TORQUAY/ JANJUC

Torquay;Jan Jue Structure Plan

Geelong Regional Commission

• Public Offices 711. 4 Cnr Little Malop & Fenwick Streets 099452 Geelong 3220 GEE: T P 0 Box 770 1980 Tel (052) 26 4852 copy 2 DPUG L IBRARY

1111111 1111111 11 111111111111111111111111111111 1111 M0019819 DEPARTMENT OF ' 0 6 PLANNING- LIBRARY l!G . y

TORQUAY/JAN JUC STRUCTURE PLAN

This Structure Plan was adopted by the Geelong Regional Commission, the South Barwon City Council and the Barrabool Shire Council, in September, 1980.

Prepared by GEELONG REGIONAL COMMISSION 1980 ISBN-0-7241-2203-6

711.4 Geelong .Regior:ial 099452 Commission (Vic.) GEE:T $a Torquay/ Jan JUC 1980 structure plan $d copy 2 prepared by Geelong - 1 -

FOREWORD The Geelong Regional Commission, as a statutory authority, has specific powers to ensure: "the participation of the people of the Geelong Region in planning the future development of the Region •... " and "the planning and co-ordination, integration and management of and for - (i) development within the Geelong Region; (ii) the improvement and enhancement of the Region and the protection of areas within the Region of natural beauty or of special significance to the Region; and (iii) the provision of services and facilities within the Region." To fulfill these objectives, the Commission is preparing a series of long­ range graphical Structure Plans for the urban localities throughout the Region and is assisted in doing so by the several municipalities, state government agencies and other interested groups. This Structure Plan is therefore a statement of planning policy adopted by the Geelong Regional Commission the City of South Barwon and the Barrabool Shire Council, and accepted by the various other authorities concerned with urban development. As an instrument of government it discusses and illustrates the long-term development strategy for the Torquay area. The adopted Plan broadly indicates the pattern of residential development and related commercial and community.facilities envisaged for the future. It also indicates' the objectives to be achieved through the administration of the Geelong Regional Interim Development Order and thus serves as a guide for the consideration of zoning changes and approval of development applications as the need arises. ·

T~e Commission has prepared this Plan with the assistance of the officers of the City of South Barwon and the , and after consultation with the staff of a number of other government agencies. Their assistance is gratefully acknowledged.

C. K. ATKlNS CHAIRMAN'. - 2 -

CONTENTS 1. .INTRODUCTION 1.1 The Study Area 1.2 Purpose of the Structure Plan 1.3 Existing Statutory Planning Control 2. REGIONAL CONTEXT 2.1 Regional Objectives 2.2 Population and Housing 2.3 Role of Torquay/Jan Jue 3. EXISTING DEVELOPMENT 3.1 Residential Land 3.2 Rural Residential Development 3.3 Commercial Facilities 3.4 Community Facilities 3.5 Recreation Facilities 4. FUTURE GROWTH 4.1 Urban Population and Dwellings 4.2 Rural Residential Growth 4.3 Recreation and Resort Functions 4.4 Commercial and Industrial Uses 5. CONSTRAINTS AND OPPORTUNITIES

5~1 Water Supply 5.2 Sewerage 5.3 Landscape Opportunities and Constraints · 5.4 Growth Constraints 6. STRATEGY 6.1 Objectives 6.2 Developable Land 6.3 Landscape Policy 6.4 Residential Neighbourhoods 6.5 Commercial and Service Business Development 6.6 Resort Development 6.7 Roads 6.8 Rural Residential Development 6.9 Strategy 6.10 Implementation - 3 -

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i. I i 1.~ INTRODUCTION 1.1 The Study Area 1.2 Purpose of the Structure Plan 1.3 Existing Planning Control - 4 -

1. INTRODUCTION

1.1 The Study Area

Torquay/Jan Jue is situated. on the southern coast some 24 kilometres south of Geelong. The present population of the settlement is just over 3,000 people spread over an undulating coastal hinterland. The attract.ion of the sea is significant in an area which boasts surf beaches of international acclaim. Despite the 'pull' ·of natural recreation resources to a growing permanent population and thousands of visitors during summer months, Torquay/Jan Jue has retained its small-scale lively character and is an attraction in itself.

1.2 Purpose of the Structure Plan

The Structure Plan for Torquay/Jan Jue is a policy statement for the long-term development of the area. The Structure Plan is a revision and refinement of interim policy proposals, adopted in 1977 by the Geelong Regional Planning Authority (now the Geelong Regional Commission), and, the more definitive Jan Jue Structure Plan which sett 1ed on the short and medium term needs of the south-western sector of the study area.

The Torquay/Jan Jue Structure Plan develops :

the pattern of future residential (including "rura 1 residential"), resort and commercial development

the location of major roads to serve future development

an overall open space system for the area.

1.3 Existing Planning Control Statutory planning control through zones and associated Ordinance provisions for the study area, is provided by the Geelong Regional Interim Development Order. The administration of the Order, particularly the issue... of planning permits, is the responsibility of the Shire of Barrabool and the City of South Barwon. Changes to zones and other provisions of the Order are the responsibility of the Geelong Regional Commission. - 5 .,.

