HEPBURN PLANNING SCHEME
21 MUNICIPAL STRATEGIC STATEMENT
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21.01 MUNICIPAL PROFILE --/--/20 C56 21.01-1 Location
Hepburn Shire is located in Victoria’s Central Highlands, about one and a quarter hours drive or 110 kilometres north-west of Melbourne, in the heart of the goldfields region. The Shire encompasses a total land area of approximately 1,470 square kilometres.
21.01-2 Regional context
--/--/20 C56 The Shire is strategically placed to take advantage of its location to the outer metropolitan growth area of Melbourne and the regional centres of Ballarat and Bendigo, which are commutable distances for many townships within the Shire. The Shire is located within the Central Highlands Region, an area which has seen sustained population growth of 1% per annum over the past decade. Population projections forecast continued growth at this rate through to 2026. The region includes the local government areas of Ararat, Ballarat, Central Goldfields, Golden Plains, Moorabool, Northern Grampians and Pyrenees.
Transport corridors The Midland Highway dissects the Shire, which provides excellent commercial and private access to Ballarat, Geelong, Bendigo, Melbourne, the ports, and domestic and international airports, as well as key linkages to the regional and interstate transport corridors including the Western Freeway and Calder Highway. Public transport provision is limited. Areas such as Clunes, Creswick, Daylesford-Hepburn Springs and Trentham, are serviced by V-Line and other bus services. The reestablishment of passenger rail services to Clunes and Creswick provides improved public transport access for residents to Ballarat and Melbourne.
Water catchments and mineral springs
Hepburn is located within a number of water supply catchments, including the Loddon and Campaspe Rivers, designated by the State Government to provide drinking, and in some cases irrigation water for central and northern Victoria. The Shire with other Councils and
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regional water authorities share in the administration of catchment management planning across these catchments.
Hepburn is renowned for its mineral springs and contains one of the largest concentrations of natural springs in Australia. There are over 72 known springs in the region with the majority located in Hepburn Shire. Mineral Springs are a major attraction and economic asset within the Shire and wider region.
21.01-3 Municipal Overview
--/--/20 C56 People
The estimated resident population of Hepburn Shire in 2011 is 14,900. A modest growth rate of 0.84% is predicted across the Shire for the next 20 years.
Hepburn has attracted a diverse social mix of people that includes more traditional farming communities and long term residents in established towns, a growing commuter population, alternative lifestyle communities, as well as a large number of part time residents. Council estimates that 34% of rate payers do not permanently reside in the Shire.
As with many rural and regional areas of Australia, the Shire experiences a large outflow of young adults once they leave school, usually heading to Ballarat or Melbourne for educational, employment and lifestyle reasons.
The population structure of the Shire is generally ageing. It is projected that nearly 50% of the population will be over 50 years and nearly 35% will be over 60 years by 2026.
Settlement
Hepburn Shire has a reasonably dispersed population with a population density of 9.7 people per square kilometre. Growth is occurring in the five main townships of Daylesford, Creswick, Clunes, Trentham and Hepburn Springs, with the highest growth projected in Creswick. These towns are supported by smaller settlements such as Allendale, Glenlyon, Newlyn, Smeaton, Broomfield, Coomoora and Muskvale who all have strong physical and economic links to their larger nearby townships. The diversity of settlement patterns in the Shire offers a range of important lifestyle and development opportunities. Community facilities and services are located within the main service centres, though rural villages may include a public hall, general store, school and recreation reserve.
Economic development
Hepburn Shire has a reasonably diverse economic base and no one sector significantly dominates the economy. This broad based economic diversity provides Hepburn with some protection against economic downturn or reduced performance in any one sector.
The Shire’s proximity and access to key population centres such as Melbourne, Ballarat and Bendigo allows industries convenient access to many markets. The Shire contains a significant commuting employment base. In 2006, approximately 43% of residents commuted to urban Ballarat, metropolitan Melbourne and other areas outside of Hepburn.
Rural areas in the Shire contain high quality agricultural land that forms a significant agricultural region, which is part of Melbourne’s ‘food bowl’. This high value, productive land supports horticultural, grazing and other rural industries, and also has the potential for further development activities.
Manufacturing and value adding industries are an important source of local employment. These industries are situated at rural locations and within the larger urban centres.
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Tourism is also an important industry creating local employment opportunities in the hospitality, retail and service sectors. Hepburn Shire has established an enviable reputation as a key tourist destination, largely resulting from the attraction of the mineral springs, natural resources and environmental features located throughout the Shire.
Retailing, community services, and recreational services also provide an increasing share of employment for the Shire’s population.
The loss of ‘traditional’ industries, and significant growth in tourism and service sectors has created an employment profile and structure with less full time, permanent positions and an increase in more casual seasonal work.
Agriculture and rural land
The rural areas of the municipality form part of Melbourne’s hinterland, and agriculture and other rural industries are essential to the economic and social performance of the municipality and region.
High quality agricultural land in the Shire has allowed for the diversification of agriculture with growth of non-traditional niche farming and boutique rural industries.
Forestry and the maintenance of forest resources, is also a significant land use activity within the Shire.
Infrastructure
Generally water supply to urban areas is adequate across the Shire. Reticulated water supply is available within the towns of Allendale, Broomfield, Clunes, Creswick, Dean, Daylesford, Hepburn Springs, Kingston, Newlyn, Smeaton and Trentham. Clunes, Creswick, Trentham and Daylesford-Hepburn Springs are sewered. The lack of reticulated sewerage to other villages and rural settlements will constrain future development. Natural gas is also available Daylesford-Hepburn Springs and parts of Creswick. Hepburn Community Wind Farm, located at Leonards Hill 10km south of Daylesford, is a 4.1MW wind farm, estimated to produce 12,200 MWh of renewable energy annually.
Environment
Vegetation in the Shire is important for habitat, biodiversity, and landscape values and as a land and water management resource. Significant areas of public and private land remain forested or are the site of remnant grasslands and vegetation.
The native vegetation of the Shire is impressive and diverse, from the tall forests of the Great Dividing Range through to the basalt plain grasslands of the Shire’s west. Important habitat areas are also located on significant roadsides, streams and associated riparian zones.
Sustainability
Council has set targets and initiatives to manage and reduce greenhouse gas emissions and adapt to the impact of climate change. Council is committed to encouraging best practice and improving the sustainability of development throughout the Shire especially in relation to energy initiatives, land use and transport.
There are several active local sustainability and environment groups in the Shire involved in sustainability projects concerned retrofitting and sustainable building, food security and recycling.
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Landscape and Character
Hepburn Shire has many significant landscapes with both agricultural and environmental values. The eastern part of the Shire is elevated with high rainfall levels and significant state and native forest areas, including Wombat State Forest, Hepburn Regional Park, the Great Dividing Trail and the Upper Loddon Flora Reserve; it also has numerous remnant grasslands.
The north and western part of the Shire contains the northern limit of the Victorian Plains Bioregion with a landscape consisting of basalt plains, scoria cones and medium to lower rainfall that supports broad acre farming.
The character of many settlements of the Shire reflect the landscape of the historical patterns of development associated with indigenous heritage, early pastoral, 19th century gold rush, the agricultural industry and forestry.
