Surf Coast Distinctive Area and Landscape Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls

Home , Surf Coast Shire

November 2020 Photo credit

All photos supplied by Claire Scott Planning

Acknowledgment We acknowledge and respect the Traditional Owners of the Wadawurrung land and waters, their unique ability to care for Country and deep spiritual connection to it. We honour Elders past and present whose knowledge and wisdom has ensured the continuation of culture and traditional practices. We are committed to genuinely partner and meaningfully engage with Traditional Owners to support the protection of their Country, the maintenance of spiritual and cultural practices and their broader aspirations in the 21st century and beyond.

This work is licensed under a Creative Commons Attribution 4.0 International licence. You are free to re-use the work under that licence, on the condition that you credit the State of Victoria as author. The licence does not apply to any images, photographs or branding, including the Victorian Coat of Arms, the Victorian Government logo and the Department of Environment, Land, Water and Planning (DELWP) logo. To view a copy of this licence, visit creativecommons.org/licenses/by/4.0/ ISBN 978-1-76105-316-0 (Print) ISBN 978-1-76105-317-7 (pdf/online/MS word) Disclaimer This publication may be of assistance to you but the State of Victoria and its employees do not guarantee that the publication is without flaw of any kind or is wholly appropriate for your particular purposes and therefore disclaims all liability for any error, loss or other consequence which may arise from you relying on any information in this publication. Accessibility If you would like to receive this publication in an alternative format, please telephone the DELWP Customer Service Centre on 136186, email customer.service@ delwp.vic.gov.au, or via the National Relay Service on 133 677 www.relayservice.com. au. This document is also available on the internet at www.delwp.vic.gov.au. Department of Environment, Land, Water and Planning

The Surf Coast declared area is among Victoria’s most-preferred places to live, work, visit and play. Consequently, its unique values and distinctive attributes — its Aboriginal cultural and historic heritage, biodiversity, superb landscapes, natural resources, productive land, strategic infrastructure and built form — need protection against overuse, overdevelopment and climate change impacts.

The effects of these pressures on Torquay–Jan Juc in the past decade have fuelled community concerns about the need to protect and conserve our coastal environments, hinterland areas, township characters, local services and infrastructure.

The Minister for Planning has prepared the Draft Surf Coast Statement of Planning Policy and this Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls to propose for consultation a framework to guide future use and development of land within the declared area to ensure appropriate protection and conservation of its distinctive attributes.

Both documents have been prepared by the Department of Environment, Land, Water and Planning in collaboration with the Traditional Owners the Wadawurrung, the Surf Coast Shire Council, the Greater Geelong City Council and other relevant government agencies and authorities.

We invite written submissions from the general public, community groups, responsible public entities, industry representatives and other interested parties about the Draft Surf Coast Statement of Planning Policy and the Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls. Submissions must be lodged before 4.00 pm Friday 22 January 2021. Further details about how to lodge a submission are found under ‘Have your say’ section.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 3 Department of Environment, Land, Water and Planning

Torquay–Jan Juc Coast and Contents Breamlea Saltmarshes 18 About the Torquay–Jan Juc Coast and Breamlea Saltmarshes 18 Introduction 5 Why are changes needed? 20 About this report 5 View corridors and viewsheds 20 Significant landscapes in the declared area 6 Native vegetation 20 About the Draft Surf Coast Outcomes 20 Statement of Planning Policy 6 What is proposed? 20 Have your say 7 Great Ocean Road and Coastal Environs: Managing significant landscapes through Bells Beach to Point Addis 23 planning schemes 8 About Great Ocean Road and Coastal Environs: About planning schemes 8 Bells Beach to Point Addis 23 Overlays 8 Why are changes needed? 25 Vegetation Protection Overlays 11 View corridors and viewsheds 25 Local policy 11 Native vegetation 25 Managing bushfire risks 11 Outcomes 25 What is proposed? 25 Surf Coast Western Hinterland 12 About the Surf Coast Western Hinterland 12 Glossary 29 Why are changes needed? 14 View corridors and viewsheds 14 Appendix A: Managing bushfire risk 31 Agricultural land 14 Native vegetation 14 Outcomes 14 What is proposed? 14

4 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Introduction

About this report

This report sets out proposed landscape planning controls for the Surf Coast declared area —three new Significant Landscape Overlays (SLOs) in the Surf Coast and Greater Geelong planning schemes – for public consultation. These planning controls are proposed to provide greater protection for the state- and nationally significant landscapes in the Surf Coast declared area, in line with the Draft Surf Coast Statement of Planning Policy.

Significant Landscape Overlays (SLOs) are proposed for the following areas surrounding Torquay–Jan Juc:

• Surf Coast Western Hinterland (SLO8) applying to the state- significant landscape extending inland to the west and south-west of Torquay–Jan Juc: this SLO is proposed for inclusion in the Surf Coast Planning Scheme

• Torquay–Jan Juc Coast and Breamlea Saltmarshes (SLO9) applying to the state-significant landscape along the Bass Strait coast and extending north-east from Torquay–Jan Juc: this SLO is proposed for inclusion in the Surf Coast Planning Scheme and Greater Geelong Planning Scheme

• Great Ocean Road and Coastal Environs: Bells Beach to Point Addis (SLO10) applying to the state- and nationally significant landscape extending south-west from Jan Juc along the coast: this SLO is proposed for inclusion in the Surf Coast Planning Scheme along with associated amendments to the existing SLO1.

For each of these areas, this report summarises why changes to the current planning controls are needed and explains the proposed SLOs.

The proposed landscape planning controls are informed by:

• the Draft Surf Coast Statement of Planning Policy

• the technical work presented in Volume 1 of Distinctive Areas and Landscapes: Surf Coast Landscape Assessment Review (Claire Scott Planning, 2020): the volume identifies landscape character areas and areas of national, state and regional landscape significance within the Surf Coast declared area

• Distinctive Areas and Landscapes: Surf Coast Landscape Assessment Review – Statutory Implementation Volume 2 (Claire Scott Planning, 2020), which proposes statutory implementation measures for the declared area, including SLOs.

This report should be read in conjunction with the Draft Surf Coast Statement of Planning Policy, the Surf Coast Planning Scheme and the Greater Geelong Planning Scheme.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 5 Department of Environment, Land, Water and Planning

