recognised areas that are environmentally sensitive or where through Environmental Design): buildings should be designed to encourage land hazards are present, adopting an approach that first seeks to avoid, then ‘eyes on the street’ with public spaces appropriately located (where there are manage and mitigate, is the best planning approach to new development. a multitude of users) with design focussed on minimising ‘dark and unseen’ areas. 6.2.4 Enhance and respecting local values and characteristics 6.2.8 Supporting cost benefit Work with, rather than against, the key local values and characteristics of an area: its landscape, cultural heritage and environmental assets. Resolving planning issues that require public expenditure, through the most cost effective means.
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7. The Structure Plan
Specific strategies have been identified in the following sections and prioritised. 7.1 The Approach Indicative timeframes for the priorities are as follows:
The structure plan comprises four core components: Immediate within the next 6 months The recognition of a precinct based structure for core activities and facilities; High within the next 2 years Proposals for connecting these precincts with a focus on streetscape and Medium within the next 4 years amenity improvements within the public realm; Low within the next 8 years Specific policies and directions for other land uses and activities outside of the Precincts; and
Identification of possible community based projects that will support the attainment of the principles under Section 6.
The strategies and policies below are focussed on local level planning outcomes only. Where existing and relevant planning policies documents adequately address particularly matters (i.e. the Regional Land Use Strategy), there has been no unnecessary policy repetition.
It is also important to recognise that while many of the elements within the structure plan require recognition or specific support through controls within the planning scheme, the successful implementation of the structure plan will involve other non- statutory mechanisms including: capital works programs by Council and State Gov- ernment agencies for the provision of physical and community infrastructure; facili- tation and capacity building by either State or local government; or public private development partnerships.
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Map 4: The Precincts
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The Precincts
The spatial structure for Dunalley township will be created around four key precincts:
The Village Precinct;
The Cove Precinct;
The Community Precinct; and
The Recreation Precinct.
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The Village Precinct
The village precinct is the primary location for retail, commercial and business uses Visually highlighting existing public toilet facilities; and and is focussed around existing retail activity along the Arthur Highway adjacent to Additional areas (sheltered and otherwise) to sit and spend time adjacent to the the Canal. Existing community uses (i.e. neighbourhood house) should continue to Canal. be supported as will existing commercial and business uses to the north-east of the precinct (between the Arthur Highway and the water’s edge) extending to the It is also envisaged that the Village Precinct will be supported and reinforced by a service station at 119 Arthur Highway. range of linear infrastructure (pages 40 & 41) and community based projects (page 48) that are focussed on providing: The village precinct should also be able to accommodate new arts and cultural facilities—i.e. local arts centre, although it is important that the model adopted is a A fenced and secure ‘art’ based playground for young children integrated with commercial based model so that ongoing public funding is not required. passive recreational facilities for older children and youths (i.e. skating facilities, basketball hoop and wall) in the open space area adjacent to the canal; The Dunalley Fish Market and Dunalley Pub will be connected to the precinct through improved pedestrian links. The provision of a waterfront walkway/trail along the Canal, connecting with the The village ‘feel’ for the precinct will be created through: Cove Precinct. Potential interpretation panels (focussing on heritage values including local Formalisation of roadside parking areas with specific parking areas for cars, aboriginal heritage, history of the canal, marine farming activities and sculptures cars with trailers, RVs and buses); along the waterfront walkway/trail). Reduction in speed limit from 60 kph to 50 kph;
New signage, landscaping and trees to visually create the ‘precinct’;
Provision of pedestrian connections along and across the Arthur Highway;
Potential visual identification through changes in road surfaces;
A secondary intention of these public improvements is to encourage visitors travelling through the town to stop and spend time. This will also be supported by:
The upgrading of existing visitor information boards including new information on features of the Tasman National Park (Parks and Wildlife Service), Devil Fence, key visitor attractions within the area, scenic points; accommoda- tion and similar. Visitor information should also focus on Dunalley as the ‘gateway’;
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Priority/ Strategy Responsibility Timeline
Ensure the planning scheme provides for the desired mix of uses and concentration of new business and retail activity by zoning private land Council Immediate ‘Village’ and public land along the Canal fore- shore as ‘Open Space’.