Cultural heritage
The original inhabitants of the Hepburn area were the Dja Dja Wurrung Aboriginal people; Mt Franklin, a site of indigenous cultural significance lies within the Hepburn Shire. European settlement dates from the late 1830’s, with land used for mainly grazing and cropping, whilst gold was first discovered in 1851. European settlement in Hepburn Shire is strongly linked to pastoral development and the development of the goldfields. Deep lead and alluvial mining activity in various parts of the Shire attracted people from Cornish, English, Scottish, Irish and Chinese backgrounds. The strong influence of Swiss-Italian cultures is also still evident in some of the key built forms of Hepburn Springs and Yandoit. The Shire has identified a vast array of buildings and sites that have historical linkages with the Shire’s towns, settlements and rural development.
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21.02 KEY INFLUENCES AND ISSUES
----//----//20--20-- C--C56 Settlement • A large part of the Shire lies within Melbourne’s hinterland as defined in the Regional Victoria Settlement Framework. • Urban centres at a proximate location to regional centres and transport corridors are increasingly being seen as attractive places to live. The majority of future growth is expected at Creswick, Clunes and Trentham.
• Lower land and house prices compared to metropolitan Melbourne are contributing to rising residential demand. • New housing, jobs and services need to be encouraged in proximity to transport services, particularly rail services in Creswick and Clunes. • Rural living needs to be planned on a regional basis at location near to main townships.
Economic development • Increasing employment opportunities in new agricultural enterprises, tourism and hospitality industries. Tourism is a significant economic contributor to the local economy. • Opportunities exist for diversification in agricultural production as the value of traditional agriculture declines. • Areas of high quality agricultural land located around Creswick, Newlyn, Smeaton, Daylesford and Glenlyon provide food locally and for export to the region and Melbourne. • Land use planning conflicts have arisen with the development of rural living type lots in areas of high to very high agricultural quality.
Infrastructure and transport
• Existing supply and network of services (sewer, water, road, rail) will determine the location and directions of future settlement and urban growth. • The Midland Highway is an important regional connection to Ballarat and Bendigo to providing access to markets, jobs and services. • Improved access to economic an social opportunities in the Shire will be available with upgraded telecommunications including broadband internet access and mobile reception. • Renewable energy sources such as solar, wind and biomass will increase relative to energy produced from traditional sources.
Environment and sustainability • The Shire is located in proclaimed catchments. Future planning must provide for the long-term protection of proclaimed water supply catchment areas across the Shire. • Natural resources, including mineral springs, that attract local investment need to be protected and sustainably managed. • Sustainable development principles will strongly influence the siting, design and servicing of new development. • There has been a decline in the extent and quality of native vegetation in the Shire.
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• Parts of the Shire are located in high fire-hazard areas. Protection of vegetation and amenity of landscape often competes with bushfire risk and management.
Landscape, heritage and character • Distinctive and significant landscapes, rural landscape views and forests are central to the Shire’s rural identity • A loss of heritage and character of towns and rural areas may occur with increased development pressure and a lack of comprehensive heritage planning and protection.
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21.03 STRATEGIC COMMITMENTS AND FRAMEWORK
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Council Plan 2009-2013
The Council Plan makes four fundamental commitments.
We will deliver good governance to the Hepburn Shire We will help improve economic prosperity We will assist our residents improve the health, safety and vibrancy of our communities We will guide our Shire towards environmental sustainability
The commitments and corresponding strategies relating to economic prosperity, health and safety and environmental sustainability are relevant to land use planning. MSS strategic plans, township structure plans, objectives, strategies and the strategic planning work program assist with implementation of the four commitments and their strategies.
Strategic planning framework
The strategic framework for the Shire is illustrated on the following plans: • Shire strategic framework plan • Settlement framework plan • Economic development framework plan • Environment and landscape framework plan
These framework plans are supported with detailed structure plans for the Shire’s main towns and villages.
Strategic directions 2012-2015
Settlement • Support future urban development in townships with facilities and services including urban water supply and sewerage connections. • Manage population and tourist growth and development in an ecologically sustainable manner. • Plan and manage future growth of townships within the Ballarat and Bendigo regional transport corridors with a focus on Creswick, Clunes and Trentham. • Facilitate limited growth of villages with good road access to larger centres based on eco village principles. • Support the development of alternative living concepts based on eco village principles in urban and rural settings • Avoid increasing the population in areas where the risk of wildfire is high.
Environment and sustainability • Support future development that adapts to the impacts of climate change and contributes to meeting Council’s targets for reducing greenhouse gas emissions. • Ensure that the Shire’s quality mineral water resources and reserves are maintained and managed as a long-term community and economic resource. • Protect water quality of catchments in the Shire with attention on higher risk areas such as the Wallaby Creek catchment. • Achieve a balance in the management of native vegetation to secure environmental and landscape values while reducing the risk of wildfire.
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Economic development
• Maintain productive agricultural land in production by avoiding fragmentation and uses likely to lead to loss of or limitations to production. • Encourage local organic food production, distribution and consumption. • Support the growth and development of the Shire’s main towns with an adequate supply of land zoned for industrial and business purposes. • Encourage tourist enterprises in rural areas with good road access that complement agricultural land use and rural landscape. • Support well designed and sustainable tourist development in the Shire’s main towns that respect town character and enhance the distinctive tourism themes of respective towns.
Heritage, landscape and character
• Protect the built, natural and cultural heritage to enhance appreciation of the Shire’s history and to maximise opportunities for tourism. • Support and strengthen the individual character and role of towns that contribute to the Shire’s diversity as a place to live, work , recreate and visit • Protect and enhance the rural areas of the Shire for their diverse agricultural, environmental and landscape values.
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21.04 SETTLEMENT & HOUSING _/_/20 _
C56 Overview
The Shire will continue to experience growth and development over the next 10 year planning period. This growth is linked to the proximity of the Shire with metropolitan Melbourne and Ballarat. Commuting for employment and services is a strong characteristic of the Shire. Planning for growth in a sustainable and managed manner is a key strategy in the MSS. The Shire Settlement Framework Plan sets clear directions for urban planning for the next 10 years. This includes a focus on the Creswick-Clunes corridor. peripheral towns to Creswick ( Smeaton, Kingston, Allendale), Trentham and Daylesford. The re-introduction of passenger rail services to Creswick and Clunes provide new opportunities for housing and business based on better regional connections. Preparation of strategic land use plans for these towns to manage growth is a key focus of Council’s current strategic work program. Villages within 15 minutes travel time of Creswick (Smeaton, Kingston, Allendale) are well placed to take advantage new passenger rail services from Creswick to Ballarat. Local structures plans for these villages will provide a land use framework for sustainable development of these villages. Daylesford is a regional service hub with a significant tourism role based on mineral springs, cuisine, health and well being and art and craft. Future strategic work for Daylesford includes assessing future requirements for industrial land and retail and business floorspace. This will support the maintenance and enhancement Daylesford’s regional and tourism roles. Rail and road improvements to the Calder regional transport corridor now places Trentham within commuting distance of metropolitan Melbourne. The proposed land use strategy for Trentham will manage future development and resources and provide guidelines for protection of rural township character. The Shire’s settlement pattern including the villages, hamlets and rural settlements form an important part of the Shire’s character and diversity. Urban development within villages and hamlets is limited due to servicing and waste water management issues.