Significant landscapes in the declared and development of land within the declared area. Responsible public entities (RPEs) including councils area and other government authorities responsible for As the Draft Surf Coast Statement of Planning Policy managing land within the declared area must have explains, the Surf Coast declared area has three regard to the SPP when making decisions. This significant landscapes: provides the highest level of planning protection for the declared area. • the nationally significant Bells Beach to Point Addis landscape The Surf Coast region, which comprises parts of the Surf Coast Shire and the City of Greater Geelong, • the state-significant Torquay Coast, Coastal was declared a distinctive area and landscape on 19 Saltmarsh and Woodland landscape September 2019. The Surf Coast declared area is renowned for its excellent beaches, coastal • the regionally significant Mount Duneed Plain and biodiversity and wealth of recreation and tourism Surrounds landscape. opportunities. It is the gateway to the Great Ocean Road which is recognised on the Victorian Heritage The declared area has superb, scenic coastal Register and National Heritage List because of its settings, rugged coastlines and impressive coastal historical and social significance. It is also important landforms: cliffs, headlands, estuaries, wetlands, for its Aboriginal cultural heritage and historic dunes and beaches. Away from the coast, heritage. In recent years the unique values and woodlands, salt marshes, volcanic plains and the distinctive attributes of the declared area have been sense of rural openness between settlements further increasingly pressured by overuse, overdevelopment contribute to the landscape setting. and climate change impacts. These pressures are threatening to change the declared area and are a By managing development, building design and primary reason for the declaration. vegetation removal, the proposed landscape planning controls aim to conserve and enhance the The Department of Environment, Land, Water and state- and nationally significant landscapes around Planning (DELWP) has prepared the Draft Surf Coast Torquay–Jan Juc. Conserving and enhancing these Statement of Planning Policy in collaboration with landscape will ensure they can continue to be the Surf Coast Shire Council, the Greater Geelong enjoyed by current and future generations. This will City Council, the Wadawurrung Traditional Owners support a sustainable and responsible tourism and relevant government agencies and authorities. It industry and local economy, as the appeal of the aims to protect the Surf Coast region’s outstanding area for domestic and international visitors will be landscapes and coastal landforms, unique natural maintained. environment and resources, rich Aboriginal cultural and historic heritage and the character of its built The landscape is also very important to the environment, so providing certainty for current and Wadawurrung, the Traditional Owners of this future residents, visitors and investors. Country. The landscape and environment have an intrinsic connection with Wadawurrung culture and The draft Surf Coast SPP includes: contain numerous cultural values. • a 50-year vision that identifies the values and About the Draft Surf Coast Statement attributes to be conserved and enhanced for the long-term of Planning Policy • policies for guiding integrated land management In 2018, the Victorian Parliament amended the actions and land use and development decision- Planning and Environment Act 1987 (the Act) to making for the declared area better recognise and safeguard Victoria’s distinctive areas and landscapes, to acknowledge the • a declared area framework plan — which identifies connection and stewardship of Traditional Owners conservation areas and areas for change, and and to better coordinate decision-making by which designates protected settlement government agencies and authorities, local councils boundaries — to clarify preferred locations for and other responsible parties. The amendments future sustainable development. responded to concerns that the unique features of Victoria’s special areas — particularly places on the The proposed landscape planning controls seek to edges of Melbourne, Geelong and other regional implement policies in the draft Surf Coast SPP. This cities in peri-urban areas experiencing growth includes the objective of the landscape policy pressures — are threatened by overdevelopment domain in the draft Surf Coast SPP ‘to conserve and and the increasing effects of natural disasters (such enhance the declared area’s significant landscapes’ as bushfires) associated with climate change. and associated strategies to provide protection which accord with the level — national, state or The declaration of an area under the Act triggers the regional — of landscape significance and ensure requirement for the Minister for Planning to prepare that development in green breaks between a statement of planning policy (SPP) for the declared settlements responds to their surrounding landscape area. A SPP creates a framework for the future use character.

6 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Have your say Advisory Committee

DELWP invites written submissions from the general The Minister for Planning has appointed the public, community groups, responsible public Distinctive Area and Landscapes Standing Advisory entities, industry representatives and other Committee, which will consider all submissions, hold interested parties about the Draft Surf Coast public hearings (at which submitters can present) Statement of Planning Policy and the Draft Surf and provide an independent report to the Minister Coast Statement of Planning Policy: Proposed for Planning. Landscape Planning Controls. The Advisory Committee will hold a Directions These documents can be found at www.engage.vic. Hearing on Thursday 11 February 2021. Its Public gov.au/distinctive-areas-and-landscapes-program/ Hearings will commence from Monday 15 March 2021 surf-coast. and are likely to go for several weeks. If you would like to appear before the Advisory Committee, you must The submission process is independently managed make a written submission and complete the by Planning Panels Victoria. relevant sections on the online form. Hearings are likely to be held in both Torquay and Melbourne if A submission must state the name and address of convened in person, or by videoconference if the person making it, and it will be treated as a COVID-19 restrictions remain. public document. Proforma submissions and petitions will only be counted as one submission, and Upon receipt of the Advisory Committee’s report, the any contact will be made through the first-named Minister for Planning will consider the findings and a person. final draft Surf Coast SPP will be prepared and provided to responsible public entities and Ministers Submissions must be lodged through the Engage responsible for those entities for endorsement. The Victoria platform at www.engage.vic.gov.au/dalsac Minister for Planning will then seek the Governor in before 4.00 pm Friday 22 January 2021. Council’s approval for the final draft Surf Coast SPP.

Where a submitter is unable to lodge a submission Once approved, the Surf Coast SPP will form part of online, they must contact Planning Panels Victoria the standard provisions of the Victoria Planning through the DELWP Customer Service Centre on 136 Provisions, with immediate effect. Planning scheme 186 (select option 6) and request a hardcopy amendments will also be progressed to implement it submission coversheet. Each hardcopy submission into the Surf Coast and Greater Geelong planning must be accompanied by a coversheet issued by schemes, to provide a consistent approach to land Planning Panels Victoria. use planning and development across the declared Submissions will be treated as public documents and area. will be published on the Victorian Government’s engagement website. Do not include any personal information in the body of your submission (such as your email address or phone number). Your submission and your name will be made public.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 7 Department of Environment, Land, Water and Planning

Managing significant landscapes through planning schemes

About planning schemes Overlays

Planning schemes are the primary tool to enable An overlay is complementary to a zone and is used state and local government land use planning to further manage development in the area it policies to be implemented and to positively change covers. A zone specifies broad aspects of the use the built and natural environments. and development of land, whereas an overlay controls specific aspects of that use and The Surf Coast and Greater Geelong planning development. For example, with respect to a schemes each include: popular lookout:

• a municipal planning strategy, a succinct • a zone might specify that residential but not expression of the overarching strategic policy business development can occur around it directions of a municipality • a Significant Landscape Overlay might manage • a planning policy framework, which provides a the design and siting of residential development context for spatial planning and decision-making within the lookout’s viewshed. by planning and responsible authorities. This may also include a local planning policy framework, but An overlay may require permission for or prohibit planning schemes are currently being amended to development that is allowed in the zone. Neither integrate local policy into a combined planning planning control takes precedence over the other, policy framework that includes state, regional and and both must be satisfied before the responsible local policy authority can grant a planning permit.

• zones, which specify particular purposes for land (such as business, industrial or residential); all land Significant Landscape Overlays in Victoria is zoned A Significant Landscape Overlay (SLO) is a planning • overlays, which usually address a single issue (such control to conserve and enhance one or more as heritage, bushfire, flooding or landscape significant landscape features in conjunction with significance) and requirements related to the the zone and relevant policies for the area. For particular overlay example, an area with a SLO might have unique geomorphic landforms (such as cliffs and rocky • particular provisions, which are specific outcrops). requirements for particular uses and developments (such as advertising signs and car To control specific aspects of the development of parking) that apply in addition to the requirements land, a SLO has a schedule that must include: of a zone or overlay; some particular provisions • a statement of nature and key elements of the have schedules for local requirements landscape, which identifies the characteristics or • general provisions, which are operational assets the SLO seeks to conserve and enhance requirements that are consistent across the state • landscape character objectives to be achieved, (such as general exemptions, referral and notice which outlines the specific aims or ambitions for provisions and existing-use rights) the landscape character of the area • operational provisions, which explain how the • permit requirements, which determine the types planning scheme operates and include definitions of development that must apply for a planning and other matters relating to governance permit • a list of amendments, which outlines the changes • application requirements, which specify the that have occurred to the planning scheme over information that should accompany an time. application for a planning permit There is more information about planning schemes • decision guidelines, which specify the matters the at https://www.planning.vic.gov.au/schemes-and- decision-maker should consider when exercising amendments/planning-scheme-structure. discretion about a decision about a planning permit application.