2. REGIONAL CONTEXT 2.1 Regional Objectives 2.2 Population and Housing 2.3 Role of Torquay/Jan Jue - 6 -

2. REGIONAL CONTEXT 2.1 Regional Objectives With a prosperous, more mobile population, and as a result of an increasing proportion of the Australian population being of retirement age, coastal towns have experienced increased growth. This is reflected in the more intensive use of town facilities by ho 1 i day visitors as we 11 as increasing permanent resident i a1 populations. However, these trends tend to counter the resort character of coastal towns and have highlighted the need for constructive policies which preserve the attractions of the town, for both visitors and residents. Preparation of the Commission's structure plans for coastal towns contributes to an overall regi ona 1 strategy. Each appraisal and preparation of a structure plan follows from the following regional objectives ensuring that the individual character and identity of the coastal towns will be retained; achieving a compatible balance between the resort and dormitory functions of the towns; facilitating the economic provision of water, sewerage and other reticulated services and roads; ensuring the economic and efficient provision of commercial and community services; protecting the coastal landscapes and foreshores in and beteween the coastal towns. 2.2 Population and Housing Recent Population Growth In the latest intercensal period of 1971-1976 the Geelong Region increased in population from 141,000 to 156,400, a growth of 11% over the five years. Much of this increase has been in the new commuter­ suburb areas of the Bellarine Peninsula and Lara. Torquay/Jan Jue had an absolute population increase of 677 persons or 35% over the five-year period. This is similar to Ocean Grove/Barwon Heads' increase of 34% over the same time. Torquay/Jan Jue is enjoying increasing popularity as an area for permanent residence. A decreasing proportion of unoccupied dwellings was evident in Torquay/ Jan Jue between 1971 and 1976. (It has been assumed that unoccupied dwellings are usually holiday homes not occupied on the evening of the particular Census count). - 7 -

UNOCCUPIED DWELLINGS AS A PERCENTAGE OF TOTAL DWELLINGS

90 ~ ~ I-z 80 ILi 0a: ILia.. 70 ·-·-·-·-·---· ANGLESEA 60

50 --- TORQUAY/ •••• JAN JUC • •••••• j ••••••••••• ••••• OCEAN GROVE/ 40 BARWON HEADS

30

20

10

1971 1975 1976

Source Bureau of Statistics. Figure 1 Ocean Grove/Barwon Heads has a lower proportion of unoccupied dwellings than Torquay/Jan Jue, whilst Anglesea, which is the farthest distance from the Geelong Central Business District, has a relatively high proportion. The proportion of unoccupied dwellings in Torquay/Jan Jue decreased by 6.8% between 1971 and 1976 compared with 5.5% for Ocean Grove/Barwon Heads. Anglesea showed virtually no change in the proportion over that period. The 1976 population pyramid for Torquay/Jan Jue is indicative of the towns' attraction for young adults and as a retirement area. 22% of the 1oca1ity 1 s popu 1at ion was in the 15-24 age group compared with the Regional figure of 18% and between 1971 and 1976 th.e number of elderly people (65 years and over) increased by 45%. Whilst Ocean Grove/Barwon Heads had a similar increase in its elderly population, the 15-24 year age group comprised only 15% of the total population · ' in 1976. - 8 -

AGE DISTRIBUTION 1976

MALES FEMALES 70- 65 - 69 i 60-64 55-59 50-54 45-49 40-44 35-39 30- 34 25- 29 20-24 15- 19 10- 14 5-9 0- 4 : 20°/o 0 20% Source A.B.S. Figure 2

2.3 Role of Torquay/Jan Jue Torquay/Jan Jue has a dual role : as a coastal dormitory suburb as a popular beach resort. Significant tracts of land are available for residential expansion and strong demands for permanent residential accommodation are expected to continue. With excellent coastal recreation facilities, short-term and holiday home accommodation demands will also continue, in keeping with the town's resort role. The development of Torquay/Jan Jue should embrace both these roles and the development of either role at the expense of the other is to be avoided. The "suburbanisation" of Torquay, for examp·le, would result in the physical attraction of the town being lost to holiday visitors. - 9 -

3. EXISTING DEVELOPMENT 3.1 Residential Land 3.2 Rural Residential ·oe~el6pment 3~3 ·Commercial Facilities 3.4 Community Facilities 3.5 Recreation Activities - 10 -

3. EXISTING DEVELOPMENT

3.1 Residential Land The established residential area of Torquay is separated from Jan Jue by the Torquay Golf Links and Spring Creek. Development at Torquay is generally contained within the undulating to flat strip between the Torquay-Geelong Road and the sheltered beaches to the east in the South Barwon municipality. The newer area of Jan Jue in the Barrabool Shire, is situated on rolling topography overlooking the ocean to the south of the Ocean Road. The development status and capacity of land within subdivided residential areas and unsubdivided (though committed) urban areas is as follows DEVELOPMENT STATUS AND CAPACITY OF RESIDENTIAL LAND - SEPTEMBER, 1979 Number of Vacant Committed Total Dwellings Lots Urban Residential CaQacitJ'. CaQacit.}'. South Barwon 1,366 240 100 ha 2,306 Barrabool 686 760 50 ha 1,796

TOTAL 2,052 1,000 105 ha* 4,102 Source Records of the Muncipalities of South Barwon and Barrabool Allowing 30% for Public Open Space and Roads. Figure 3 There is a capacity for some 4,100 dwellings, or double the present number, within existing committed urban areas. The areas of Wombah Park to the north of established Torquay, the undeveloped land within subdivided Jan Jue and the unsubdivided but committed areas generally to the west of Jan Jue, account for this capacity. The 110 hectare Wombah Park development is currently progranmed for a five stage release over the next 10 years. Only a few houses have been built on the first stage subdivision. No staging is proposed ·for the vacant Jan Jue urban areas and the Shire of B.arrabool has indicated that subdivision approval will be given on the submission of satisfactory plans of subdivision. 0 ~ 0 0::