Key Issues
Urban growth and development opportunities linked to better regional and metropolitan rail and road connections Consolidation and residential infill in townships can impact on character, lifestyle and amenity. Housing affordability is an issue in Daylesford and Hepburn Springs. Lifestyle and housing choice has resulted in new housing occurring outside of existing urban areas. More sustainable design and development outcomes are required to reduce greenhouse gas emissions. energy consumption, and conserve waste resources. Future serviced land requirements for industry need to be investigated in Daylesford and Creswick Adequacy of existing Business 1 zoned land in Daylesford to meet future demand needs to be assessed. Alternatives living concepts such as eco villages in rural and urban settings are encouraged in the Council Plan 2009-13 Costs associated with the management and provision of future infrastructure in areas of dispersed settlement.
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An ageing population and smaller household sizes creates demand for more diverse housing and services. Physical difficulties in providing infrastructure services at some edge locations in Daylesford. Unplanned development at the edge of townships increases infrastructure and services pressure.
Objective 1
To encourage and manage urban growth and development based on regional and local transport corridors as indicated in the Hepburn Strategic Framework Plan. Strategies • Encourage sustainable growth and development in Creswick and Clunes where existing passenger rail services provide good access to jobs and services in Ballarat regional centre. • Plan for limited sustainable growth and development of smaller towns within commuting distance of Creswick and Ballarat e.g.. Allendale, Smeaton, Kingston, Newlyn. • Encourage sustainable growth and development of Trentham based on the town’s proximate distance to the Calder regional transport corridor. • Strengthen Daylesford’s roles as a regional community service hub and significant tourism centre located on a major transport route with regional city connections.
Objective 2
To achieve a sustainable urban form for towns by containing most future development within the urban growth boundaries shown on township Structure Plans.
Strategies
• Consolidate urban development within the urban growth boundary as shown on township Structure Plans. • Encourage an efficient urban form for townships with development at residential densities (RZ1) within the urban growth boundaries and low density (LDRZ) near the edges of the boundaries as shown on the Structure Plans. • Residential infill, with more diverse dwelling types and lot sizes is encouraged in locations within 400m walking distance of designated town centres. • Development adjacent to the urban growth boundaries should not cause an adverse impact on the visual amenity of the rural hinterland. • Development at the interface with public and private forests should address the need to protect habitat, landscape and visual amenity values of adjacent forests. • Ensure land use and transport planning is integrated to encourage less car travel, increase use of public transport, where possible, and promote opportunities for walking and cycling. • Residential growth in rural settlements and villages should occur within designated Township or Low Density Residential Zones. • Increase commercial and residential activities in existing town centres. • Encourage consolidation of retail and business development within existing town centres and business zoned land.
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Objective 3
• To protect and enhance the heritage, landscape and townscape character of towns.
Strategies
• Future development should protect and enhance significant views, prominent hilltops, ridges lines, vistas and landmarks that contribute to the townscape character of towns. • New development on both public and private land should be in keeping with the heritage, landscape and neighbourhood character of towns, having particular regard to building height, setback, bulk, form and mass and existing vegetation. • Protect natural features important to the town’s character, including significant native vegetation, creeks, and main drainage lines. • Establish public art in streetscapes to identify principal streets and to act as visual markers within the town. • Protect residential areas from inappropriate location of exterior lighting, and encourage lighting with low illumination in public areas. • Encourage development in Clunes to be in keeping with rural town character with generous street widths, intact heritage buildings and places, historic urban form and landscape character of the town and its environs. • New buildings and works in Clunes should enhance its interpretation as the first Victorian gold town including signs, displays and public art. • Development in Creswick should be in keeping with its predominantly low rise rural town character with wide streets, heritage buildings and streetscapes, green wedges and significant native vegetation cover. • Development in Trentham should be in keeping with its predominantly low rise rural town character, forest landscape/backdrop and rural setting.
Additional strategies specific to Daylesford / Hepburn Springs
• Development within Daylesford and Hepburn Springs should retain the visual qualities of ridgelines and views of adjoining rural hinterland and forested areas. • Development within Daylesford should be sympathetic to the visibility of church spires and views of adjoining rooftops, and to be in keeping with the dominant character of the surrounding built environment, as identified in the Daylesford Neighbourhood Character Study 2002. • Development adjacent to Wombat Hill, Lake Daylesford, Cornish Hill and Jubilee Lake should not have a detrimental impact upon the landscape, environmental and townscape significance of these community icons. • Development in Hepburn Springs should be in keeping with its rural town character, including its village form, forest and bushland setting and significant native vegetation cover. Major townscape elements of key community icons such as Mineral Springs Reserve are to be protected and enhanced.
Objective 4
To retain and enhance the compact form and heritage and townscape character of town centres.
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Strategies
Concentrate new retail and business development in town centres and discourage new development outside of the town centre that will have a negative impact on the viability of the town centre. New buildings and works should be in keeping with the townscape and heritage character of the town centres having regard to building height, bulk, form and design. New development should interact positively with the adjacent public spaces. Ensure new development minimises the impact of vehicle traffic on the character of the town centres. Encourage walking and bicycling by maintaining pedestrian scale and accessibility within town centres . Encourage expansion of Clunes town centre along Fraser Street to east, as shown on the Structure Plan. Development proposals in Creswick town centre are to address potential traffic impacts and safety, particularly in Albert Street. Encourage business and tourism opportunities in the Main Street business precinct as identified on the Hepburn Springs Structure Plan. Encourage expansion of the Trentham town centre along Market and Albert Streets, connecting existing Business 1 Zones as shown on the Trentham Structure Plan.
Objective 5
Promote alternative and sustainable living concepts in urban settings and at identified rural living locations with good road access and in proximity to main townships.
Strategies
• Encourage the creation alternative and sustainable living environments based on eco village principles of permaculture, sustainable land use and building design, renewable energy production, food production and water conservation and re-use.
• Employ eco village principles in structure planning processes proposed for villages identified on the Hepburn Strategic Framework Plan
Objective 6
Develop open space networks in towns, based on creeks, drainage lines, existing parks and recreation areas.
Strategies
• Establish public open space networks as identified on town Structure Plans. • Develop safe and accessible walking pathways/trails within public open space networks with links to key community facilities and icons in towns. • Retain where possible significant stands of native vegetation within public reserves and town open space networks. • Support sustainable management of existing and new public open spaces with water conservation, local indigenous plantings and where appropriate, food producing plantings.
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• Promote the development of facilities that will strengthen the role of Creswick as a hub for the Great Dividing Trail network and other such networks.
Objective 7
Protect and promote local biodiversity in urban areas.
Strategies
• Encourage the establishment of wildlife corridors in new and existing residential areas and along the town’s watercourses. • New residential subdivisions should include planting of a range of local indigenous vegetation. • Encourage retention of significant forest resources and farm forestry potential resulting from new residential development.
Objective 8
• Ensure future development has a positive impact on the health and wellbeing of the community. Strategies • Apply ‘active by design’ principles and assessments on future residential development • Support and encourage the creation of spaces for the planting of food trees and the establishment of community gardens in urban areas.