8 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Table 1 explains and Map 1 shows the existing SLOs in the declared area. While these SLOs conserve and enhance some landscapes in the declared area, large areas of nationally and state-significant landscapes are not covered by a SLO and do not have enough planning protection. New SLOs are therefore proposed to ensure the declared area’s nationally and state-significant landscapes are conserved.

Table 1: Surf Coast declared area existing Significant Landscape Overlays

Overlay Purpose

SLO1 Within the declared area, SLO1 covers parts of the land south of Jan Juc and near Point Addis Road, to protect the much-valued attributes of the Great Ocean Road corridor and the coastal environs. The area has significant remnant vegetation, viewsheds and coastal landforms to be conserved.

SLO6 SLO6 applies to some residential areas in Torquay–Jan Juc. Its purpose is to protect significant vegetation like the Bellarine yellow gum, Moonah and other established trees.

SLO7 SLO7 applies to a small parcel of land just north of Bellbrae. Its purpose is to protect the rural landscape setting of the northern entry to Bellbrae by ensuring that development is sensitively sited and designed.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 9

MapDepartment 1: Existing of Environment, Significant Land, Landscape Water and Planning Overlays, Surf Coast declared area

L ower Du need Rd Mount Duneed

Connewarre

e Breamlea l

g y

n w

A H

t s

o He c ndy Ma f in Rd r u

Torquay - Jan Juc Bellbrae

s l l

Rd an ce t O ea Gr

Source: DELWP

Existing Signiﬁcant Landscape Overlays

Surf Coast Declared Area District town Parks and Reserves

Signiﬁcant Landscape Overlay - Schedule 1 Village Water body

Signiﬁcant Landscape Overlay - Schedule 6 Hamlet/Locality River Disclaimer: The State of Victoria does not warrant the Signiﬁcant Landscape Overlay - Schedule 7 Highway accuracy or completeness of informationin this publication and any person using or relying upon such information does so on the basis that the State of Victoria shall bear no Main Road responsibility or liability whatsoeverfor any errors, faults, 10 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls defects or omissions in the information. Local Road © The State of Victoria Department of Environment, Land, Water and Planning 2020 Department of Environment, Land, Water and Planning

Vegetation Protection Overlays This may include providing further guidance about siting, built form and other matters related to A Vegetation Protection Overlay (VPO) is a tool used development within the significant landscapes of the to protect significant vegetation, minimise loss of declared area. native vegetation, recognise locations of special significance and maintain and enhance habitat Managing bushfire risks corridors. It may be used in conjunction with a Significant Landscape Overlay (SLO). In some The proposed Significant Landscape Overlays (SLOs) instances, it could relate to a specific species of seek to protect the landscape character of the vegetation or a patch of vegetation — native or identified areas, with a focus on protecting and introduced — that has particular value. enhancing native vegetation and habitat corridors. As with any proposed planning control in a bushfire- The significant patches of remnant vegetation within prone area, it is essential to consider bushfire risks. the declared area are a key component of the As provided for in Victoria Planning Provisions Clause landscape and contribute greatly to the landscape 13.02-S Bushfire planning, the protection of human character. Therefore, some of the SLOs proposed in life is prioritised over all other policy considerations. this report cover areas where a VPO already applies. The performance of existing VPOs may be reviewed Appendix A provides the findings of a preliminary in implementing the final Surf Coast SPP. assessment of the impacts of the proposed SLOs on bushfire risk in the declared area. The findings Local policy indicate the proposed SLOs are not likely to contribute to increased bushfire risk and are Local policy sits within the planning policy framework bushfire-risk-neutral. of a planning scheme and provides detailed policy directions for a municipality, specific to the local The existing planning controls in the Surf Coast area. Local policy can be used to help guide the Planning Scheme will continue to operate regardless exercise of discretion under other provisions (such as of the new SLOs. This means that works required to zones and overlays). minimise bushfire risk to property and human life will continue to be exempt from planning approval, as Amendments to local policy may be required so that per Clause 13.02-1S and Clause 52.12 Bushfire it reflects the objectives and strategies of the Protection Exemptions. landscape policy domain of the final Surf Coat SPP.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 11

Department of Environment, Land, Water and Planning

e l

t s H a en o dy Mai n Rd c f r

Torquay - Jan Juc Bellbrae

Surf Coast Western Hinterland d

s l l

About the Surf Coast Western Hinterland Be

Map 2 shows the Surf Coast Western Hinterland, an area within the state-significant Torquay Coast, Coastal Saltmarsh and Woodland landscape. The Surf Coast Western Hinterland is known for its rolling hills and valleys and for the creeks and their tributaries that dissect it. It has a distinct agricultural setting with generous pockets of forest. Bellbrae sits within the area, and many large trees (such as Bellarine yellow gums) add to the experience of the landscape. This area is often first viewed by travellers along the nationally heritage-listed Great Ocean Road, making it an important part of the overall experience for many visitors.

Rd an ce t O ea Gr

Surf Coast Western Hinterland

Surf Coast Declared Area District town Parks and Reserves

Surf Coast Western Hinterland Village Water body

Hamlet/Locality River Disclaimer: The State of Victoria does not warrant the Highway accuracy or completeness of informationin this publication and any person using or relying upon such information does so on the basis that the State of Victoria shall bear no Main Road responsibility or liability whatsoeverfor any errors, faults, 12 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls defects or omissions in the information.

Local Road © The State of Victoria Department of Environment, Land, Water and Planning 2020

Department of Environment, Land, Water and Planning Map 2: Surf Coast Western Hinterland

e l

t s H a en o dy Mai n Rd c f r

Torquay - Jan Juc Bellbrae

s l l

Rd an ce t O ea Gr

Source: DELWP

Surf Coast Western Hinterland

Surf Coast Declared Area District town Parks and Reserves

Surf Coast Western Hinterland Village Water body

Hamlet/Locality River Disclaimer: The State of Victoria does not warrant the Highway accuracy or completeness of informationin this publication and any person using or relying upon such information does so on the basis that the State of Victoria shall bear no Main Road responsibility or liability whatsoeverfor any errors, faults, Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controlsdefects or omissions13 in the information.