WAT~ll

GROSSMAN$ _,- " ·- .... ------~ ~

Point

MAIN ROADS DISTRIBUTOR ROADS

a;.g EXISTING URBAN AREAS ~ _ 2£N,!.S -- ..fO.AJ' __ ...... , I ~ ········ COMMITTED URBAN AREAS I I VZ/J MAIN RURAL RESIDENTIAL SUBDIVISIONS

. i-;i;; .:--~.::i OPEN SPACE ~··;·"".. ~

SHOPPING CENTRE •• PRIMARY SCHOOL EXISTING DEVELOPMENT SCALE - 50,000 METRES 1000 +-

MAP - 12 -

3.2 Rural Residential Development Within the Torquay hinterland, encompassing an area extending from farmlet development north of Torquay to the western environs of Bellbrae and south to Pt. Addis, large-scale fragmentation of rural lands has occurred. Small holdings in the area are generally within the 0.2 - 6.0 ha. range and are substantially developed. This is no doubt a reflection of the area's desirability for "rural residential 11 activities, given its proximity to coast and recreation areas and its pleasant undulating land scape of open lands i nterdi spersed with gullies and native timber. Major concentrations of small-acre development occur at Torquay Heights, north of Torquay, around Bellbrae, on the western edge of Jan Jue and east of the Great Ocean Road behind Bells Beach. A concentration of larger tree-covered 10-20 ha. allotments is situated 4 km. west of Bellbrae. A total of 154 houses have been built on the 309 existing small-acre blocks in the Torquay hinterland .. Unsubdivided areas within existing Rural (Residential) zones (allocated for 1.5 - 2.0 ha. development) west of Jan Jue and east of the Ocean Road can accommodate a further 70 blocks. The spread of small-acre allotments, whilst giving opportunity for wide choice, is not generally linked to the availability of service infrastructures or community facilities and few allotments have reticulated water. Generally, the more remote small-acre subdivisions have low development rates, whilst subdivisions within reasonable proximity of urban facilities such as the Torquay Heights Estate (to the north of urban Torquay) and subdivisions adjoining Jan Jue, have developed quite rapidly over the last decade.

3.3 Commercial Facilities The main shopping centre for the area is centred on the intersection of Gilbert and Pearl Streets in the established residential core of Torquay. There are 24 shops in this area highly biased toward food lines. Car parking is mainly on-street with a sealed parking area for 62 cars to the west of the centre. There is no major supermarket, variety store or discount store in the centre and thus weekly or fortnightly household needs are not fully catered for. A number of resort-related take-away food bars and restaurants are located on Bell Street and the Esplanade close to the main beaches and caravan park. With an increasing permanent population a range of personal facilities (banks, hairdressers, etc.), have also developed in these areas. The developement .of these separate outlets may be detrimental to the viability of the compact Gilbert Street Centre. * As at January, 1979. ;_ 13 - Provision has been made within the Jan Jue subdivision for a neighbourhood shopping centre, but there are currently only two milk bar/general stores and one restaurant. With population expansion in this area additional facilities will be required. Other retail and service developments are scattered along the Torquay/Geelong Road. Several take-away food bars and surf-board manufacturing and. sales outlets serve both the passing and neighbourhood trade.

3.4 Community Facilities There is currently one primary school located in the older residential area of Torquay. Provision has been made for an additional school in Jan Jue and this site will be developed when population warrants. Approximately 200 children of post-primary school age in Torquay/Jan Jue travel to high and technical schools in Geelong. The provision of a secondary school would require double the present population of the town. There is a government funded community health centre in Torquay with one medical practioner, several nurses, a physiotherapist and a chiropodist in attendance, plus numerous visiting medical and para­ medical specialists. The centre serves a wide rural area as well as Torquay/Jan Jue and during the holiday season is particularly taxed. The nearest public hospital is in Geelong. Other established facilities in Torquay include an infant welfare centre, pre-school centre and elderly citizens club. Recreational facilities and a multi-purpose building primarily for infants and pre-sc.hool children are proposed for Jan Jue, on land adjacent to the proposed primary school site. Provision of welfare and community facilities is generally minimal as is to be expected with a small permanent population and the scattered nature of development presents access problems. A community bus does, however, operate within the residential area, providing service from homes to the senior citizens' and pre-school centres and occasionally for shopping trips. Jan Jue is particularly disadvantaged at present, being a newer, developing area which has traditionally been perceived as a low-cost holiday-home district. Unless pre-planning occurs, Wombah Park residents will have similar problems, although this area is closer to central Torquay and established facilities. - 14 -

3.5 Recreation Activities The beach and associated open space - areas form the focus of recreational activity in the town. It is a major attraction for visitors and an important feature -of the living environment for permanent residents. Planning should therefore ensure that the capacity of the beach and en vi rans to support active and passive recreation.is maintained. Torquay/Jan Jue has the highest beach patronage in the Geelong Region during the summer period.