Future strategic planning program
• Prepare land use planning strategies for Creswick, Clunes and Trentham to establish a long term planning frameworks accompanied with planning scheme amendments to implements the strategies • Investigate future retail and office floorspace requirement in Daylesford town centre. • Assess future industrial land demand and supply in Daylesford and Creswick. Revise structure plans for Daylesford and Creswick to identify suitable sites. • Revise structure plans for Smeaton, Allendale, Kingston and Glenlyon. • Continue to investigate community and public transport options which may allow greater transport choice e.g. Transport Connection Project. • Undertake Traffic Management Strategy, including for parking, for Daylesford/Hepburn and for Creswick. • Investigate further application of Neighbourhood Character Overlays, to investigate areas with demonstrated strong neighbourhood character, • Completion of restructure plan for Sailors Falls, Drummond and Wheatsheaf.
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21.05 ECONOMIC DEVELOPMENT
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Hepburn Shire is part of a region where a broad range of development and employment opportunities continue to be created through good access to Melbourne and other provincial cities. Hepburn Shire has a reasonably diverse economic base built around agriculture, retail, accommodation, spa and wellness, cafes / restaurants, construction, property and businesses services, health and education and manufacturing. Hepburn Shire is a significant agricultural region and part of Melbourne’s ‘food bowl’. The high quality agricultural land is used for horticulture, grazing and other rural industries The Shire has limited manufacturing and industrial activities in it’s larger townships with some industrial land uses also located in rural areas. There are opportunities to develop value added activities and industries processing local agricultural products. Retailing, business and community services provide an increased share of local employment in the Shire. Tourism is a significant contributor to the local economy and is a major driver of the accommodation, spa and massage therapy, cafes and restaurants and retail sectors. The Central Highlands Regional Strategic Plan 2010 anticipates that the health community services sector will be an important growth industry in the region due to increased demand, particularly as the population ages and the local population grows. Hepburn Shire 2010 Economic Development Strategy proposes a more diverse local economy and includes recommendations with land use outcomes including: • development of a diverse agribusiness sector including high value, niche production, organic farming and associated food manufacturing and support services, • development of a more diverse tourism product around the natural environment, family orientated tourism, arts and culture, food and environmental sustainability, • sustainable development of natural and environmental assets including forestry management and development of green initiatives, • identification of land suitable for light industrial development in towns.
AGRICULTURE and RURAL LAND
Overview
The rural areas of the municipality form part of Melbourne’s hinterland. Careful planning is required to maintain rural and agricultural land uses and prevent housing not associated with agricultural and rural purposes.
Hepburn Shire has many fertile agricultural areas used for animal husbandry and horticulture. Rich ‘chocolate’ soil is found in the southern and eastern areas of the Shire which is highly sought after for horticulture uses. One of the state’s key potato production areas is centred around the Dean, Newlyn, and Mollongghip region. Hepburn Shire contains significant areas of high quality agricultural land and forms part of an agricultural region that provides opportunities in important horticultural activities including vegetable, viticulture and seed production. Newer rural industries are emerging, such as viticulture and rural tourism. The Central Highlands Regional Strategic Plan 2010 notes the importance of rural areas and production, a need for the strategic planning of settlements and the need to direct rural living growth into existing settlements with established infrastructure.
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In order to maintain this economic and social value of the municipality’s rural land, the productivity and versatility of agricultural land must be protected. Landscape and environmental values also form a significant part of the value and character of rural areas. Unmanaged subdivision and housing in rural areas has the potential to undermine established rural uses and must be carefully planned to maintain the long term productivity of rural land. Rural living development not associated with agricultural enterprises needs to be directed around established townships and settlements.
Forestry will continue to be a significant land use activity in Hepburn Shire. Forestry education and research has been undertaken over many years at the University of Melbourne School of Forestry at Creswick.
Key Issues
Rural and agricultural land use:
Recognition and protection of Melbourne’s hinterland, preventing dispersed settlement and protecting agricultural land. Rural-residential/rural living development needs to be planned at a regional scale based on the existing infrastructure, facilities and services. Development of a more diverse agribusiness sector is recommended in the Hepburn Economic Development Strategy 2010. Development in rural areas can impact on rural amenity and can be incompatible with surrounding rural uses and land. The ‘right to farm’ principle needs to be recognised. Sustainable agriculture needs to be compatible with land capability. Emerging rural land uses and developments need to be facilitated. Small scale organic farming, aquaculture and permaculture is occurring in the Shire. Growth in tourism and other commercial uses in rural areas. Potential timber production for carbon sequestration. Potential for increased rural industry, forestry and other local value added opportunities. Identification of areas having extractive material or mineral resource potential.
Subdivision and housing: Potential for subdivision and housing in rural areas to reduce the availability of productive agricultural land. Potential amenity conflicts with established agricultural and rural uses. Pressure on rural areas and services from rural living and lifestyle aspirations.
Objectives
Rural and agricultural land use: Maintain and protect agricultural productivity, versatility and diversity. Protect the economic role and significance of productive agricultural land. Encourage economic and environmental sustainability of agricultural and other rural land. Encourage alternative farming methods like organic farming, aquaculture and permaculture.
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Subdivision and housing: Protect the productive and economic value of agricultural and other rural land in assessment of subdivision and housing proposals. Minimise potential land use and amenity conflict associated with subdivision and housing in rural areas.
Strategies
Rural and agricultural land use: Ensure rural land use practices are compatible with the capability of land and the natural systems and resources on the land. Minimise potential amenity impacts between agricultural uses and other rural land uses, notably in areas of higher agricultural productivity. Consider and promote tourism, commercial and boutique farming uses compatible with agriculture, rural landscape and rural areas. Assist with the establishment, expansion and diversification of new and prospective rural and farming enterprises to create economic flexibility and sustainability. Encourage the production, value adding, processing, sale and consumption of local, sustainably produced food and rural product, using local employment wherever possible. Recognise the potential for rural land to be used for timber and carbon production, particularly on less productive agricultural land. Protect environmental and landscape values and character of rural areas, minimising environmental hazard in these areas. Protect the natural and physical resources upon which agricultural industries rely. Encourage the conservation and efficient usage of water resources in rural areas.
Subdivision and housing: Ensure that any rural subdivision and housing protects the productive value of agricultural land. Ensure that rural subdivision and housing is directly required for and facilitates agricultural and rural purposes and is not for rural lifestyle objectives.. Ensure that potential subdivision and housing in rural areas does not adversely impact on nearby agricultural and other rural uses and does not create any amenity conflict with these uses. Ensure that any rural subdivision and housing does not impact on road infrastructure and services or create additional demand for these services. Consider and provide rural living opportunities in proximity to established townships that are provided with community and physical infrastructure.
Agriculture and Rural Land strategic planning program
Finalise the Rural Lands Study (EnPlan 2007) to establish strategic directions for rural areas, select rural zones including the potential use of the Rural Activity Zone, finalise subdivision, housing and other controls in zone schedules and consider application of additional overlays to complement rural land use. Undertake a Rural Living Study (or include in a Rural Lands Study) to assess and identify suitable locations for rural living development in proximity to established townships. Review the Environmental Significance Overlay and Significant Landscape Overlay mapping and schedules to assess and reinforce the importance of environmental and landscape values of rural areas.