Local Road © The State of Victoria Department of Environment, Land, Water and Planning 2020 Department of Environment, Land, Water and Planning

Why are changes needed? Native vegetation

Other than the Significant Landscape Overlay (SLO7) The remnant vegetation in the Surf Coast Western that applies to a small area north of Bellbrae, no Hinterland is highly valued, and it is an important SLOs recognise and protect the Surf Coast Western aspect of the landscape. Protecting native Hinterland as part of the state-significant Torquay vegetation will help ensure that the landscape Coast, Coastal Saltmarsh and Woodland landscape. character is not degraded over time, while also Without the proposed SLO, development in the area addressing the environmental and cultural heritage could be detrimental to the much-valued landscape objectives as set out in the draft Surf Coast SPP. setting. Outcomes View corridors and viewsheds The Surf Coast Western Hinterland will be protected To protect view corridors and viewsheds from the from insensitive development, especially along the nationally heritage-listed Great Ocean Road, special Great Ocean Road. The land can continue to be consideration is needed for developments close to used for agricultural purposes and contribute to the the road. It is also important to protect views of the local economy. Native vegetation that contributes to landscape from other roads (such as Grossmans the significance of the landscape will be protected Road, Gundrys Road and Elkington Road). from removal. Development along these roads needs to be carefully managed to conserve and enhance the landscape views. What is proposed? Map 2 shows the area — the Surf Coast Western Agricultural land Hinterland — proposed to be covered by the new Significant Landscape Overlay (SLO8). The area is This area includes agricultural land that contributes defined by the declared area boundary that follows to a rural landscape experience. Structures (such as the Great Otway National Park to the west, the sheds, silos and dams) and land-clearing for contours of the land starting just north of Portreath agriculture can affect the landscape. The draft Surf Road toward the intersection of Anglesea Road and Coast SPP supports the continued use of agricultural Grossmans Road to the north, Duffields Road to the land and recognises agriculture as important to the east and the Great Ocean Road to the south. local economy. The proposed Significant Landscape Overlay is needed to protect the landscape while Bellbrae is within this area. SLO8 is not proposed to ensuring the continuation of agricultural uses. apply to the settlement as it is more appropriately managed through a revised schedule to the Township Zone. A portion of land just north of Bellbrae is covered by the existing SLO7 and proposed to remain as such.

Table 2 shows the proposed Schedule 8 to Victoria Planning Provision Clause 42.03 Significant Landscape Overlay for inclusion in the Surf Coast Planning Scheme as Schedule 8: Surf Coast Western Hinterland.

14 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Table 2: Proposed Significant Landscape Overlay Schedule 8: Surf Coast Western Hinterland (SLO8)*

Schedule 8: Surf Coast Western Hinterland (SLO8) Statement of nature and key The Surf Coast Western Hinterland is a highly valued landscape that elements of the landscape includes the iconic Great Ocean Road.

The significant hinterland area is incised by numerous creeks and their tributaries, which creates a landscape of contrasting topography, with hilly undulations and inscribed valleys. Spring Creek, which begins its journey at the Torquay–Jan Juc coast, meanders through the landscape in the east between rolling hills and remnant eucalypts, and it contributes a picturesque green break between the settlement and the nearby hamlet of Bellbrae. It is an important biodiversity corridor, supporting a variety of grassy woodland species (such as the Bellarine yellow gum and Manna gum) and offering a variety of habitats for fauna.

Further west, land adjacent to Spring Creek’s tributaries becomes increasingly hilly, steep and elevated as it climbs towards the Otway Ranges. This change in landform also coincides with an increase in indigenous vegetation cover, including dense patches of dry heathy woodland, which characterise the Anglesea Heath, one of the richest and most diverse vegetation communities in Victoria.

The hinterland landscape features a combination of enclosed and open views, including vistas framed by roadside vegetation across undulating paddocks, often terminating at a heavily forested backdrop. From high points in the immediate hinterland, views are also available towards the coast. This occurs from locations such as the Great Ocean Road on approach to Torquay–Jan Juc from the west, where long-range views across the rooftops and tree canopies of Jan Juc stretch to the ocean beyond.

The topographic complexity, existence of intact remnant coastal heathland and proximity to the Great Ocean Road all contribute to it being a visually sensitive landscape of state significance. Landscape character objectives • To minimise the visual impact of development on the Surf Coast to be achieved Western Hinterland including on views of the landscape from road corridors that traverse the area, particularly the Great Ocean Road.

• To ensure that development demonstrates a high standard of design and responds to the identified character and significance of the surrounding landscape.

• To minimise the removal of remnant native and indigenous vegetation and faunal habitat.

• To minimise impacts on Spring Creek and its tributaries.

• To ensure that high points and ridgelines remain free from development, with no built form protruding above the natural topography and views to elevated areas revealing the natural form of the landscape and the presence of canopy trees against the sky, rather than buildings.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 15 Department of Environment, Land, Water and Planning

Schedule 8: Surf Coast Western Hinterland (SLO8) Permit requirements A permit is not required to construct a building or construct or carry out works in a Farming Zone if all the following requirements are met:

• the building height does not exceed 5 m

• the gross floor area of the new building does not exceed 100 m2 or the gross floor area of the existing building is not increased by more than 50 m2

• the building or works is located more than 100 m from the Great Ocean Road

• the building is used for agriculture

A permit is not required to construct a farm access track that is more than 100 m from the Great Ocean Road and does not change the topography of the land.

A permit is not required for works undertaken by a public authority relating to watercourse management or environmental improvements, or for the maintenance or installation of simple, non-structural infrastructure (such as gravel pathways, or similar).

A permit is required to construct a fence. This does not apply to a fence that does not exceed a height of 1.5 m constructed of post and wire or post and rail.

A permit is required to remove, destroy or lop native vegetation. This does not apply if the vegetation is specified in Weeds of the Surf Coast Shire (2013) as an environmental weed. Application requirements • A site analysis showing the existing landscape context including topography, vegetation, any waterways or landscape features and views to the site from roads, public reserves, tourist walks and viewing decks.

• A landscape plan that specifies locally appropriate vegetation species.

• A visual impact assessment of the proposal from adjacent road corridors, especially the Great Ocean Road, Grossmans Road, Gundrys Road and Elkington Road as relevant, with particular consideration of the impact of the proposal on the foreground of views, adjacent to the roadside.

16 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Schedule 8: Surf Coast Western Hinterland (SLO8) Decision guidelines • The visual impact of the buildings or works on the significance of the Surf Coast Western Hinterland area.

• Whether the buildings or works:

– would be visually prominent in locations such as ridgelines and hill faces

– would be visually impactful from road corridors that travel through the landscape including the Great Ocean Road, Grossmans Road, Gundrys Road and Elkington Road, with particular consideration to the foreground of views, adjacent to the roadside

– are screened by vegetation or landscaping

– follow the contours and natural form of the landscape

– require cut-and-fill and other earthworks

– are an adequate distance from waterways to protect their undeveloped landscape character and riparian vegetation.

• The effect of removing remnant vegetation on the landscape character and significance of the area.

• The species of vegetation.

• How the land will be remediated after development.

• Whether farm access tracks or other access roads are located across the slope to minimise their visibility. * The final wording of this proposed schedule is subject to change, based on public feedback and the finalisation process explained in ‘Have your say’.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 17 Department of Environment, Land, Water and Planning

Torquay–Jan Juc Coast and Breamlea Saltmarshes

About the Torquay–Jan Juc Coast and Breamlea Saltmarshes

The Torquay–Jan Juc Coast and Breamlea Saltmarshes area is part of the state-significant Torquay Coast, Coastal Saltmarsh and Woodland landscape. The area is one of stunning visual contrasts, particularly at its coastal edge. Map 3 shows the area, which includes the high dunes of Point Impossible; the low, flat beaches of Torquay–Jan Juc; the limestone crags of Rocky Point; and the contrasting colours of the Jan Juc cliffs.

The landscape’s many unique features include Jan Juc Marl (Bird Rock), a small sea stack that sits just off the coast. In the east, the Thompson Creek estuary flows through and behind the dunes at Breamlea, forming a unique, lineal coastal wetland of high ecological value, including intact communities of Coastal saltmarsh and Coastal moonah woodlands.