BEACH PATRONAGE FOR COASTAL TOWNS

ANGLESEA

TORQUAY/ JAN JUC BARWON HEADS / OCEAN GROVE

POINT LONSDALE

QUEENSCLIFF

ST. LEONARDS / INDENTED HEADS

PORT ARLINGTON

0 1000 2000 3000 4000 5000 NUMBER OF PERSONS Sources "Planning Workshop" Estimate "Park Howell" Estimate Figure 4

The area has excellent surf beaches and a safe "front" beach to the north of Point Danger and thus has wide appeal to families with young children and those interested in surfing; Between Jan Jue and Bells Beach the surf is of international fame and the area will continue to at'tract the surfing fraternity. Bells Beach was host to the World Surfing Titles in 1973 and each Easter attracts up to 15,000 enthusiasts for the Bells Easter Open Surf Carnival. - 15 - The Torquay/Jan Jue area is popular for day trippers and large car parking areas have been provided close to beach foreshores. Temporary accommodation though, apart from holiday house rental, is lacking and the total of 1,260 camping/caravan sites is less than half that available at Barwon Heads/Ocean Grove. Hotel/motel and guesthouse accommodation amounts to less than 50 rooms. A number of recreation facilities cater for a diversity of sports and other pursuits predominately for the permanent population. These include footbal 1 and cricket : the major sportsground, home of the 11 11 Torquay Football Club (the Tigers ) and the Cricket Club, is situated on Spring Creek just north of The Great Ocean Road. A smaller ground is situated on the foreshore reserve to the east. boating facilities : there is a launching ramp north of the main front beach. The Torquay Yacht Club also operates from this area. golf : The 18 hole Torquay golf course is a major recreation attraction. tennis : There are 8 all-weather courts in Torquay/Jan Jue - on Deep Creek ( 2), south of the Torquay primary school ( 4) and on the Jan Jue Creek (2). Provision for a further 8 courts is being made adjacent to the Torquay sportsground. bowling : the Torquay Bowling Club has extensive facilities west of Fishermans Pier. squash : 3 courts are available for hire grass skiing : facilities for this new sport have been developed west of Duffields Road on the slopes of Spring Creek. -.16 -

4 . FUTURE GROWTH 4.1 Urban Population and Dwellings 4.2 Rural Residential Growth 4.3 Recreation and Resort Functions 4.4 Commercial and Industrial Uses - 17 -

4 • FUTURE GROWTH

4.1 Urban Population and Dwellings The following table shows Torquay/Jan Juc's population growth over the last 25 or so years.

POPULATION AND DWELLINGS 1954 - 79 Popu 1at ion Owe ll i ngs

1954 1, 117 1961 1,438 1966 1,477 1971 1,937 1337 1976 2,614* 1778 1979 3,150 2052 * Estimate as at September 1979 Source A.B.S. Figure 5

Growth rates over the last 25 years have been high and have averaged just over 4% compared to the Region a 1 figure of 2. 7% over this period. There was a noticeable drop in population growth between 1961 and 1966. It appears that during this period Torquay/Jan Juc's role as a coastal resort usurped its role as a place of permanent residence. Thus, whilst permanent population growth rates declined, . holdiay populations (and unoccupied dwelling rates) may well have remained buoyant. After 1966, the permanent popu 1at ion increased signficantly and since 1971 has been growing at a rate of about 6% per annum, and, added to the· fact that occupied ~wellings are increasing as a proportion of total dwellings, would indicate that Torquay/Jan Juc's role as a dormitory town is gaining ground over its holiday/recreation role. Two methods have been used to estimate Torquay's future population the first involves relating Torquay's population trends to those of the Region and calculating the likely future population as a proportion of anticipated regional growth; and the "straight· trend" projection, which involves extending Torquay's past growth rate trend (line) to the desired future year. - 18 -

Torquay' s projected populations for the year 2,000, using the two methods, and trends over the past 25 years are as follows : METHOD I. Between 1954 and 1979 Torquay absorbed 2.42% of the Region's population growth. If Torquay continued to absorb the Region's growth at this rate its population by the year 2,000 would be 5,230. METHOD II. Torquay• s average annual growth rate between 1954-79 was 4.15%. If this trend continues to the year 2,000 then the population would be 7,130. A population somewhere between these estimates could be expected by the year 2;000. For the purpose of assessing land capacities and requirements at this stage a year 2,000 population of 6,200 would appear a reasonable figure to adopt. Recent building trends in Torquay/Jan Jue, however, indicate that growth is slowing after a boom period. The number of dwelling permits issued declined from 97 in 1976/77 to 52 in 1978/79. At the 1976 occupied/unoccupied dwelling ratio, existing subdivided and zoned urban lands would just accommodate the middle estimate of 6,200 people i.e. double the present population of the town. If the ratio increases as expected in coming years, fewer dwellings would be required to house this population.

4.2 Rural Residential Growth Whilst development rates on the stock of small-acre allotments in the Torquay/Jan Jue hinterland have been consistent over the past decade (averaging 12 houses per annum) the demand for lots has dropped recently ·with declining economic activity in other sectors. The prices paid for blocks, typically in the $23 - $30,000 range for two and four hectare blocks in the study area, has not increased significantly over the last two or so years. On 1970-79 development rates, there is substantial capacity (about 20 years supply) for development - given the potential stock of allotments under current zonings. The areas of high demand however, i.e. adjoining Jan Jue and at Torquay Heights, have only a few years supply remaining. On past development rates a release of 60·blocks every five years would be adequate to satisfy rural residential demands in the study area. - 19 -

· 4.3 Recreation and Resort Functions It is expected that increasing recreational demands will be ~ade on the coastal areas of the Geelong Region related to increased leisure time improved road linkages to the Region from major population areas, in particular via the Westgate Bridge continued population growth in both the Geelong Region and the Melbourne Western Region (Keilor, Sunshine). The extent to which these demands wi 11 affect Torquay/Jan Jue is difficult to predict especially when 'outside' influences such as rising fuel costs are considered. A study is presently being undertaken to model recreation needs in relation to future patterns of urban development and assess 11 11 costs • The study will recommend management plans to cater for expected patterns of recreational demand. As previously described, Torquay/Jan Jue is the most. popular beach resort in the Region. In particular, the international standard of surf at Jan Jue and Bells Beach gives the area a unique attribute. A major threat to its continued popularity is the possible degradation of the features that attract visitors to the area. A positive foreshore management program must be developed, which caters for demand resulting from both the increasing attraction of Torquay as a permanent residential area and as a beach resort. 4.4 Commercial and Industrial Uses Additional shopping facilities to the order of 5,000 sq.m. are estimated to be required by the year 2000 to serve anticipated population growth in Torquay/Jan Jue. Facilities should include a major supermarket and/or discount store but not a department store~ Additional neighbourhood facilities will also be required at Jan Jue.