Prepare and implement a specific plan(s), in association with DIER and align capital works funding programs to achieve the roadway Council High changes, footpaths and pedestrian connections, formalised parking and streetscaping improvements envisaged by this plan.
Upgrade visitor information boards following further consultation with Parks and Wildlife Council High Service, Tourism Tasmania, Tasman Council and local tourism providers.
Submit a formal request to the DIER, to lower the speed limit within the Village Precinct from 60 kph Council High to 50 kph.
Investigate the establishment of a local arts centre, providing communal workshop space as DEDTA High well as a ‘retail’ front for local artists.
Inspiration
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The Cove Precinct
The intensification and upgrading of the Cove Precinct offers an opportunity to build Any potential for landscape or environmental impacts. on its existing attractions and facilities: The public jetty; slipyards; waterfront café Dependent upon the outcomes of the feasibility study into a potential marina, some and gallery; Tasman monument; and play ground. land between Imlay Street and the foreshore (adjacent to the waterfront café) may With the establishment of a waterfront walkway/trail, improved connectivity between be suitable for maritime orientated commercial activity. the cove precinct and the village precinct will be established. This will create The remainder of foreshore land adjacent to Imlay Street should be redeveloped as passive recreational opportunities for the locals as well as encourage visitors to part of the open space/passive recreation network linking with the other precincts spend time and move between the precincts. Council’s existing playground facilities are not ideally suited to young children, but In association with the walkway/trail, additional landscaping and interpretation to could be remodelled to focus on an older age group than the new playground within link in with the Tasman monument should be provided. Interpretation information the Village Precinct. Alternatively the land could be utilised as part of the land can focus not only on the landing of Abel Tasman, but the Aboriginal Heritage of the based component for a marina (subject to the feasibility study). area and the natural values of Blackmans Bay. Over the medium term the area along the alignment of the rivulet extending from the MAST have already flagged the need to upgrade the public jetty and their East Canal to Church Street should be a focus for improvements. Environmentally Coast Marine Infrastructure Strategy also identifies potential for a marina in the degraded there are significant opportunities to convert this area into a ‘linear’ rivulet area, servicing boats travelling from Hobart to the East Coast and return. This park providing for a pedestrian connection to Church Street; managed wetlands structure plan does not pre-empt the type and scale of marina facilities that could demonstrating water sensitive urban design and increased environmental out- be established in association with the upgrade of the public jetty. Specific funding comes. has been made available for a feasibility study which should examine specific It is also envisaged that the Cove Precinct will be supported and reinforced by a suitability issues related to the marine environment and the potential economic range of linear infrastructure (pages 40 & 41) and community based projects (page contribution of various marina models. It is considered important given the potential 48) that are focussed on providing: constraints and community concerns regarding a marina that the feasibility study also examines: A fenced and secure ‘art’ based playground for young children integrated with passive recreational facilities for older children and youths (i.e. skate park, The comparison of contribution to the local economy between a temporary and basketball hoop and wall) in the open space area adjacent to the canal; permanent berthing marina; The provision of a waterfront walkway/trail along the Canal, connecting with the The capacity to accommodate land based facilities without significant Village Precinct. disturbance to other land uses (including residential properties) in the area; Potential interpretation panels (focussing on local values including local The general potential for detrimental impact upon residential amenity; and aboriginal heritage, history of the canal, marine farming activities and sculptures along the waterfront walkway/trail) and sculptural walk.
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Priority/ Strategy Responsibility Timeline
Ensure planning scheme protect the existing use of the old cannery as the waterfront café and art Council Immediate gallery by zoning it ‘Local Business’ as well as the slipyard facilities by zoning them ‘Light Industrial’.
Undertake a specific feasibility study to investigate the establishment of a marina within Council/DEDTA Immediate the vicinity of the Cove Precinct.