18 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Map 3: Torquay–Jan Juc Coast and L ower Du Breamlea Saltmarshes Department nofee Environment,d Rd Land, Water and Planning Mount Duneed

Connewarre

ea Breamlea

es l

t s

c f r

Torquay - Jan Juc Bellbrae

Rd an ce t O ea Gr

Source: DELWP

Torquay Jan Juc Coast and Breamlea Saltmarshes

Surf Coast Declared Area District town Parks and Reserves

Torquay Jan Juc Coast Village Water body and Breamlea Saltmarshes

Hamlet/Locality River Disclaimer: The State of Victoria does not warrant the Highway accuracy or completeness of informationin this publication and any person using or relying upon such information does so on the basis that the State of Victoria shall bear no Main Road responsibility or liability whatsoeverfor any errors, faults, Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls defects or19 omissions in the information. Local Road © The State of Victoria Department of Environment, Land, Water and Planning 2020 Department of Environment, Land, Water and Planning

Why are changes needed? Outcomes

There are no Significant Landscape Overlays (SLOs) The Torquay–Jan Juc Coast and Breamlea in the Greater Geelong or Surf Coast planning Saltmarshes area will be provided with the schemes that recognise and protect the Torquay– protection it needs to maintain its pristine beauty. Jan Juc Coast and Breamlea Saltmarshes as part of Vegetation along the foreshore and in the Karaaf a state-significant landscape. Without the proposed Wetlands will continue to be one of the primary SLO, there could be development detrimental to the features of the landscape. The main view corridors much-valued landscape setting, particularly along and viewing locations will be given added protection the Torquay–Jan Juc foreshore. so the landscape’s iconic views are not degraded over time. View corridors and viewsheds What is proposed? The Torquay–Jan Juc foreshore is a highly valued part of the declared area. The picturesque views of Map 3 shows the area — the Torquay–Jan Juc Coast Bass Strait from The Esplanade and Ocean and Breamlea Saltmarshes — proposed to be Boulevard are of significance to the community and covered by the new Significant Landscape Overlay visitors, and they must be protected. The views of the (SLO9). The area’s boundary extends the entire landscape from Bird Rock Lookout and other public length of the coastline from Jan Juc up to the Black lookouts and along road corridors like Blackgate Rock Water Reclamation Plant, then extends north- Road, Breamlea Road, Fishers Road, Minya Lane, west along to encompass the first 3 km of Thompson McCanns Road and Dans Road should also be Creek, then heads south-west toward Torquay–Jan protected. Juc. The SLO will cover the entire Karaaf Wetlands and the Breamlea Flora and Fauna Reserve.

Native vegetation Breamlea is within the area but SLO9 will not apply to it: other planning controls are more appropriate to The prominent native vegetation is high among the manage development in this coastal hamlet. SLO9 things that make the landscape so spectacular and will cover parts of the Surf Coast Shire and the City contributes to the landscape character. Protecting of Greater Geelong. native vegetation is required to ensure that the landscape character is not degraded over time, while Table 3 shows the proposed Schedule 9 to Victoria also addressing the environmental and Aboriginal Planning Provisions Clause 42.03 Significant cultural heritage objectives set out in the draft Surf Landscape Overlay for inclusion in the Surf Coast Coast SPP. Planning Scheme as Schedule 9: Torquay–Jan Juc Coast and Breamlea Saltmarshes, and in the Greater Geelong Planning Scheme with a different schedule number.

20 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Table 3: Proposed Significant Landscape Overlay Schedule 9: Torquay–Jan Juc Coast and Breamlea Saltmarshes*

Schedule 9: Torquay–Jan Juc Coast and Breamlea Saltmarshes (SLO9)

Statement of nature and key The Torquay–Jan Juc Coast and Breamlea Saltmarshes area is one of elements of the landscape stunning visual contrasts, particularly at the coastal edge. It includes the high dunes of Point Impossible; the low, flat beaches of Torquay–Jan Juc; the limestone crags of Rocky Point; and the contrasting colours of the Jan Juc cliffs, with a unique landscape feature in the form of the Jan Juc Marl (Bird Rock), a small seastack that sits just off the coast. In the east, the Thompson Creek estuary flows through and behind the dunes at Breamlea, forming a unique, lineal coastal wetland of high ecological value, including intact communities of Coastal saltmarsh and Coastal moonah woodlands.

This aesthetically compelling coastline is both diverse and complex and is itself an ever-changing landscape edge. Behind Breamlea, further contrasts are evident in the landscape, where coastal saltmarshes are sustained by a saline creek which directly abuts a coastal dune system. Atop the dunes here and along the entire coastline, further visual complexity exists in the mosaic of indigenous coastal grasses and scrub.

The highly significant landscape also provides the setting and subject of many notable views. Of particular significance are the views available from the coastal edge, including Bird Rock Lookout at Jan Juc. Here, close views feature a foreground of coastal headland scrub, with distinctive geological formations and shore platforms immediately below. Beyond this, panoramic views are available across the coastal cliffs north (along Jan Juc Beach) and south to the striking southern headland of Half Moon Bay. Equally stunning panoramas are available along the entire coastline.

The composition of views differs again in the isolated saltmarshes behind Breamlea, where coastal mangrove vegetation stretches across a flat landscape under big skies. The numerous and varied views available from the coastal edge along beaches and to high sea cliffs and headlands contribute a strong sense of place for locals and visitors alike to experience.

The Torquay–Jan Juc coast is representative of the ‘classic’ Australian coastline, and is elevated in importance by its diverse hinterland features (such as Breamlea’s significant wetlands environs). This coastal landscape and its hinterland is distinctive and well-known: for its stunning natural beauty, and for its association with the home of Australian surfing, and as the locality where the Great Ocean Road commences and continues its journey. Landscape character objectives • To minimise the visual impact of development on the Torquay–Jan Juc to be achieved Coast and Breamlea Saltmarshes, including views of the landscape from road corridors that traverse or edge the landscape, Bird Rock Lookout, Point Danger Lookout and Rocky Point Lookout and coastal reserves.

• To minimise the removal of vegetation associated with development.

• To ensure development demonstrates a high standard of design and responds to the identified character and significance of the surrounding landscape.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 21 Department of Environment, Land, Water and Planning

Schedule 9: Torquay–Jan Juc Coast and Breamlea Saltmarshes (SLO9)

Permit requirements • A permit is required to construct a fence. This does not apply to a fence that does not exceed a height of 1.5 m constructed of post and wire or post and rail.

• A permit is required to remove, destroy or lop native vegetation. This does not apply if the vegetation is specified in Weeds of the Surf Coast Shire (2013) as an environmental weed.

• A permit is not required for works undertaken by a public authority relating to watercourse management or environmental improvements, or for the maintenance or installation of simple, non-structural infrastructure (such as gravel pathways, or similar). Application requirements • A site analysis showing the existing landscape context including topography, vegetation, landscape features and views to the site from roads, nearby settlements, public reserves and Bird Rock Lookout, Point Danger Lookout and Rocky Point Lookout as relevant.

• A landscape plan that specifies locally appropriate vegetation species.