There is no cur~ent demand for large-scale industrial developments in any of the coastal towns in the Geelong Region. There is a need, however, to provide suitable sites for trade and service uses which. serve local needs - electrical contractors, plumbers, boat and caravan sales and services etc. The surfboard and wet-suit industry and associated retail sales is highly developed, with Torquay/Jan Jue being very much the centre of surfing activity in Victoria. Market indications appear good for the industry at present and one local manufacturer has an expanding export market for surfing and related products. New and expanding service industrial uses are not likely to require more than four hectares of land over tbe next 15 - 20 years. - 20 -

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5. CONSTRAINTS AND OPPORTUNITIES 5.1 Water Supply 5.2 Sewerage .. ·- 5.3 · Landscape Opportunities and Constraints· · 5.4 Growth Constraints - 21 -

5. CONSTRAINTS AND OPPORTUNITIES

5.1 Water Supply Some 2,000 connections are provided by two main water supply systems - the Torquay low level system and the Jan Jue high level system. The Torquay Basins in Grossmans Road serve about 1, 500 houses in Torquay and 200 households at Jan Jue. The State Rivers and Water Supply Commission has recently completed mains augmentation works which will alleviate low pressure problems experienced in the vicinity of Darien Road, and provide gravity supply to an estimated 2,700 services below the gravity supply limit of 30 m. A pump station on land adjacent to the Ocean Road supplies approximately 300 services in the higher areas of Jan Jue. The system is fully committed and the storage tank is drawn to low levels during peak summer usuage. State Rivers has indicated that the future provision of 5,350 services, based on present development commitments with some overlap, will be provided by the following augmentation works At Jan Jue the highest elevation that can be satisfactorily supplied by the existing pump station and tank is approximately R.L. 50 m. It is proposed to enlarge the capacity of the existing pump station to provide for a peak demand of approximately 1,400 services in the near future. The Torquay High Level System will comprise a pump station and stand pipe in Grossmans Road. This system has been designed to provide an estimated 1,250 services to the higher area of Torquay Township, to existing rural services in the vicinity of Torquay Basins, to parts of the proposed Wombah Park Estate, and to the Torquay Heights Estate (which cannot be economically serviced at the present time). This would economically supply areas to approximately R.L. 55m. Subject to the availability of funds, development of this system should coincide with the subdivisional development of the Wombah Park Estate.

5.2 Sewerage Current proposals for the Torquay Sewerage Scheme have been designed to provide for a total of 5,500 residential allotments in Torquay/Jan Jue. This includes provision for expansion of Jan Jue in accordance with adopted Outline Development Plans, the development of 1,100 allotments within the Wombah Park Estate, . and the service of an additional 1,200 allotments west of the Torquay/Geelong Road. 0 <( 0 0 a:: <( 0 a:

GROSS MANS

- Point

SERVICE BASINS

BONES A ELEVATIONS SERVED BY 11111111111* TORQUAY SCHEME

ELEVATIONS SERVED BY JAN JUC SCHEME -- DRAINAGE (SEWERAGE) CATCHMENTS

. '

UTILITIES SCALE - I : 50,000

METRES 1000 0

MAP 2 - 23 -

5.3 Landscape Opportunities and Constraints The coastal/rolling hinterland landscape of Torquay/Jan Jue is extremely attractive when combined with stands of native vegetation. Whilst the messmate/stringybark woodland characteristic of generally dry coastal hinterlands along the southern coast has largely been cleared for grazing purposes, significant native stands exist along watercourses or comprise isolated shelter clumps and windbreaks on ridges. Closer to the coast native and introduced vegetation is affected by on-shore salt-laden winds. Parts of the undeveloped foreshore support the sensitive "ground hugging" tea-tree and grasses which are essential to the stabilisation of the dunal/sea interface. Particular opportunities and constraints within the landscape context ar~ to be seen in the following areas The gullies of Deep Creek, Spring Creek and Jan Jue Creek. With associated vegetation these gullies are important elements of the landscape and can be utilised as linear open space systems. · North and Northeast of Deep Creek. The land north of Deep Creek i·s exposed and devoid of vegetation. To the northeast the sensitive dune system is subject to erosion pressures due to generally unrestricted access to the coast. The foreshore between Spring Creek and Deep Creek has been substantially altered to provide car parks, access and landscaped lawns. This part of the coastline is used intensively for recreation purposes and summer holiday crowds pack the front beach and main surf beach to the north and south of Pt. Danger. · · The Torquay Golf Course between Torquay and Jan Jue. The golf course breaks up the spread of urban development, is visually appealing and provides a source of recreation for a large number of permanent residents and holiday makers. There is some concern however, that the course limits public access to the beach and foreshore reserve (a single track provides access from. Jan Jue to the Jan Jue Surf Life Saving Club and car park), and, that the area could be more widely utilised for recreation by the general public. South of the Jan Jue Creek and including the Bells Beach area, 30 to 40 m. cliffs dominate the coastline. Illegal access and uncontrolled trampling is damaging the stablising natural vegetation and causing dunal and clifftop erosion. Native vegetation stands on both sides of Bells Road west of Jan Jue. This area is the only significant remnant of native vegetation in the study area. The ridges of Jan Jue ·and to the west and north of Torquay. The ridges are the dominant landscape element in the study area and •are clearly seen from hinterland and fofeshore areas. Point