Dependent upon outcomes of the feasibility study, ensure that a new marina can be considered under the planning scheme, subject to Council High/Medium the appropriate detailed assessment of planning issues.
Upgrade existing public jetty facilities (may form part of a broader marina redevelopment MAST High/Medium dependent upon outcomes of feasibility study) .
Upgrade existing road and roadside parking facilities along Imlay Street and the Esplanade to a sealed surface and investigate the need for } Council Medium traffic calming measures to create a pedestrian friendly environment. . Investigate the upgrade of public land along the rivulet from the Canal to Church Street, with a particular focus on developing it as a ‘linear Council Medium/Low rivulet park’ incorporating water sensitive design measures
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The Community Precinct
The community precinct is focussed around the existing primary school facilities The split of visitor based and commercially orientated uses between this pre- and the rebuilding of the community hall (at 5 Franklin Street). An upgraded cinct and the village precinct would compromise the attainment of desired local community hall facility will continue to provide for the regular usage demonstrated economic outcomes of attracting visitors passing through the town to stop; prior to its destruction in the January 2013 bushfire: exhibitions, theatre events, quiz Substantially increased traffic along Franklin Street may generate a need to nights, public meetings, wedding celebrations, funeral gatherings as well as be a re-open and upgrade the esplanade road which is a difficult process and one locational focus for community events. The school site can provide for additional which is currently beyond Council resources; and community activity, particularly where large scale spaces are required, outside of school hours. Because of limitations around hours of usage, using school facilities The combination between the additional activity in the community precinct and to replace the community hall is not considered appropriate. the cove precinct is more likely to compromise the amenity of residential properties in the area, than its focus on community based uses only. In the event that there is progression on the establishment of new community facilities, such as a Men’s shed or an established space for crafters or adult Improved pedestrian connectivity across the Arthur Highway between the school education, consideration should be given to either the co-location of these on the and community halls sites through the establishment of a pedestrian refuge should same site as the community hall (largely dependent on the resolution of site be further investigated. Vehicular access to the sites should be via Imlay/Franklin planning and provision of parking) or the expansion of the precinct across the road Street (to the community hall) and Bay Street (for the primary school) in order to to 6 Franklin Street (old bakery site) should the current land owners be willing and avoid any further conflict along the Arthur Highway: with either vehicular movement there is sufficient funding available to purchase the land. or improvement of pedestrian connectivity.
The expansion of the precinct across to 6 Franklin Street to accommodate either/ The land at 111 Arthur Highway (owned by Council and surrounded by Arthur and a Visitor Information Centre, Maker’s workshop, Arts Centre or similar concepts Highway, Imlay Street and Church Street East) should be redeveloped with land- have been raised through community consultation: offering an opportunity to link in scaping and signage to mark not only the main entrance of the town, but provide with the interpretation of this site’s historic cultural heritage values and the role of direction to the individual precinct in order to stimulate interest in visiting areas of Franklin Street as the old main street for Dunalley. Notwithstanding the merits of the township. these concepts it is recognised that:
Full scale visitor information centres located off site from major tourism attractions have a history of long term failure;
Existing community buildings such as the Neighbourhood House and Bushfire Recovery Hub need to be considered first: the location of these in the Village Precinct is also appropriate and it would not be an efficient use of public funding to unnecessarily duplicate facilities;
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Strategy Responsibility Priority/Timeline
Recognise through the planning scheme primary school facilities as providing large spaces for Council Immediate community activities outside of school hours.
Maintain community purpose zoning within the planning scheme for land within the Community Council Immediate Precinct and ensure that allowable uses focus on non-commercial community activities.
Rebuild the community hall at 5 Franklin Street as the primary community space for Dunalley and the surrounding area, ensuring high quality site Council Immediate planning and physical design of the community hall to visually indicate its presence.
Maintain key vehicular access to the community Council/ hall from Franklin Street (via Imlay Street) and to High Education the primary school from Bay Street.
Redevelop 111 Arthur Highway with landscaping, pathways and signage to mark the town entrance, improve the streetscape and act as a pedestrian Council High connection from the school through to the Community and Cove Precincts.