• A visual impact assessment of the proposal from roads, nearby settlements, public reserves and Bird Rock Lookout, Point Danger Lookout and Rocky Point Lookout as relevant. Decision guidelines • The visual impact of the buildings or works on the significance of the Torquay–Jan Juc Coast and Breamlea Saltmarshes area.

• Whether the buildings or works :

– would be visually impactful when viewed from road corridors that travel through or adjacent to the landscape including The Esplanade, Ocean Boulevard, Blackgate Road, Breamlea Road, Fishers Road, Minya Lane, McCanns Road and Dans Road

– are screened by vegetation or landscaping

– would be visible when viewed from nearby settlements, public reserves and Bird Rock Lookout, Point Danger Lookout and Rocky Point Lookout

– are an adequate distance from waterways to protect their undeveloped landscape character and riparian vegetation.

• The effect on the landscape character and significance of removing remnant vegetation.

• The species of vegetation.

• How the land will be remediated after development.

• Whether farm access tracks or other access roads are located across the slope to minimise their visibility.

* The final wording of this proposed schedule is subject to change, based on public feedback and the finalisation process explained in ‘Have your say’.

22 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Great Ocean Road and Coastal Environs: Bells Beach to Point Addis

About Great Ocean Road and Coastal Environs: Bells Beach to Point Addis

The nationally heritage-listed Great Ocean Road and its coastal environs from Bells Beach to Point Addis comprise an exposed, windswept landscape of state and national significance that the community values highly. Map 4 shows the Great Ocean Road and Coastal Environs: Bells Beach to Point Addis area, which has a dense cover of coastal headland scrub and dry forest including significant Grass tree, Moonah and Red ironbark communities. The landscape edge is punctuated by numerous inlets, which form steep ravines and gullies in the coastal hinterland.

Bells Beach has earned its reputation as one of the world’s best surfing spots because of the way its waves refract around the headland and elevate and curl consistently over the rugged limestone shore. The constant, abrasive energy of the waves on this stretch of coastline has eroded, shifted and created the precipices and rock stacks that characterise the landscape.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 23 Department of Environment, Land, Water and Planning Map 4: Great Ocean Road

and Coastal Environs: Bells R

a Beach to Point Addis e s

e l

t s

c f r

Torquay - Jan Juc Bellbrae

s l l

Rd an ce t O ea Gr

Source: DELWP

Great Ocean Road and Coastal Environs Bells Beach to Point Addis

Surf Coast Declared Area District town Parks and Reserves

Great Ocean Road and Coastal Village Water body Environs Bells Beach to Point Addis

Hamlet/Locality River Disclaimer: The State of Victoria does not warrant the Highway accuracy or completeness of informationin this publication and any person using or relying upon such information does so on the basis that the State of Victoria shall bear no Main Road responsibility or liability whatsoeverfor any errors, faults, 24 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls defects or omissions in the information. Local Road © The State of Victoria Department of Environment, Land, Water and Planning 2020 Department of Environment, Land, Water and Planning

e s

e l

y w

H t s a o c f r u

Why are changes needed? What is proposed?

An existing Significant Landscape Overlay (SLO1) Map 4 shows the area — Great Ocean Road and applies to only a small portion of the landscape. A Coastal Environs: Bells Beach to Point Addis — Torquay - Jan Juc new SLO is needed to recognise there is a much proposed to be covered by the new SLO10. The area Bellbrae greater area of national and state significance here, includes all land of state and national landscape and to protect it from development detrimental to significance on the coastal side of the Great Ocean the much-valued landscape setting. Road between Point Addis Road and the western residential area of Jan Juc. It includes the Bells View corridors and viewsheds Beach Surfing Recreation Reserve.

R SLO1 will no longer apply to this area. It will continue

h This landscape is typically viewed from lookouts c to apply to areas outside the Surf Coast declared a along the coast and from roads including the e

B area.

s nationally heritage-listed Great Ocean Road, l l Jarosite Road, Addiscott Road, Bells Beach Road, Be Table 4 shows the proposed Schedule 10 to Victoria Bones Road and Bells Boulevard. The proposed SLO Planning Provisions Clause 42.03 Significant is needed to minimise the impacts of development Landscape Overlay for inclusion in the Surf Coast on views of the landscape from these locations. Planning Scheme as Schedule 10: Great Ocean Road and Coastal Environs: Bells Beach to Point Addis. Native vegetation

Native vegetation dominates the landscape and makes it spectacular. The native vegetation must be Rd an protected to ensure the landscape character is not ce t O degraded over time, while also addressing the rea G environmental and cultural heritage objectives set out in the draft Surf Coast SPP.

Outcomes

This highly valued landscape will be protected for current and future generations to enjoy. Development will be sited and designed to fit within the landscape and not detract from the scenic vistas. Native vegetation will also be protected, so it continues to enhance the landscape.

Great Ocean Road and Coastal Environs Bells Beach to Point Addis

Surf Coast Declared Area District town Parks and Reserves

Great Ocean Road and Coastal Village Water body Environs Bells Beach to Point Addis

Hamlet/Locality River Disclaimer: The State of Victoria does not warrant the Highway accuracy or completeness of informationin this publication and any person using or relying upon such information does so on the basis that the State of Victoria shall bear no Main Road responsibility or liability whatsoeverfor any errors, faults, defects or omissions in the information. Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 25 Local Road © The State of Victoria Department of Environment, Land, Water and Planning 2020 Department of Environment, Land, Water and Planning

Table 4: Proposed Significant Landscape Overlay Schedule 10: Great Ocean Road and Coastal Environs: Bells Beach to Point Addis*

Schedule 10: Great Ocean Road and Coastal Environs: Bells Beach to Point Addis (SLO10) Statement of nature and key The Victorian south-west coast is internationally significant and includes elements of the landscape spectacular coastline, untouched landscapes and scenic views of the ocean and vegetated areas from the Great Ocean Road and other coastal locations. Key elements of the landscape are its forests, mountains, valleys and a diversity of coastal landscapes, including the shorelines, rivers and estuaries, rugged cliffs and headlands and long sandy beaches and dunes.

The natural beauty of the coastal environment can be enjoyed from viewing points and viewsheds all along the Great Ocean Road and other scenic areas on the coast and from significant viewing areas within privately owned properties. It is a major tourist asset for the Surf Coast Shire and Victoria.

The scenic landscape value of the Bells Beach Surfing Recreation Reserve and surrounds derives from the coming-together of the pastoral landscape and the seascape and from the relative absence of built structures visible within viewsheds. For many, the connection with Bells Beach extends beyond the surf break and includes the environmental, landscape, social and cultural values of the reserve and its hinterland.

The landscape creates a sense of space around the reserve as observed from the reserve itself, Surf Coast Walk and the approaches to the reserve from Bones Road, Bells Boulevard and Jarosite Road. This internationally significant area must be treated with considerable sensitivity. The special qualities of the area result in constant pressure for subdivision and tourist related uses and development, which conflicts with the preservation of the environmental, cultural and scenic attributes of the area, and with the ambiance and amenity enjoyed by residents and visitors.

The preservation of remnant native vegetation is crucial to the protection of scenic vistas and the maintenance of biodiversity links. Much of the land covered by this schedule contains vegetation of high conservation significance, containing diverse, and in some cases threatened, flora and fauna.

The purpose of this overlay is to ensure that future development does not compromise the quality of these assets and to maintain and protect significant viewsheds and remnant vegetation and habitats. Landscape character objectives • To maintain the dominant appearance of a forested, heathland to be achieved landscape between coastal settlements.