ROADS

EXISTING URBAN AREAS

EXTENSIVE TREE COVER

FLAT, POORLY DRAINED LAND

rm STEEP LAND <<< RIDGES LANDSCAPE ELEMENTS SCALE - I 50,000

METRES 1000

. ·,...., - 25 -

5.4 Growth Constraints In the long-term, Torquay/Jan Jue has urban growth constraints in all directions Northeast The poorly drained swale behind coastal dunes is inappropriate for developmental use. Sewerage costs are prohibitive and development would have an adverse effect on the dunal foreshore and wetlands of the Bream Creek system. North Rising elevations over-reach gravity water supply limits and the gentle escarpment rising .to the north of Torquay separates the urban area from the rural lands between Torquay and Mt. Duneed. Northwest : Existing small-acre subdivision above gravity water supply 1imits to some extent inhibits further urban growth in this sector. West Substantial urban growth can be accommodated in the sector to the west of the Torquay/Geelong Road. Forseeable development would generally conform to current water supply limits and avoid the steeper land in the upper reaches of Spring Creek to the west of Duffields Road and beyond. South ·The coastal ridge extending south from Jan Jue is visually dominant when viewed from tourist roads and the Jan Jue area. The ridge is wind and salt exposed and its development is to be avoided. Southwest : Small-acre subdivision and water supply limits constrain development to the west of Jan Jue. Provision for small-acre subdivision will allow for the gradual merging of residential densities whilst encouraging the retention of native vegetation. The ridge adjoining the Great Ocean Road forms the boundary of the Jan Jue "bowl". Future growth projections indicate that for the next 20 to 30 years and beyond there is ample land available for urban development within the constrain ts out 1ined above. More immediate development needs (say, over the next 10 years) will continue to take up the existing stock of zoned and committed 1ands at Jan Jue and "Womb ah Park". The forgoing analysis of growth constraints also points the way for the accommodation of rural residential uses. Water supply and other basic services are a requirement for all rural residential subdivisions and the previous analysis of small-acre development in the study area indicated that this type of subdivision should complement, rather than be distinct from, urban development.

. . '·~. Cl <{ 0 a:::

WATER SUPPLY /SEWERAGE L.IMITS ' ( C::URRENTL.Y ENVISAGED I '- l'-~...------..\ I \ I

VISUAL.L.Y RIDGE Point

PRE RESI

BONES EXPOSED

--- URBAN GROWTH LIMITS

EXISTING URBAN AREAS

SCALE - I 50,000

METRES 1000

MAP 4 - 27 -

· ..

6. STRATEGY 0 .1 Objectives 6.2 Developable Land 6.3 Landscape Policy 6.4 Residential Neighbourhoods 6.5 Commercial and Service Business Development ...... ' 6.6 Resort Development 6.7 Roads '. "' 6.8 Rural Residential Development 6.9 Strategy 6.10 Implementation ~ 28 -

6. STRATEGY 6.1 Objectives The main objectives of the Torquay/Jan Jue development strategy are summarised as follows . ' to accommodate demands for permanent and ho 1 iday accommodation; to upgrade commercial and social facilities in keeping with the needs of an increasing permanent and holiday population; to protect the attractiveness of the coastal landscape and foreshore; to encourage major resort development in suitable locations; to prevent the unnecessary spread of development so as to ensure the economic and efficient provision of public utilities; to arrange for the upgrading and expansion of the existing commercial centre to make it not only a viable community centre but also, during the _tourist season, a vital, exciting resort environment; to ensure that residential growth conforms to a pattern of integrated but individually identifiable communities each with its own recreation, shopping and school facilities.

6.2 Developable Land Growth constraints define a potential development area of some 800 ha. This area, even at high growth rates, is adequate for the next 20 to 30 years. Should the eventual development of Torquay/Jan Jue warrant, further expansion can be accommodated in the northwestern sector, complementing the development of Wombah Park on the eastern side of the Torquay Road. Such expansion would require major investment in ut i 1ity services and shou 1 d not be con temp 1 ated until the designated area is developed (in effect a tripling of the existing number of dwellings in Torquay/Jan Jue). To preserve this long-term option; further small-acre subdivision to the northwest should not occur.

6.3 Landscape Policy Future development at Torquay/Jan Jue should blend with the natural form of topography and significant native vegetation should be protected. - 29 -

The utilisation of the Deep Creek, Spring Creek and Jan Jue Creek gullies for a linear open space system will connect the developed hinterland areas with foreshore reserves. The development of pedestrian walkways and perhaps bikeways, would provide a recreation resource and, as well as facilitating access to the coast would provide an alternative means of access to central facilities - schools, shops and community facilities. Natural vegetation al'ong the creeks should therefore be preserved and creeks should be protected from weed infestation and pollution. An important landscape principle in coastal areas is the protection of the dominant ridgelines from urban development thus maintaining viewscapes to and from foreshore areas. The Jan Jue Structure Plan, for example, facilitates the development of the Jan Jue valley creating a 11 bowl 11 of development focussing on an open-space spine along the valley floor. Ridges and vegetation stands form the urban boundaries. The maintainance of dominant ridgelines in Jan Jue and to the west and north of Torquay. is reinforced by utility service constraints. Foreshore reserves and adjacent areas, as the focus of recreat i ona 1 and developmental demands, are a central com~onent of landscape design policy. Access to sensitive areas must be limited and the preparation of detailed landscape and management plans for foreshore areas, with particular emphasis on points of access and car parking, is recommended. Particular policies are recommended in the following areas of concern: Access should be limited to the dunal system northeast of Deep Creek. The closure of the coastal track and the provision of an inland alignment west of the dunes with spur roads to strategic locations on the coast, would help stabilise the area. The encouragement of major treeplanting in conjunction with the development of the Wombah Park Estate would greatly enhance this visually exposed area. The significant stands of remnant vegetation about Bells Road to the west of Jan Jue should be precluded from urban uses. The steep dunal/clifftop coast between Jan Jue and Bells Beach requires specific attention to prevent illegal access, trampl_ing and consequent degradation.