Investigate the establishment of a pedestrian refuge on the Arthur Highway in the vicinity of the Council/DIER High school and 111 Arthur Highway. Investigate how other community uses (men’s shed/ crafter’s space), if deemed appropriate to Council/DEDTA Medium develop, can be co-located with the community hall or alternative locations.
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The Recreation Precinct
The existing recreation ground at the top end of Bay and Imlay Streets is significantly underutilised. The land is already in Council ownership, with secure tenure for public maintenance and management of recreation facilities and is capable of being serviced within the existing reticulated sewerage network.
The removal of bushfire destroyed vegetation and replacement with managed landscaping will also assist in minimising bushfire risk to the surrounding residential properties. Upon investigation, if the existing local road network is extended around the site, this will also provide for an additional buffer as well as the visual formation of the precinct.
Colocation benefits of a number of ‘recreation’ based facilities include multi-purpose toilets/change rooms and improved long term management by Council as a public facility. It is a model that has been successfully implemented in other areas (Old Forcett Road, Dodges Ferry).
Specific facilities potentially to be provided and maintained by Council within the Recreation Precinct include: Priority/ Strategy Responsibility New tennis courts replacing those destroyed in the January 2013 bushfire, at 5 Timeline Franklin Street. The relocation of these to the recreation grounds also frees up Recognise the precinct within the planning Council Immediate the land adjacent to the reconstructed community hall for other building based scheme by including within the Recreation Zone. community facilities; and Undertake vegetation management to remove Cricket nets and training area. destroyed vegetation, provide additional Council High It is important to recognise that the concentration of Council owned and maintained ‘useable’ land and contribute to a bushfire active recreational facilities in this area does not exclude the provision of other protection buffer on the north edge of the privately maintained but publicly accessible facilities on other land, such as the golf course. Provide for the ongoing maintenance of existing facilities and concentrate new Council provided Council Immediate and/or maintained active recreation facilities (i.e. cricket nets, tennis courts)
38 Dunalley and Environs Structure Plan
39 Dunalley and Environs Structure Plan
Scenic trail to Tasman Peninsula
Map 5: The Connections
40 Dunalley and Environs Structure Plan
The Connections
Connecting the Precincts Priority/ Strategy Responsibility Timeline Connectivity, particularly pedestrian, between the precincts is critical to overcome the current fragmentation issues within Dunalley. Connections between the pre- Expand the Landscape Protection Overlay within cincts are focussed on high quality network of trails and open spaces: bringing the planning scheme to the Arthur Highway Council Immediate additional community benefits as well as creating an additional attractor for visitors (south of Denison Canal) and Bay Road. travelling through the town to stop and spend time. Prepare and implement a foreshore development The walkway along the northern edge of the Canal should be all-weather, level plan that provides for additional picnic/seating Council/CLS High walkway that can accommodate not only pedestrians, but disabled access and facilities and a waterfront walkway/trail network. small children on bikes. The walkway should focus around interpretation of the area’s history and surrounding features. There is also potential to engage the arts Investigate the establishment of rivulet park that community by creating ‘sculptures by the canal’. incorporates stormwater management (in Other walking trails within open space networks will improve ‘walkability’, creating accordance with water sensitive urban design Council Medium loops and circuits and improve the amenity of the town and in the instance of the principles) with a walking trail extending from connection to Clark Street provide an opportunity to integrate with stormwater Clark Street to the foreshore. management along the riparian area. Upgrade and seal Wielangta Road as part of an There is an existing section of footpath along the Arthur Highway. This should be alternative connection between the East Coast State Govt Medium extended to both sides of the Arthur Highway from the village precinct to the and the broader Tasman area community precinct. The local road network leading to and around the Recreation Develop and promote a scenic trail that Precinct should also be extended to support its additional usage. incorporates touring route options with scenic viewing points, around the existing Arthur Council Medium Connecting Dunalley with the surrounding region Highway, Fulham Road, Wielangta Road The upgrade of Fulham Road (funding already committed) will improve connections (accessed via Marion Bay & Bream Creek). to communities in the Southern Beaches area. Investigate the formation of local roads around Along with any upgrade of Wielangta Road, a specific scenic driving route should the Recreation Ground, Russell Street and Council Low be created and promoted, which important components will be the establishment of Teresa Street to improve circulation around the particular scenic viewing points and expansion of the current Landscape Protection town in light of future development opportunities. overlay to manage the visual impact of new development along the scenic corridor.