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Prepare Hepburn agribusiness strategy. Liaise with Regional Development Victoria Department of Primary Industries on the opportunities for biofuel and bioenergy industry development in the region.
INDUSTRY
The Shire has relatively limited significant manufacturing or industrial activities. The larger facilities include Creswick Woollen Mills (Creswick), Melbourne University Creswick Campus; School of Land and Environment; Rijk Zwaan (Musk) and Arch Wood Protection (Trentham) and UniGrain Mill (Smeaton). Some industrial land uses are also located in rural areas of the Shire including mineral water extraction (Wheelers Hill) and a seed processing plant at Smeaton. These uses and associated activities need to be sensitively managed in rural areas and environments. The manufacturing sector in Hepburn has a fairly low value add profile. Opportunities to develop value added activities and industries include food and beverages, timber products and tourism. Serviced industrial land opportunities need to be available in main towns for industries to process and value add to product grown locally and in the region. The future supply of land for industrial purposes needs to be investigated in Daylesford and Creswick. Industrial land supply will be assessed in the proposed land use strategy plans for Creswick, Clunes and Trentham.
Key Issues • Existing industrial area in East Street Daylesford has poor access for industrial traffic due to bridge underpass and alternative routes through residential areas. • Existing industrial area in Creswick has land use, environmental, access and flooding issues. • Lack of an industrial area in Clunes. • Future supply of serviced industrial land needs to be investigated in Daylesford, Creswick and Clunes. • Employees in Daylesford are often forced to live in other towns in and outside of the Shire due to housing affordability issues in Daylesford. • Location of industries in rural areas can have an adverse impact on local environment and infrastructure. • Industrial road standards need to be improved. Objectives • To expand the existing industrial base in Daylesford and Creswick. • To establish an industrial area in Clunes. • To consolidate industrial development at Trentham’s existing industrial area. • To encourage value add industrial opportunities.
Strategies
• Consolidate existing industrial zones. • Identify new industrial areas in Daylesford, Creswick and Clunes at locations adjacent to services and major transport routes and seperated from areas of environmental and landscape significance or high residential amenity. • Encourage the location of food related industries and other value adding opportunities in industrial zones.
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• Support limited industrial development in unsewered settlements and locations if the proposed development relates to local agricultural production and can satisfy environmental and infrastructure requirements. • Ensure industrial development is of high architectural quality incorporating sustainable design principles and adequately addresses access, parking, signage and landscaping. • Encourage energy and water efficiency in the planning, design and development of industrial areas.
Industry strategic planning program
Undertake an industrial land assessment for the main towns by reviewing and updating the Hepburn Industrial Land Strategy 2003 Assess future industrial land requirements in Creswick, Clunes and Trentham as part of proposed town strategic land use plans. Revise township structure plans, where appropriate. Assess future industrial land requirements in Daylesford. Structure Plan. Revise structure plan to identify suitable locations for new industrial areas.
RETAIL AND OFFICE
Retailing, community services and recreational services provide an increasing share of employment in the Shire. The Shire’s main towns provide for local shopping and discretionary needs and services. Daylesford and Creswick being larger towns have a greater range of retail shops and offices.
The Hepburn Shire 2010 Economic Development Strategy comments that the development of small to medium sized professional business services is constrained by a lack of suitable office and commercial office space in the Shire’s main towns.
An assessment of retail and office space in Daylesford and office space in Creswick is required. There is adequate Business zoned land in Trentham but underutilised retail space in the town centre.
The Clunes Structure Plan allows for some expansion of the town centre. Future requirements for retail and office space in Clunes, Trentham and Creswick will be assessed as part of the proposed land use strategic plans for these towns.
Additional local stores and services may be required in the Shire’s villages, hamlets and rural settlements if population and demand rises. In some instances, the replacement of the existing Farming zoning with a Township zoning in smaller settlements may be warranted and this will encourage suitable locations.
The character, function and appearance of town centres has often been raised as important issues in community consultation. With the exception of Trentham, heritage overlay protection applies to the town centres of the main towns. Streetscape improvement and revitalisation of activity precincts is important for community well being and tourism appeal.
Key Issues
• Lack of suitable office and commercial office space in Daylesford and Creswick. • Long term vacancy of retail and commercial buildings in the town centres of Creswick, Clunes and Trentham. • Main street revitalisation is required in Daylesford, Creswick and Trentham • Streetscape improvement and enhancement is required in Creswick.
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• Future business and tourism retailing opportunities in Trentham.
Objectives • Encourage development of compact retail and commercial centres in townships. • Encourage new development in Business zoned areas that respect heritage and townscape character. • Support new development that optimises the use of existing building and land in town centres.
Strategies • Support new retail and business development consistent with town structure plans. • Encourage office and residential use of above ground floors of buildings in Daylesford Creswick and Clunes town centres. • Discourage residential use at ground floor of buildings located in town centre activity precincts. • Encourage active street frontages in town centre precincts to enhance street life and vitality. • Ensure that car parking is provided on site or through cash in lieu payment for new development in Business zones. • Promote the local art and cultural development industry
Retail and Office strategic planning program
• Identify level of demand for business incubator facilities in Daylesford and Creswick and possible sites. Investigate incentives to encourage private and public property owners to improve and invest in main street buildings and assets. Assess future retail and commercial floorspace and review existing Business 1 zoning in Daylesford. Investigate future land and floorspace requirements for additional Business zoning as part of land use strategic plans for Creswick, Clunes and Trentham. Investigate the introduction of incentives to encourage the future use of vacant retail and commercial buildings in town centres. Provide proper kerb and channel and additional car parking in Duke St to encourage expansion of retail/commercial precinct.
TOURISM
Tourism in the Shire is founded on the attractions of mineral springs, heritage towns, natural resources and environmental features and is now a significant component of the local economy. Tourism has positive economic benefits in other business activities and infrastructure and is a major driver of the accommodation, cafe and restaurants and retail sectors. Growth in the tourism industry has seen an increase in accommodation facilities including guesthouses, bed & breakfast establishments, niche retailing and development focussed towards lifestyle and pure indulgence pursuits. To maintain this market, the attractions and features of the Shire such as the mineral springs and other key environmental features must be protected and enhanced. Tourism has performed an important development role in Daylesford and Hepburn Springs. Today tourism is making a greater contribution as an industry, across the Shire as increased numbers visit Clunes, Creswick, Trentham and other locations. Stakeholder
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consultation held as part of Hepburn Shire 2010 Economic Development Strategy identified the opportunity to increase the dispersal of tourism from Daylesford to support tourism development in other centres. . The Economic Development Strategy proposes the development of a more diverse and sustainable tourism product developed around the natural environment, family orientated tourism, arts and culture, food and environmental sustainability.
Key issues
• Tourism is an important component of the local and regional economy. • Opportunities for nature based tourism. • Local production and consumption of food (particularly organic products) and wine is a growing tourism sector. • Land use compatibility of tourism enterprises in rural areas. • Future tourism opportunities depend on protection of natural resources and heritage. • Tourism has implications for infrastructure and facilities e.g. car parking, roads, signage. • Potential to expand opportunities for farm gate and local produce markets.