• To minimise the visual impact of development within the hinterland landscape and on the Bells Beach Surfing Recreation Reserve, particularly when viewed from the Great Ocean Road the Bells Beach hinterland and on the approach to Bells Beach (Jarosite, Addiscot, Bones, Bells Beach Road and Bells Boulevard).

• To limit the impact of development on significant vegetation (locally indigenous trees, shrubs, herbs and grasses)

• To retain native trees that screen development.

26 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Schedule 10: Great Ocean Road and Coastal Environs: Bells Beach to Point Addis (SLO10) Permit requirements • A permit is required to construct a fence. This does not apply to a fence that does not exceed a height of 1.5 m constructed of post and wire or post and rail.

• A permit is required to remove, destroy or lop native vegetation. This does not apply if the vegetation is specified in Weeds of the Surf Coast Shire (2013) as an environmental weed.

• A permit is not required for works undertaken by a public authority relating to watercourse management or environmental improvements, or for the maintenance or installation of simple, non-structural infrastructure (such as gravel pathways, or similar). Application requirements • A site analysis showing the existing landscape context including topography, vegetation, landscape features and views to the site from roads, public reserves and Point Addis Boardwalk, Southside Lookout and Bells Beach Lookout including tourist walks and viewing decks.

• A landscape plan that specifies locally appropriate species.

• A visual impact assessment of the proposal from nearby road corridors including the Great Ocean Road, Jarosite Road, Addiscott Road, Bells Beach Road, Bones Road and Bells Boulevard; and from public reserves and Point Addis Boardwalk, Southside Lookout and Bells Beach Lookout. Decision guidelines The visual impact of the buildings or works on the significance of the Great Ocean Road and Coastal Environs: Bells Beach to Point Addis area.

• Whether the buildings or works:

– would be visually prominent in locations such as ridgelines or locations of high visibility (shown in Map 1 to this schedule)

– would be visible from the Great Ocean Road, Bells Beach hinterland or other significant public viewing points

– follow the contours of the land

– are screened by vegetation

– are an adequate distance from waterways to protect their undeveloped landscape character and riparian vegetation.

• Whether proposed fencing complements the coastal hinterland character of the impacts on screening vegetation.

• The impacts on trees in prominent locations.

• The impacts on vegetation located on ridgelines and along waterways.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 27 Department of Environment, Land, Water and Planning

Schedule 10: Great Ocean Road and Coastal Environs: Bells Beach to Point Addis (SLO10) Map 1

Source: Planning Panels Victoria – Amendment C121 to the Surf Coast Shire Planning Scheme (2018) * The final wording of this proposed schedule is subject to change, based on public feedback and the finalisation process explained in ‘Have your say’.

28 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Glossary

Term Definition Aboriginal cultural heritage Tangible heritage — Aboriginal places, objects and ancestral remains — and intangible heritage — knowledge of or expression of Aboriginal tradition including oral traditions, performing arts, stories, rituals, festivals, social practices, craft, visual arts, and environmental and ecological knowledge (not including anything that is widely known to the public), as set out in the Aboriginal Heritage Act 2006 Biodiversity All Biodiversity components of the living world: the number and variety of native plants, animals and other living things across our land, rivers, coast and ocean. Biodiversity includes the variety of their genetic information, their habitats and their relationship to the ecosystems within which they live. Built form The combination of features of a building including its style, façade treatments, setbacks, height and site coverage. Declared area An area to which an order under Planning and Environment Act 1987 section 46AO applies. Map 1 shows the Surf Coast declared area. Declared area framework A plan required by the Planning and Environment Act 1987 section 46AV(2) to plan provide a framework for decision-making about the future use and development of land in the declared area. Green break Predominantly rural land located in between settlement boundaries that may comprise a variety of non-urban land uses (such as agriculture, hobby farms and agritourism businesses). Historic heritage Historic types of heritage places which can include archaeological sites and artefacts, buildings, structures, precincts, gardens, trees, cemeteries, cultural landscapes, shipwrecks and their artefacts, and significant objects and objects associated with places. ‘Historic’ can refer to a range of periods or eras Landscape character The sum of the physical features of an area (such as its topography, geology, waterbodies, vegetation and urban development). Landscape significance The designation of a landscape as special or important due to its visual, cultural heritage, environmental, scientific, social and other values. Peri-urban area An area, some or all of which is less than 100 km from Melbourne, with a predominantly rural character. Protected settlement A settlement boundary in a declared area that is protected under a SPP. Any boundary amendment to a SPP that seeks to change a protected settlement boundary must be ratified by both Houses of Parliament.

A protected settlement boundary is a long-term settlement boundary intended to protect the valued attributes of the rural hinterland surrounding the settlement by containing its growth.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 29 Department of Environment, Land, Water and Planning

Term Definition Responsible public entity An agency or body responsible for managing land in the declared area. In (RPE) the context of a declared area, a RPE is any of:

• the Secretary (within the meaning of the Conservation, Forests and Lands Act 1987)

• the water corporation responsible for the area in which the declared area is located

• a municipal council whose municipal district contains land in the declared area

• Parks Victoria

• the Victorian Planning Authority

• a catchment management authority for a catchment and land protection region that contains land in the declared area

• the Roads Corporation of Victoria

• Victorian Rail Track

• any committee of management or trustees in relation to land in the declared area

• any Traditional Owner Land Management Board in relation to land in the declared area

• any other public entity prescribed to be a RPE in relation to the declared area

Settlement An area comprising township- or urban-related land uses that includes housing, community facilities, commercial and industrial areas and other uses Settlement boundary A long-term boundary that marks the limit of urban development in an area and protects the valued attributes of the surrounding rural hinterland by containing the settlement’s growth. Unlike a protected settlement boundary, amendments to a settlement boundary do not need to be ratified by both Houses of Parliament. State significance A quality of environmental, landscape, economic and cultural heritage value important to the State of Victoria. Statement of Planning A Statement of Planning Policy approved under Planning and Environment Policy (SPP) Act 1987 pt 3AAB in relation to a declared area. Traditional Owners An Aboriginal group with Country in a declared area. The Wadawurrung are the Traditional Owners of the Surf Coast declared area. Visitor A person travelling and staying outside their usual place of residence for holidaying, sight-seeing and recreation, and a person travelling for other reasons (such as visiting friends and relatives, business, work, education and accessing medical services).

30 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Appendix A: Managing bushfire risk

This appendix provides a preliminary desktop bushfire hazard landscape assessment of the areas subject to the proposed Significant Landscape Overlays (SLOs) in the Surf Coast declared area.

Three new SLOs are proposed, to protect and maintain the character of areas of nationally significant and state-significant landscapes. Bushfire risk has been considered when developing the proposed SLOs, so they align with the policy requirements of Clause 13.02-1S Bushfire Planning in the Surf Coast and City of Greater Geelong planning schemes.

Based on this preliminary assessment, the proposed SLOs are not likely to result in a net increase in risk to existing and future residents, property or community infrastructure.

This preliminary assessment will be used in further discussions with the Country Fire Authority, Surf Coast Shire and City of Greater Geelong, so any implementation of the proposed SLOs fully considers and addresses relevant bushfire risk.