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Thematic Signage
A thematic signage regime for public signage around Dunalley and the surrounding area that builds upon Council’s established town signs will assist in branding and promoting the area as an interesting and unique place within the Sorell municipality for visitors to spend time.
The signage should be applied in a uniform and comprehensive manner across the area.
A specific plan to implement the signage should include specific directional signage at key points along the Arthur Highway directing people to the town entrance, and specific local precincts.
As with the visual theme already used by Sorell Council for their town signs, opportunities to engage local artisans in the development of the signage regime should be maximised.
Priority/ Strategy Responsibility Timeline
Develop and implement a signage regime for Dunalley (in consultation with DIER) and the Council/DEDTA Immediate surrounding area (including Boomer Bay) that provides a thematic and consistent approach.
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Surrounding Activity and Other Issues
The following specific strategies are focussed on local level activity and issues that require a higher level of resolution than what is provided for within the Regional Land Use Strategy and Vision East. Management of other land use and planning issues (such as other land hazards) is to be undertaken in accordance with those documents.
43 Dunalley and Environs Structure Plan
Map 5: Surrounding land use activity within Dunalley
44 Dunalley and Environs Structure Plan
Map 6: Surrounding land use activity in area surrounding Dunalley
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Residential Land Use
The capacity of the existing residential land is sufficient to accommodate greater than expected residential growth. Therefore no further residential land or expansion of reticulated services is required.
The utilisation of existing residential land with access to reticulated sewerage should be maximised, while still providing for a lower density characteristic, more typical of rural towns and desired by the community. Priority/ Strategy Responsibility Focussing residential development to around 800m2 to 1000m2 per dwelling around Timeline the village and community precincts will over the long term create a more lively Focus residential growth in Dunalley township community, supporting local economic and social activity. with a concentration as first preference around The other existing residential land with access to reticulated sewerage is primarily the Village Precinct and as second preference in Council Ongoing on the slopes above the Arthur Highway. It is appropriate to maintain a density other areas provided with access to reticulated 2 2 around 1000m to 1500m per dwelling in these areas. sewerage infrastructure.
Elsewhere in Dunalley, residential development should be maintained at rural living Implement land use zoning within the new densities. Given servicing constraints, the desire to prevent intensification of ribbon planning scheme in accordance with maps on Council Immediate development along the Arthur Highway, the protection of the agricultural industry Pages 44 & 45 and the specific Precinct and coastal land hazards expansion of a zoning that allows for increased residential Strategies. development should not occur. Ensure planning scheme provisions provide for Residential development in outlying areas to Dunalley, including Boomer Bay is to the following lot sizes for the following zones be limited to existing residential lots in accordance with the requirements of the indicated in maps on Pages 44 & 45: Regional Land Use Strategy. It is noted that even if the sewerage scheme is extended to Boomer Bay, it will remain appropriate to focus residential growth in Low Density Residential Density Area A – 2 Council Immediate Dunalley, given the availability of existing suitably zoned land, the desire to focus 800-1000m ; activity within Dunalley and to protect the aquaculture industry. Low Density Residential Density Area B – 1500m2;
Rural Living – 1ha.
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Existing Commercial Uses Agricultural Activity
Due to the historical development of Dunalley some key commercial uses remain Supporting value adding activities based on on-farm agricultural activity/natural spatially disparate from the identified Village Precinct: Dunalley Pub; Dunalley Fish resources Market and the local service station and post office. These will continue to be Priority/ Strategy Responsibility important to the town and surrounding residents and their ongoing use should be Timeline provided for. Ensure the planning scheme provides flexibility to Priority/ Strategy Responsibility allow for value adding activities to agricultural Council Immediate Timeline activities on rural land. Recognise existing lawful commercial uses that Investigate re-use of waste water from the are outside of the Village Precinct, through TasWater/ Council Immediate treatment lagoons for irrigation along the western Medium appropriate local business type zoning within the Council edge of Dunalley township planning scheme.