Objectives
• To enhance and expand the tourism industry, whilst protecting the environmental, landscape and cultural values of the Shire and the lifestyle of its residents.
Strategies
• Encourage agriculture based tourism development in the rural areas where there are no adverse impacts on the operation of rural industries and the character of the rural landscape. • Ensure new tourism development is high quality architecture incorporating sustainable design principles. • Encourage tourism opportunities related to the Shire’s distinctive themes of mineral springs, heritage, agriculture, cuisine, health and well being, rural landscape and rural township character. • Encourage sustainable tourism development based on distinctive themes of townships - Clunes: gold heritage, “booktown” theme, ceramics, food and wine. - Daylesford/Hepburn Springs: mineral springs, heritage, townscape, food and wine, health and well being, art and craft, organic food markets - Creswick: heritage, forestry, nature based activities and art (Lindsay’s) - Trentham: rural town character, food and wine, forest landscape, heritage, rail trail
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21.06 INFRASTRUCTURE & TRANSPORT --/--/20
C56 Overview
Growth and development potential in the Shire will depend on the timely and adequate supply of infrastructure and community services. The five major towns in the Shire are serviced with urban infrastructure. The lack of infrastructure in smaller settlements is a constraint to future development. The main road network services the main towns, provides for regional travel and freight movements and links to the Western and Calder Freeways. Creswick and Clunes now have improved regional connections with passenger rail services to Ballarat. Settlement strategies for the Shire need to take advantage of the opportunities for improved access to jobs and services in the Creswick-Clunes corridor. The Hepburn Strategic Framework Plan provides a strategic urban focus for Creswick, Clunes and Trentham with land use strategy plans proposed for these towns. These plans will provide guidance for the provision and timing of new infrastructure and facilities. Daylesford.
Creswick and Clunes were two of the worst affected regional towns in the flood events of 2010-11. Flood and Drainage Mitigation Plans have been completed for Creswick and Clunes. Recommendations of these studies include upgrading flooding planning controls in the planning scheme.
Infrastructure
Generally water supply is adequate across most urban parts of the Shire. Maintaining water supply and quality will continue to be important for serviced towns and settlements. Clunes, Creswick, Daylesford-Hepburn Springs and Trentham are sewered townships. There are no proposals by relevant water authorities to service other settlements. The Central Highlands region has been identified as a region with significant opportunities to generate energy due to the concentration of exposed high wind areas. Biomass opportunities have also been identified (Central Highland Regional Strategy 2010). Hepburn Community Wind Farm, located at Leonards Hill, is a 4.1MW wind farm, estimated to produce 12,200 MWh of renewable energy annually. Effective stormwater management is a key component of Council’s commitment to environmental sustainability.
Key Issues
Future settlement focus on towns with reticulated water supply and sewerage systems. Importance and potential for renewable energy in the Shire and region. Council is undertaking a review of waste management services in the Shire and is developing new waste management strategy for the next five to 10 years. Drainage is often an issue with respect to infill development. Natural gas supply is available in Daylesford. Natural gas supply extension to other areas needs to be investigated and reviewed Infrastructure standards need to be improved for subdivisions. Over-regulated standards can be to the detriment of rural character. There are physical difficulties in providing reticulated sewerage to some edge locations in Daylesford and Hepburn Springs
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Resource and environmental values need to be protected during infrastructure development and maintenance. Areas in the Shire have limited telecommunications access, including broadband internet access and mobile reception.
Objectives
To encourage local energy production from renewable energy sources. To ensure a continued supply of high quality water for urban and rural use. To provide telecommunications facilities available to all areas of the municipality To encourage sustainable urban growth and development in serviced townships. To maintain and enhance stormwater quality throughout the municipality. To ensure development incorporates water sensitive urban design principles.
Strategies
Encourage urban development and expansion in existing towns as shown on township structure plans. Protect water and sewerage infrastructure and landfill sites from encroachment by inappropriate uses and development. Incorporate adopted stormwater management plans into the design of new developments. Minimise off site discharge of stormwater through the use of porous pavements, on-site collection, water conservation and re-use. Encourage the use of alternative energy production in industry and new developments. Ensure new development incorporates telecommunications access and infrastructure
Transport and Access
Maintenance of the road network is critical to the long-term economic prosperity of the Shire. Maintaining key transport linkages from within the Shire to interstate transport corridors including the Western and Calder Highways/ Freeways is an important planning issue. The Midland Highway dissects the Shire, providing excellent commercial and private access to Ballarat, Geelong, Bendigo, Melbourne, the ports and domestic and international airports. A key strategic direction of the Central Highlands Regional Strategy is to integrate settlement planning to the regional transport network by improving major north-south road connections and tourist connections between Creswick-Clunes corridor and Daylesford.
Primary producers and other industries in the Shire are dependent on road freight as a means to distribute goods. Rail freight services operate from Melbourne via Creswick to Mildura. A Regional Freight Study has been completed. Shire residents and visitors predominantly rely on the motor vehicle as a means of transport throughout the Shire. Public transport is limited in the Shire. Passenger rail services available in Creswick and Clunes have strengthened access and regional connections to Ballarat. V-Line and other bus services operate in Daylesford-Hepburn Springs and Trentham. A tourist rail route currently operates from Daylesford to Bullarto. The Hepburn Walking and Cycling Strategy 2011 proposes the development of opportunities to walk and ride throughout the municipality.
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Key Issues Maintenance of key transport routes - Midland Highway, Daylesford-Ballan Rd, Creswick-Newstead Rd, Creswick-Maryborough Rd and Daylesford-Woodend Rd. Public and community transport options are limited due to dispersed settlement pattern . Passenger rail services to Creswick and Clunes offer new sustainable development opportunities and better regional connections. Bicycle facilities and infrastructure should be encouraged with new development Car parking and traffic management are important issues in Daylesford and Creswick’s town centre and their environs. Low bridge in East Street Daylesford is a major access constraint to industrial area. Objectives • To maintain and improve the existing road network throughout the Shire. • To encourage new housing near to transport nodes. • To ensure new developments incorporate appropriate bicycle infrastructure. • To ensure that adequate parking is provided for all new uses and developments. • To ensure use and development of land does not prejudice the levels of service, safety and amenity of the Midland Highway • To achieve better .integration of land use and transport • To develop safe and accessible open space networks. • To encourage the establishment of local, district and regional open space linkages, walking and cycling trails
Strategies
Encourage development with good road access and the provision of roads with low road maintenance requirements. Reduce vehicular speed in the Trentham township, e.g. with traffic calming devices, and promote walking and bicycling as alternate safe means of transport. Require development contributions for new road provision. Ensure that infrastructure and transport construction and works do not have an adverse impact on environmental, landscape and heritage resources. Encourage development of passive and active open space areas that protects and manages watercourses, ecosystems, flora and fauna. Ensure road reservation widths accommodate bicycle lanes on appropriate routes. Maximise opportunities to link multi-use paths and open spaces to community facilities and destination points. Encourage intensification of housing development close to public transport nodes Encourage local employment, wherever possible, to reduce need to travel to work by car.
Community Facilities
The maintenance, provision and planning of new facilities is integral to the health and wellbeing of the Shire and the community. Changing population demographics are creating demands for new or improved services and facilities in the Shire’s towns.