6.4 Residential Neighbourhoods Four fairly distinct residential neighbourhoods are emerging in Torquay/Jan Jue. These comprise 1 old 1 Torquay, Jan Jue, and the little developed areas of Wombah Park and to the west of the Torquay Road. These neighbourhoods are separated by natural features and major roads. 0 f <( ~ 0 0 ~ a:: <( ;j 0 $ a:: ;J ~

(!) ~ 0 4J 4J (!)

cHANNEI-

111111111111111111 NEIGHBOURHOODS BONES ROA EXISTING NEIGHBOURHOOD CENTRES •0 PROPOSED NEIGHBOURHOOD CENTRES PROPOSED AND EXISTING • PRIMARY SCHOOLS

NEIGHBOURHOODS SCALE - I: 50,000

METRES 1000 0

MAP 5 - 31 -

The strategy proposes that these physically defined neighbourhoods be reinforced by the location of community infrastructures and the provision of public open space so that each area has some 11 imageability11 and identity, though facilities in established Torquay would remain the focus of activity. Some social identity is being established in Jan Ju·c with the gradual development of its shopping centre. The development of each neighbourhood would provide for between 1,200 and 2,000 houses. Each neighbourhood could support a primary school and local shopping centre if a high percentage of dwellings were p~rmanently occupied. Only two primary schools, however, are necessary to meet requirements in the foreseeable future, despite increasing permanent occupancy. It is expected that the areas of Jan Jue and Wombah Park and the land to the west of the Torquay Road will continue to develop substantially on a detached housing basis. The pattern of development in Jan Jue is well established and development is proceeding on tne basis of Outline Development Plans. Jan Jue will continue to provide for a high proportion of the holiday home market because of its physical aspect and ocean views. Wombah Park is undergoing its first development phase (125 lots). Subsequent 1and re leases shou 1 d only occur on the dev_e 1opment. of 25% of lots. The Weymouth Estate to the west of the Torquay Road is substantially developed and the further release of land in this area will comprise a third residential development front and provide a very diverse range of allotments in terms of physcial aspect, proximity to facilities and services ·and. price. In established Torquay rental accommodation should be encouraged and medium/high density development promoted close to central commercial facilities and the main front beach. Such a policy will promote tourist development and reinforce this area as the hub of activity in Torquay/Jan Jue. The reinforcement of physically defined residential neighbourhoods surrounding the central Torquay area, each with its own community facilities and local shops, will in the long-term assist in the retention of the small-scale though lively character of the town.

6.5 Commercial and Service Business Development The location of future commercial development should reinforce the existing centre at Torquay •.. The encouragement of a central hub of commercial activity close to the beach is seen as a necessary elem~nt of a popular beach resort. The redevelopment and expansion of the exfsting centre will provide for the bulk of the estimated 5,000 sq.m. of commercial floorspace required to meet permanent and visitor population needs over the next .20 to 30 years. ·

.... ·------32 -

11 The expanded and redeveloped centre should be 11 pedestrianised by the re-routing of traffic and the provision of additional car parking on This will facilitate pedestrian movement precinct boundaries. 11 11 between the beach and commercial facilities and give the hub wide local and visitor appeal. Proposals are currently being finalised for the provision of a 4 ha. site for essentially service business uses to the west of the Torquay Road and adjacent to the Bernell Caravan Park. Provision for such uses is necessary as surf-board and accessory manufacturing and sales are located generally on the east side of the Torquay Road adjoining residential uses where there is little room for expansion or car parking. The surf-board industry fulfills an important employment and tourist role in Torquay and the area to the west of the road should be promoted over time as Victoria's surf centre. The location of other semi-industrial uses machine repairs, buildirig contractors, light assembly etc. in this a~ea will provide a local employment hub. Provision for local and highway trade shopping and community facilities should also be made in this area. However, such prov1s1on must not jeopardise the social and financial investment at the Gilbert Street centre. With the eventual development of local facilities as suggested in the Wombah Park Outline Plan, the neighbourhood shopping network will be complete .

.6.6 Resort Development Resort development should reinforce Torquay/Jan Juc's dual role. Public accommodation facilities such as motels, guest houses, holiday cabins and caravan and camping uses, should be encouraged close to the main beaches, though conflict with established residential uses is to be avoided. The adequate provision of car parking for such uses, for example, without undue interference with residential streets is important. The main front beach at Torquay is a currrent problem area during peak summer periods. of The development of comprehensi~e resort centres with a range accommodation and recreation facilities should be promoted. The Structure Plan provides for resort facilities north of Deep Creek, and land adjacent to Spring Creek, with access along the open space corridor to surf beaches, may prove suitable for resort uses in the long-term. With expected increases in visitor levels, intensively used foreshore areas should be developed for maximum utilisation without environmental degradation. The preparation of detailed management and landscape plans for foreshore areas with due consideration to access and car parking aspects, is seen as es sent i a1. The surf beaches of national significance in the Bells Beach area require particular attention if long-term popularity and physical stability are to be ensured. - 33 -