Marine Farming The Boat Ramp at Boomer Bay
Marine farming activity, within surrounding waters generate important economic The public boat ramp off Boomer Jetty Road is a popular community asset, but is activity for the local area, as well as being consistent with Tasmania’s image as a hampered by poor land based facilities: in particular car parking and toilet facilities. gourmet produce destination. Priority/ Strategy Responsibility Priority/ Timeline Strategy Responsibility Timeline Provide additional car/boat trailer parking and MAST/DEDTA/ Allow within the planning scheme for the Immediate toilet facilities adjacent to the existing boat ramp. Council establishment of on-shore marine farming facilities on land adjacent to Blackman Bay, Council Immediate subject to buffer distances from existing Car Parking High residential development. Investigate the expansion of the reticulated TasWater/ sewerage scheme to existing residences in the High Council Boomer Bay area.
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Visitor Accommodation and Services Other infrastructure
Flexibility to allow for visitor accommodation across all types of land use zones, The protection of key infrastructure (in particular the Arthur Highway and the should be encouraged in order to support the desired economic outcomes for the treatment lagoons) is also necessary in order to support the attainment of the township. In addition to encourage as many visitors to stop and spend time in the structure plan principles outlined in Section 6. town, Council should investigate the establishment of a dump point for RVs. The dump point will also support existing RV facilities adjacent to the Dunalley Hotel. Priority/ Strategy Responsibility Timeline
Priority/ Protect the Arthur Highway and its safe and Strategy Responsibility Timeline efficient use through the planning scheme by Council Immediate Provide flexibility across all zones within the including within the ‘Utilities’ Zone. planning scheme to allow for visitor Council Immediate accommodation Protect the function and capacity of the sewerage treatment lagoons by including an attenuation Investigate the establishment of a RV dumping Council Immediate Council Medium area around the facility within the planning point within Dunalley. scheme
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Supporting Community Based Projects
As part of the bushfire recovery efforts a community projects program is being implemented, many of which will be funded through money raised by the Red Cross, others through a combination of Red Cross/Council/Government , others solely by Council. The importance of ongoing community engagement and consultation in identifying and developing up these projects is however a common theme no matter how they are funded.
Expressions of interest for some projects have already been submitted and these are currently being considered, while others will arise as part of ongoing bushfire recovery efforts across the next 12 to 18 months.
The timing of this structure plan, has been determined by the current progression of the regional planning project and the need to incorporate the specific planning scheme requirements into the new Draft Interim Sorell Planning Scheme which is near completion.
This timing should not be seen as a deadline for identification of community based projects, resulting in reduced community participation.
Overall the structure plan has been designed to provide flexibility within the identified spatial structure to provide for these potential community based projects. Moreover, importantly, the community projects have the potential to enhance the specific principles and desired outcomes identified in this structure plan.
A range of potential community based projects that have been canvassed are outlined below with indications of suitable spatial locations (see over page).
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Potential Project Suitable locations Considerations (criteria) Recommended priority
The community hall design and surrounding site works should consider its presentation to the Arthur Community Hall Site of previous community hall Immediate Highway and its location near the visual gateway to the town centre
Canal foreshore extending through Ideally the walkway, children’s playground and Waterfront walkway & linear park to Imlay Street Skating equipment are planned as one integrated public space project in order to maximise benefits to the community, existing businesses in the village Canal foreshore as part of centre and activities along Imlay Street, as well as Children’s Art Playground village centre harness the opportunities to encourage visitors to stop and spend time in the town. Co-locating the playground and skate facilities together along the Canal foreshore area, will ensure High that families with children of different age groups are Canal foreshore adjacent to accommodated for in the same space. children’s playground; The playground will need to be fenced and secured. Skate Park Imlay Street (current The walkway should be an all weather surface playground site); or providing for disabled access, prams, small bikes etc. Adjacent to community hall. Places to rest and contemplate as well as interpretation panels should be considered as part of the project.