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Larger urban centres in the Shire generally are well serviced with community facilities. Facilities in the smaller villages are more limited requiring residents to travel to larger towns. Provision of community facilities for Creswick, Clunes and Trentham where population and housing growth is expected to increase over the next 10 years will be an important considerations. Maintaining and improving community facilities in the community service hub of Daylesford will also be important in future years.
The Central Highlands Regional Strategy identifies the following health services issues that are relevant to the Shire:
Convenient access to health services is critical particularly those who are aged and those in smaller centres and rural areas. Co-location and integration of primary health care services is providing a better model for the delivery of services. Difficulties in recruiting and retaining skilled and experienced heath and medical staff particularly in smaller centres.
Key issues
• Access to community facilities and services for smaller communities and rural areas. • Community workshops have identified issues such as improvements to Calembeen Park in Creswick and the need for a longer term plan for the caravan park at Clunes. • An indoor sports facility is proposed at Creswick • Clunes Community and Interpretative Centre could be model for other towns • Trentham community has undertaken a needs assessment for a community centre.
Objectives
• Provide community facilities and infrastructure to meet the needs of Shire’s growing ageing population. • Encourage all development and infrastructure provision to enhance safety, accessibility and inclusion for all members of the community. • Promote a diversity of recreation opportunities within the Shire. • Establish recreational, leisure and cultural facilities and programs that reflect the natural, environmental and heritage attributes of the Shire.
Strategies
• Encourage co-location and multi-use of facilities especially health, primary care and education services and integration of facilities for children, aged and families • Encourage consolidation of community facilities within established township centres. • Provide for increased residential densities close to retail, health and community facilities • Create attractive, safe and high amenity street, civic, public and open spaces that enhance new levels of activity. • Identify priorities for the provision of community facilities in the Shire’s towns. • Implement ‘active by design’ principles and planning assessments.
Infrastructure and Transport strategic planning program
Development of a Development Contributions Policy and Plan. Facilitate the extension of natural gas to townships and urban areas, through continued liaison with servicing authorities.
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Facilitate mapping of high wind areas in region. Ensure new developments caters for telecommunications infrastructure. Develop a parking precinct plan for Daylesford. Undertake a local traffic management study for Creswick town centre Review Council’s infrastructure standards for subdivision. Assess future community facility provision as part of land use strategic plans for Creswick, Clunes and Trentham.
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21.07 ENVIRONMENT & SUSTAINABILITY
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C56 Overview
Sustainable long-term management of the environment and natural resources of soil, water and vegetation is a fundamental element of land use planning in Hepburn Shire.
Hepburn Shire is situated at the source of a number of catchments linked to the Murray River and Port Phillip Bay. Protection of water quality has significant local and regional implications, especially where these catchments provide domestic water supply
Hepburn Shire is known as the Spa Centre of Australia due to its mineral water assets. Protection of mineral springs, their aquifers and their environs from the impacts of waste disposal and drainage is fundamental to the future management of these assets.
Hepburn Shire encompasses many significant landscapes with high agricultural and environmental values, including Wombat State Forest, Hepburn Regional Park, The Great Dividing Trail and the Upper Loddon Flora Reserve and numerous remnant grasslands. A key goal of the Council Plan 2009 – 2013 is to become a carbon negative organisation by 2013 and a carbon negative Shire community by 2025. Key issues raised during the community consultation during the review of the planning scheme in 2011included reducing greenhouse emissions, addressing the impacts of climate change and peak oil and the need for new development to achieve higher sustainability standards.
Water Resources
The North Central Catchment Management region covers most of the Shire, with a small portion included in the Port Phillip and Corangamite regions. Domestic water supply is harvested from catchments of the Loddon and Campaspe Rivers and Tullaroop Creek. The protection and management of water quality for water harvesting is an important issue for the Shire.
Mineral springs are a major attraction and economic asset for the Shire and wider region. Groundwater management is an issue with regard to mineral springs in the Shire. Springs close to Daylesford (Central Springs), Hepburn Springs and other areas are at risk from groundwater loss or contamination through inappropriate development in recharge areas.
Key issues
• Maintenance of water quality and quantity of water is critical in water catchments. • Potential environmental damage and loss of habitat areas from reduction in stream flows. • Potential pollution of groundwater quality and mineral spring aquifers from activities in recharge areas- vegetation clearance, effluent disposal, roadworks, landforming, mining and building activity. • Water quality of waterways and condition of the Loddon catchment. • Agriculture and tourism are dependent upon the health of the catchments. • High numbers of dams impact on waterway flow and health.
Objectives
• To improve water quality in waterways. • To encourage all new development to maximise water efficiency. • To protect surface and groundwater quality at a local and region level.
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• To protect water quality of mineral springs and aquifers. • Encourage new development to capture, store and re-use water.
Strategies
• Development that contributes to water quality decline through effluent management, erosion, vegetation clearance or other land use impacts will not be supported. • Encourage water sensitive urban design in all new developments. • Ensure development adopts a best practice approach to stormwater treatment and management. • Require use of rainwater tanks and grey water reuse in new development. • Ensure conservation of water in the design of residential subdivisions and management of public open spaces by drainage infiltration, water re use and water wise local native plantings.
Biodiversity and Habitat
The green belt between Daylesford, Trentham, Ballan and Woodend and the various plantations and forests surrounding Creswick are significant regional features.
The native vegetation of the Shire ranges from the tall forests of the Great Dividing Range through to the basalt plain grasslands in the Shire’s west. The bushland and ridgelines of the central highlands and forest areas such as the Wombat State Forest are dominant features.
The potential for wildfire is a significant threat in the Shire. Local policy responses to the potential bushfire threat need to be consistent with the new integrated fire management planning framework
Vegetation in Hepburn Shire is important for habitat, landscape values, and as a land and water management resource. Significant areas of public and private land remain forested or as sites of remnant grasslands. Important habitat areas are also located on significant roadsides, streams and associated riparian zones.
Key Issues
• Decline in the extent and quality of native vegetation. • Loss of biodiversity and threatened species habitat. • Fragmentation of habitat. • Impact of pest plants and animals on native habitat. • Roadsides containing significant native vegetation. • Demand for rural residential development is in areas of high environmental values e.g. private forests or adjacent to public forests. • Retention of vegetation along watercourses. • Some areas of the Shire are subject to periodic flooding, particularly in lower lying areas of Creswick and Clunes
Objectives
• To protect remnant vegetation and habitat. • To enhance native vegetation linkages between habitat areas.
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• To maintain, enhance and protect the biodiversity and habitat significance of native vegetation. Strategies • Locate development to minimise loss of significant remnant vegetation and identified habitat areas. • Encourage establishment and enhancement of habitat linkages on private and public land, roadsides and waterways. • Protect vegetation on roadsides and along watercourses. • Protect habitat, environmental and landscape values at the interface of private and public land. • Reverse the incremental clearance of native vegetation. • Discourage inappropriate development in areas susceptible to erosion. • Encourage revegetation to prevent land degradation, maintain water quality and protect biodiversity of flora and fauna species. • Ensure a net gain in habitat extent and quality across the Shire’s range of native vegetation communities. • Retain biodiversity values particularly those that represent high quality conservation significant vegetation communities and rare and threatened species.