Background

Clause 13.02-1S Bushfire planning

The policy in Clause 13.02-1S must be applied in all planning and decision-making under the Planning and Environment Act 1987 relating to land that is:

• within a designated bushfire-prone area (BPA)

• subject to a Bushfire Management Overlay (BMO) or

• proposed to be used or developed in a way that may create a bushfire hazard.

Map A1 shows that most of the declared area is within a BPA, and some areas are also subject to a BMO.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 31 Department of Environment, Land, Water and Planning

Map A1: Bushfire-prone, BMO areas

Source: DELWP

32 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

A key policy in Clause 13.02-1S is that the protection – bushfire can only approach from one aspect and of human life is prioritised over all other policy the site is located in a suburban, township or considerations. This means that landscape urban area managed in a minimum fuel considerations will not override the management of condition bushfire risk in decision-making throughout the planning process. – access is readily available to a place that provides shelter from bushfire. This will often be Clause 13.02-1S also includes the criterion of the surrounding developed area. achieving no net increase in risk to existing and future residents, property and community Overall, due to the vegetation present, these areas infrastructure. can be categorised largely as Broader Landscape Type 3, at a relatively higher risk of bushfire attack. However, the proposed planning controls can be Landscape bushfire considerations considered neutral from a bushfire perspective as the application and extension of the SLOs does not The Planning Permit Applications Bushfire facilitate and in some cases discourages increased Management Overlay, Technical Guide, September development within these areas. 2017 outlines a range of landscape types to support more consistent decision-making based on the risk Identifying these areas for ongoing conservation of the broader landscape (Broader Landscape Type and enhancement of landscape significance has the One – Four). Identifying the landscape type of an effect of allowing new development to be directed to area helps to build a better understanding of the other areas of identified lesser risk from bushfire. bushfire risk in a location and helps make more informed decisions. The application of the SLOs would not override the provisions of Clause 52.12 Bushfire Protection Based on these landscape types, the areas to be Exemptions. subject to the proposed Significant Landscape Overlays (SLOs) can be categorised as: Access to safer areas

• SLO9: Torquay–Jan Juc Coast and Breamlea There are no designated neighbourhood safer Saltmarshes and SLO10: Great Ocean Road and spaces within the landscapes subject to the Coastal Environs: Bells Beach to Point Addis proposed SLOs, but they are within proximity to Bushfire Attack Level Low locations within Torquay– – Broader Landscape Type 3, the criteria for which Jan Juc: sporting and recreational areas that are are: accessible via the existing road network. – the type and extent of vegetation located more than 150 m from the site may result in Road network neighbourhood-scale destruction as it interacts with the bushfire hazard on and close to a site Map A2 shows that the areas subject to the proposed SLOs are close to the Great Ocean Road – bushfire can approach from more than one and the Surf Coast Highway, which radiate to the aspect north and south from Torquay–Jan Juc; and to Anglesea Road and Hendy Main Road, which radiate – the site is located in an area that is not managed to the north and west. Proximity to these main roads in a minimum fuel condition allows for the relatively safe evacuation of people and access for fire services during a bushfire event. – access to an appropriate place that provides shelter from bushfire is not certain.

• SLO8: Surf Coast Western Hinterland

– Broader Landscape Type 2 with some Type 3 criteria (as above). Type 2 criteria are:

– the type and extent of vegetation located more than 150 m from the site may result in neighbourhood-scale destruction as it interacts with the bushfire hazard on and close to a site

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 33 Department of Environment, Land, Water and Planning

Map A2: Major roads around landscapes subject to proposed Significant Landscape Overlays

Source: DELWP

Bushfire behaviour

The proposed SLOs cover coastal areas, and Bass Strait is to the east. Consequently, coastal winds can influence bushfire behaviour.

The key exception to the landscape character around the SLO areas is the heavily vegetated Great Otway National Park to the south-west, the direction from which a major bushfire is most likely to approach Torquay–Jan Juc. This is significant, given south-westerly winds can occur in coastal areas and adversely affect bushfire behaviour.

Should there be a major bushfire, the proximity to the Great Otway National Park of the areas subject to SLO8 and SLO10 may result in significant threats from ember attack and direct bushfire impacts. The threat may be exacerbated by coastal wind patterns.

Figures A1 and A2 show the bushfire hazard landscape within 20 km and 75 km of the areas subject to the proposed SLOs. Considering bushfire from this broader landscape perspective is important as it affects the level of bushfire risk that an area may be exposed to. This is in line with Planning Permit Applications Bushfire Management Overlay, Technical Guide, September 2017.

34 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls Department of Environment, Land, Water and Planning

Figure A1: Bushfire hazard landscape within 20 km

Source: DELWP Figure A2: Bushfire hazard landscape within 75 km

Source: DELWP Note: The prevailing wind directions are indicated at the top right and the prevailing coastal wind directions at the bottom right.

Past bushfire activity

A major bushfire in March 1940 killed one person and destroyed 57 houses and several business premises at Torquay–Jan Juc. This assessment did not consider the bushfire risk at that time or how the risk has altered due to land-clearing and development since then.

The February 1983 Ash Wednesday bushfires impacted nearby settlements (such as Anglesea) but stopped short of Torquay–Jan Juc.

Torquay–Jan Juc was not significantly impacted by major bushfires in the region in 2015–16. However, people were evacuated from Lorne, Wye River and Cumberland River to Torquay–Jan Juc due to bushfire threats and impacts along the Great Ocean Road.

Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls 35 Department of Environment, Land, Water and Planning

Assessment Conclusion

The proposed Significant Landscape Overlays (SLOs) The proposed Significant Landscape Overlays (SLOs) seek to conserve and enhance the character of will result in the preservation of existing landscape significant landscapes and will result in preserving values. As such, they are not likely to contribute to areas of identified landscape value within the Surf increased bushfire risk and are bushfire-risk-neutral. Coast declared area. The protection of human life and property remains The proposed SLO schedules include a requirement the priority policy consideration, and the SLOs will for a landscape plan that proposes the use of locally not override the management of bushfire risk in appropriate species (for example, native and decision-making throughout the planning process. preferably indigenous vegetation that is a feature of the landscape character of the area) and how the The proposed SLOs will be implemented in a manner affected area will be remediated after development. that minimises any net increase in risk to existing The provision of a landscape plan allows for and future residents, property and community consideration of bushfire risk at the planning permit infrastructure. assessment stage. The Country Fire Authority (as the relevant fire The application of SLOs will not override the bushfire authority) and Surf Coast Shire and the City of provisions of planning schemes, including Clause Greater Geelong (as the relevant planning 13.02-1S and Clause 52.12. authorities) will continue to be consulted throughout the preparation and implementation of the Surf Clause 52.12 Bushfire protection exemptions allows Coast SPP and the proposed landscape planning the removal of vegetation to protect human life and controls. property from bushfire risk, including vegetation removal to build and protect community fire refuges and private bushfire shelters. The clause also allows for planning permit exemptions relating to the creation of defendable space around buildings used for accommodation. The exemptions in this clause would override the requirements of the SLOs.

Due to the continuing operation of Clause 13.02-1S, Clause 52.12 and the BMO, the proposed SLOs provide for minimal change in terms of bushfire risk.

The proposed SLOs are likely to not contribute to an increase in risk from bushfire.

36 Draft Surf Coast Statement of Planning Policy: Proposed Landscape Planning Controls delwp.vic.gov.au