6. 7 Roads The Torquay-Great Ocean Road currently carries an average of 4,000 vehicles per day with a seasonal upwards peak of 13,000 vehicles per ·day. The Country Roads Board proposes to widen this road and form a dual carriageway in the next 10 years. The Country Roads Board is currently constructing an arterial road between Torquay and Barwon Heads. Sections between Barwon Heads and Black Rock have been constructed and negotiations to acquire 1 and between Breaml ea and B1 ack Rock have commenced. The a 1i gnment from Breamlea to Torquay is yet to be finalised but an upgraded Blackgate Road or, in the long-term, South Beach Road, will be used to complete the link. An eventual connection to Grossmans road would assist inter-coastal access between the Bellarine Peninsula and southwestern coastal towns and provide a by-pass for Torquay/Jan Jue. This proposal would require a major allocation of funds and negotiation with a number of land owners and could only be envisaged in the long­ term. The arrangement of neighbourhoods and central neighbourhood facilities can best be served by an approximate road 11 grid 11 allowing ease of movement within Torquay/Jan Jue and connecting with existing and possible arterial roads. The grid system based generally on existing roads, should guide the design of smaller roads, foreseeable subidivision and adjoining land uses. 6.8 Rural Residential Development The location with the best potential for the prov1s1on of rural residential uses in the short to medium term is the area to the west of Duffields Road where water can be more easily provided and where a site responsive development in the undulating landscape need not be visually prominent. Small-acre uses here would compliment the gradual development of the third residential front to the west of the Torquay Road. In comparison, areas to the north of Torquay or west of Jan Jue, are less easily serviced or relatively open and exposed. Special consideration should be given to the sensitive development of the area between public foreshore land along the Bells Beach coastline and small-acre development some distance to the west. It ~vould be desirable to extend public land behind the beach to incorporate remaining native vegetation in the vicinity and reduce recreational pressures on the clifftop/dunal face, whilst providing for semi-rural or recreational development in the hinterland. Conventional rural residential subdivision would not be appropriate in this area and views to and from the foreshore should be maintained and flora and fauna habitats protected. Any development in this area is subject to significant water supply constraints. ~ f ~ /f ~ ,~ ,£ ...... ,£I J

Point

EXISTING MAIN ROADS

BONES ••• PROPOSED MAIN ROAD LINKS DISTRIBUTOR ROADS ·--· PROPOSED DISTRIBUTOR~ LINKS

SCALE - I : 50,000

METRES 1000

MAP 6 - 35 -

6.9 Strategy The strategy proposed combines the various elements that will make up Torquay/Jan Jue in the forseeable future, i.e. . I land requirementspfor development; the.arrangment of neighbourhoods; the location of commercial, community and employment facilities; opportunities for the provision of open space; resort development possibilities; . an economic and flexible road system.

6.10 Implementation This Structure Plan represents the policy of the Geelong Regional Commission and other authorities involved in the planning and development of the Torquay/Jan Jue area. The Geelong Regional Interim Development Order and the Planning Scheme when gazetted, will be administered in accordance with the principles of the Structure Pl an. Residential zones, for example, would be extended on the basis of areas designated and timing described by the Structure Plan. Outline Development Plans will be prepared for areas requiring more detailed planning the third residential development front to the west of the Torquay/Geelong Road, 1 the expansion of the commercial centre at Gilbert Street, accommodation for more intensive residential and other uses close to central commercial facilities and the front beach, foreshore areas. The Structure Plan, however, should not be seen as an inflexible document. A major recreational development could be proposed, for example, in a suitable foreshore or hinterland location which cannot· be accommodated within the Structure Plan. The plan should then be altered after discussions with relevant authorities and interested locals. Opportunities and constraints change over time and the Structure Plan must be viewed within this context. I I I

{' LONG TERM MAIN ROAD LINKS EXISTING AND PROPOSED MAIN ROADS . \ !'..:---"-----t~.. PRIMARY SCHOOL ' CJ PROPOSED PRIMARY . SCHOOL f) EXISTING AND PROPOSED NEGHBOURHOOD - CENTRES URBAN AREA BONES ROA IJ~{~?f?.~~1 1111111111111111111 PROPOSED URBAN AREA I I LONG TERM URBAN lmJ@ LOW DENSITY RESIDENTIAL 17771 RURAL RESIDENTIAL tifj'/!'31 OPEN SPACE /--· * POSSIBLE RESORT DEVELOPMENT STRATEGY SCALE - : 50,000

I I METRES 1000 0 t =

MAP 7 - 37 -

Information Sources .. Australian Bureau of Statistics Geelong Regional Commission, Field Survey March 1978. Barrabool and South Barwon municipal records, September 1979. Planning Workshop (1975) and Park-Howell (1976), Comparison of Beach Usage estimates, John Paterson Urban Systems, Beelong Recreation Study, Phase 1, June 1977 - including : A.B.S. Geelong Region Population Count, 2nd July, 1975, Growth Centre Planning Group, Survey of Estate Agents in the Area, 1975, R.A.C.V. Accommodation Guide, Victour "Victorian Country Motels", 1976, Victour "The Victour Caravanning Guide", 1976, Plant Location International () Pty. Ltd., Geelong Region Retail Strategy, 1977 Walter L. Carr & Sons and Plant Location International Pty. Ltd., Study of Demand for Light Industrial Accommodation in Gee long Country Roads Board, Traffic Volume Surveys, January-December 1975 Jan Jue Structure Plan, G.R;P.A., 1978

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