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Potential Project Suitable locations Considerations (criteria) Recommended priority
The final decision on the most suitable location will be dependent upon the consideration of ongoing management and maintenance issues. Freely accessible public tennis courts are usually Recreation Ground located on public land to provide for free access and Tennis Courts Council maintenance over the long term. High Golf Course On the other hand, the community may welcome a more ‘club’ approach to providing tennis courts in conjunction with the golf course, although the recovery of maintenance costs will be necessity be a long term consideration for any private run facility.
Provision of ancillary facilities to support the existing Dunalley Sports Ground Recreation Ground use of the recreation ground for football and cricket High would be ideal. This includes cricket nets and similar.
Other potential projects A range of other ideas may be identified as part of ongoing community engagement across the next 12 months.
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8. Glossary
Term Definition Term Definition
ABS means Australia Bureau of Statistics MAST means Marine and Safety Tasmania
CLS means Crown Land Services Minor or Neighbourhood means as defined under the Southern Tasmania Activity Centre Regional Land Use Strategy 2010 –2032 Community Purpose means as defined under the Planning Scheme (zone or land use activity ) Template for Tasmania (Planning Directive No 1) Recreation means as defined under the Planning Scheme (zone or land use activity) Template for Tasmania (Planning Directive No 1) Council means Sorell Council means the Southern Tasmania Regional Land Use means the Department of Economic DEDTA Regional Land Use Strategy Strategy 2010 – 2032 declared on 27 October Development, Tourism and the Arts. 2011. means the Department of Infrastructure, Energy DIER means Resource Management and Planning and Resources. RMPS System of Tasmania Environmental Living (zone or means as defined under the Planning Scheme Rural Living means as defined under the Planning Scheme land use activity ) Template for Tasmania (Planning Directive No 1) (zone or land use activity ) Template for Tasmania (Planning Directive No 1) Environmental Management means as defined under the Planning Scheme Rural Resource means as defined under the Planning Scheme (zone or land use activity ) Template for Tasmania (Planning Directive No 1) (zone or land use activity ) Template for Tasmania (Planning Directive No 1) Light Industrial (zone or land means as defined under the Planning Scheme use activity ) Template for Tasmania (Planning Directive No 1) Utilities means as defined under the Planning Scheme (zone or land use activity ) Template for Tasmania (Planning Directive No 1) Local Business (zone or land means as defined under the Planning Scheme use activity ) Template for Tasmania (Planning Directive No 1) Village means as defined under the Planning Scheme (zone or land use activity ) Template for Tasmania (Planning Directive No 1) Low Density Residential (zone means as defined under the Planning Scheme or land use activity ) Template for Tasmania (Planning Directive No 1) Vision East means the Vision East Land Use Framework 2010.
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9. References
Bangor (2013), http://www.bangor.com.au/index.html, accessed 8 May 2013
Daly Gourmet Potatoes (2013), http://dalygourmetpotatoes.com.au/, accessed 8 May 2013
Department of Economic Development, Tourism and the Arts (2010), Vision East Land Use Framework, Hobart
Department of Primary Industries, Water and Environment (2000), Blackman Bay Marine Farming Development Plan, Hobart
GHD Ltd (2012), East Coast Marine Infrastructure Strategy, Marine and Safety Tasmania, Hobart
Land Information System of Tasmania (2013), http://maps.thelist.tas.gov.au/listmap/app/list/map
Southern Tasmanian Councils Authority (2011), Southern Tasmania Regional Land Use Strategy 2010 – 2032, Hobart.
Tourism Tasmania (2013), Tasmanian Visitor Survey, http://www.tourismtasmania.com.au/research/tvs, accessed 24 April 2013
53 Sorell Council 47 Cole Street PO Box 126 Sorell TAS 7172 Phone: 03 6269 0000 Email: [email protected]