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21.04-4 SETTLEMENT Urban Areas Overview in 1996 The LOCAL PROVISION TOWONG PLANNING SCHEME TOWONG PLANNING SCHEME, AMENDMENT C5 21.04-4 SETTLEMENT Urban areas overview In 1996 the Towong Shire had an estimated population of 6,622, with 44.3% of the population living in the five main towns of Corryong, Tallangatta, Bellbridge, Walwa and Eskdale. Other small village areas are Bethanga, Cudgewa, Dartmouth, Granya, Koetong, Mitta Mitta, Old Tallangatta, Tintaldra and Towong. Only Corryong, Tallangatta, Bellbridge and Dartmouth have both reticulated water and sewerage infrastructure. The large land area of the Shire and a small population make it difficult to supply all towns and villages with community services and facilities. It is fortunate that the major towns of Corryong (population of 1215) and Tallangatta (population of 952) are located at each end of the Shire so that most areas can be readily serviced from these locations. Corryong and Tallangatta have an excellent range of facilities. The future of these facilities needs to be assured by focusing growth into these areas. Improvement of transport linkages and accessibility of these facilities to other villages and rural communities need to be developed as the ability to fund and build facilities in smaller settlements will be difficult. Existing urban zones within the Shire provide enough residential land in order to accommodate the future population growth of 242 people over the next 15 years. Given that demand for land is low, almost all towns have in excess of 10 years supply of residential land. At present, there is no need for the rezoning of further land for urban development. The existing townships of Corryong and Tallangatta can provide a variety of lot sizes to accommodate an ageing demographic profile. Corryong has an established rural residential area, located on the eastern urban boundary. In terms of water and sewerage infrastructure, both urban systems need augmentation and upgrading. The roads network within the Shire plays an important role in supporting development, rural industries, tourism and providing a key linkage between the urban and rural sectors and the interstate road network. MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 7 OF 26 [DATE INSERTED BY DOI] LOCAL PROVISION TOWONG PLANNING SCHEME TOWONG PLANNING SCHEME, AMENDMENT C5 CORRYONG Overview Corryong has a continuing service role for the upper reaches of the Towong Shire and for Khancoban, a New South Wales Snowy Mountains town. In 1996 Corryong’s population was approximately 1215 persons and is expected to remain at this level. This population has steadily declined from 1320 in 1981 largely due to the restructuring of government departments and the consequent loss of employment opportunities from the area. Corryong has limited infrastructure capacity to accommodate large increases in the population. There is ample land and opportunity for the development of existing residential zoned land. A strip shopping centre provides most goods and services. There is potential for redevelopment of new car parking areas behind the existing commercial areas with streetscape improvements needed to increase amenity of the commercial area. The location of a heavy vehicle by-pass is a long term option that needs to be explored in consultation with VicRoads, due to the increasing prevalence of B-double transports for both livestock and timber passing through the centre of town. Future industrial areas need to be defined to increase opportunities in attracting or providing suitable sites for new development associated with agriculture, timber or service related industries. Where necessary, appropriate buffers separating future industrial from residential areas will need to be provided. Corryong is serviced by an all weather airfield constructed in the 1950’s to service the construction of the Snowy Mountains Hydroelectric scheme. This facility is important to provide emergency access to hospital and medical facilities. Issues Improve infrastructure capacity to accommodate further growth and development within the urban area. Provide defined areas for Low Density Residential development. Develop a new industrial estate to accommodate service and processing industries. Develop the concept of a Corryong heavy vehicle by-pass, including the feasibility of options and possible funding scenarios. Objectives To ensure that development of the township is undertaken in a coordinated manner consistent with the character and township development themes for the town as expressed in the accompanying Corryong strategic framework plan. To ensure that all new use and development has regard to the presentation and appearance of the town. To ensure that use and development assists in the presentation of the main road entrances into the township. To provide sufficient land in the town to accommodate the future development over the next ten years. To ensure there is adequate levels of community services and facilities within the town. MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 8 OF 26 [DATE INSERTED BY DOI] LOCAL PROVISION TOWONG PLANNING SCHEME TOWONG PLANNING SCHEME, AMENDMENT C5 Strategies Improve water and sewerage infrastructure capacity. Residential development to be focused towards the east, providing infill development behind the existing residential development fronting the Murray Valley Highway. Establish a new light industrial area to the south of the existing township along Sugarloaf Road. Develop streetscape plans to improve the presentation and amenity of the commercial centre. Improve access to commercial areas by providing access and car parking areas at the rear of the commercial centre. Prevent development that may prejudice the operation of the Corryong airfield. Improve public facilities within the township to strengthen both visitor and resident amenity. Planning scheme implementation Apply the following zones, overlays and local policies: Residential 1 Zone (R1Z) to existing residential areas. Low Density Residential Zone (LDRZ) to the defacto rural residential areas located on the periphery of Corryong. Industrial 1 Zone (IN1Z) to existing and proposed industrial areas around Sugarloaf Road. Business 1 Zone (B1Z) to all existing commercial areas. Development Plan Overlay’s to vacant residential (DPO1) and low density residential (DPO3) areas to co-ordinate development and provision of infrastructure. Airport Environs Overlay to the Corryong airfield and surrounds. Infrastructure policy to ensure that all forms of residential development are properly serviced with reticulated services and sealed roads to prevent degradation of water quality. MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 9 OF 26 [DATE INSERTED BY DOI] LOCAL PROVISION TOWONG PLANNING SCHEME TOWONG PLANNING SCHEME, AMENDMENT C5 CORRYONG STRATEGIC FRAMEWORK MAP MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 10 OF 26 [DATE INSERTED BY DOI] LOCAL PROVISION TOWONG PLANNING SCHEME TOWONG PLANNING SCHEME, AMENDMENT C5 TALLANGATTA Overview “New” Tallangatta was designed and planned by the now defunct Town and Country Planning Board in the 1950s. The town replaced “old” Tallangatta, which was abandoned when the Hume Weir was constructed, and the site was flooded. The “new” township was carefully designed to reflect elements of a “typical” Victorian country town, complete with wide entrance roads, a central plantation in the main street with large street trees and a well-defined town and civic precinct. As a result, Tallangatta is characterised by a number of distinctive design elements. These elements include: Street layout (including the lake front esplanade). The layout, location and orientation of its commercial core (with all shops facing north to maximise pedestrian amenity). The uniform design of the shops (complete with intact metal verandahs) and the defined nature of town (located between the lake and the Murray Valley Highway). Main street with a generous median plantation with commercial uses on the north side and civic uses on the south. Large parks and areas of open space are located around the perimeter of the town, separating residential development from the foreshore. Only two access points onto the Murray Valley Highway. The above characteristics combine to form a unique urban area, without strip commercial or residential areas abutting the highway, and sensitively located along the foreshore to a major waterbody. This design and location however does present a number of problems, including: Industrial development has been located on the southern periphery of the township, along the former Wodonga-Cudgewa railway line. Expansion and further development of this area is also constrained by the former railway line, the Murray Valley Highway and the abutting residential areas. The town’s location between Lake Hume (north) and the Murray Valley Highway (south) limits the options for the expansion of the urban area. The combined characteristics of the town (abuttal to Lake Hume, proximity to Albury Wodonga, heritage values) provide significant tourism interest and are valuable assets for the attraction of future tourism developments. The tourism potential of Lake Hume at Tallangatta is limited during summer periods, due to the large fluctuations in water levels, resulting from irrigation activities within the Murray Daring Basin. The construction of a small weir to retain water abutting the township is required. Issues Limited areas for further urban expansion including future industrial areas. Protection of the mid 20th century streetscapes.
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