Climate Change
Council initiatives to manage and reduce green house gas emissions and adapt to impacts of climate change and peak oil are set out in various documents including Greenhouse Local Action Plan 2008, Sustainability Strategy 2011, Sustainable Water Use Plan 2008 and Waste Minimisation Strategy 2011.
Addressing the impacts of climate change and peak oil and reducing greenhouse emissions were key issues raised during community consultation undertaken as part of the review of the planning scheme in 2011.
Planning strategies to address issues of climate change include minimising use of non- renewable resources, solid waste production and pollution to air, soil and water and facilitating renewable energy production.
Key Issues
• Renewable energy opportunities identified for Central Highlands region to generate energy due exposed high wind areas and increasing capacity to supply biomass. • Engaging the community, households, businesses and industries in reducing energy use. • Relatively dispersed settlement pattern with limited public transport and reliance on motor vehicles. • Potential to increase local food production and reduce ‘food miles’. • Community support for initiatives to reduce greenhouse gas emissions
Objectives
• To reduce greenhouse gas emissions generated in the Shire. • To encourage efficiencies in resource use and waste reduction within the Shire.
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Strategies
• Ensure development is designed to be consistent with best practice methods of operation, including more renewable sources of power, water management and reuse and waste recycling. • Encourage development that reduce energy usage and greenhouse gas emissions. • Encourage industry to develop on-site renewable energy and new emerging low carbon technologies. • Maximise opportunities to integrate land use with transport planning through township structure planning and encouraging development with good access to employment and services. • Encourage higher residential densities close to railway station precincts in Creswick and Clunes. • Encourage small-scale farm holdings, boutique farming, farm gate sales, urban food production and community garden initiatives.
Sustainable Design
Overview
Council is committed to encouraging best practice and improving the sustainability of development. A fundamental commitment of the Council Plan 2009-13 is to guide the Shire towards environmental sustainability to be achieved in part by policies which encourage sustainable development, particularly in relation to energy initiatives and transport.
The Hepburn Shire Environmental Sustainability Strategy 2012 sets out some of the principles and actions to achieve acceptable sustainability standards in the Shire. These include making less waste; avoiding, reducing, reusing and recycling ; finding alternative sources of renewable energy and implementing low emission building methods and transport systems.
Sustainability issues were the most frequently raised issues during consultation undertaken for the review of the Planning Scheme in 2011. Sustainable land use, building design and subdivision are key areas in which the planning scheme can assist in the achievement of Council’s goal for the Shire community to be carbon negative by 2025. Key Issues
• Potential for more sustainable design and development outcomes which can reduce greenhouse gas emissions. • Opportunities to reduce emissions, energy consumption, waste and use of potable water in the design and siting of buildings. • Retrofitting buildings to be more energy efficient; • Potential to reduce energy use and improve efficiency of existing and new buildings
Objectives
• To promote sustainable design and development. • To encourage innovation in green building design
Strategies
• Ensure sustainability principles strongly influence the design, siting and servicing of buildings. • Encourage resource-efficient design, material selection and construction techniques.
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• Encourage 8 star energy residential rating design. • Encourage re-use of and retrofitting existing buildings in preference to demolition and reconstruction. • Encourage development that uses local materials, skills, trades and professionals in their design and construction • Encourage innovative landscape design that minimises water consumption and maximises biodiversity. • Encourage greater use of renewable energy resources such as solar and wind. • Encourage development that encompasses best practice environmental sustainable design principles and operating practices. • Support local sustainability and environment groups in their education, projects and energy descent initiatives such as retrofitting, sustainable building, food security, community planting and recycling. • Encourage adoption of subdivision designs that maximise solar access for lots.
Bushfire
Overview
Bushfire poses a significant risk to life and property in Hepburn Shire. This bushfire risk is exacerbated by topography, dispersed townships, ad-hoc development and lack of infrastructure in some locations. A new integrated fire management planning framework supports consistency and coordination of the fire management planning activities between government, fire management sector and local communities to achieve effective fire management for the state.
Areas of higher bushfire risk, in the form of the Bushfire Management Overlay, have been indentified by the state government and the CFA. Under this overlay, bushfire risk to human safety and property must be considered and reduced, with specified bushfire protection measures applied as appropriate.
Key Issues
To protect people, assets and the environment from the threat of wild fire.
Objectives Protect human life as a priority, also taking into account the protection of property. Ensure an acceptable bushfire risk level to life and property. Restrict development in areas of unacceptable bushfire risk. Avoid intensifying the risk to life and property through inappropriately located, designed or managed uses or developments. Strategies Minimise bushfire risk to human life, property and community infrastructure in urban, township and rural areas. Undertake bushfire risk assessment and implement bushfire protection measures in the design, siting and management of proposals for subdivision and development. Design and locate subdivision and development to reduce the risk to life and property from bushfire.
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Environment and Sustainability strategic planning program
• Review Environmental Significance Overlays and schedules.
• Review the schedule to the Building Management Overlay in the context of local bushfire conditions and assessment to include local bushfire related issues as required.
• Continue to investigate significant roadside vegetation in the Shire.
• Development of a Roadside Conservation Strategy.
• Updating mapping of environmental hazards; erosion, salinity and flooding threat. • Provide sustainability information and education for prospective home builders, e.g. Solar, orientation, solar passive, double glazing etc • Develop an integrated food security plan for the region including land use, large scale agriculture, small scale farm holdings, farm gate sales, community gardening projects.
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21.08 LANDSCAPE AND CHARACTER
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C56 Overview
Hepburn contains a range of spectacular landscapes. The peaks and plains of the Victorian Volcanic Plains bioregion, the ridges and forests of the Central Victorian Uplands and mineral springs area, form cultural landscapes that are significant for their visual, environmental, geological and scientific values. These landscapes are attractive to tourists, visitors and locals alike. The North and Western part of the Shire contains the northern limit of the Victorian Volcanic Plain Bioregion, which has its largest concentration of volcanic vents throughout the Creswick/Smeaton/Clunes area. Known as the ‘Birch Creek Volcanic Uplands, the prominent hills, volcanic cones, deep scoria, other volcanic features all form a major visual component and are natural landmarks of the Shire. The fertile volcanic plains are characterised by high quality broad acre farming characterised by a patchwork of ploughed fields, potato cropping and grazing stock, with farming extending up the relatively low volcanic hills because of the good growing conditions. Due to difficulty in sourcing water and the risk of wind damage, buildings are constructed on the bottom of the slopes. The Eastern part of the Shire is characterised by the forests and conservation reserves - of National, State and Regional importance - of the Central Victorian Uplands. Dominant features include the Wombat State Forest, Hepburn Regional Forest, Dry Diggings National Heritage Park, and the Fryers Ridge Natural Conservation Region. The green belt between Daylesford, Trentham, Ballan and Woodend is a significant regional feature, as are the waterfalls and gorges of the region. Many settlements of the Shire reflect the landscape of historical patterns of development associated with indigenous heritage, early pastoral, 19th century gold rush, the agricultural industry and forestry. More recently, development has also been characterised by rural lifestyle and landscape opportunities. The heritage significance of many buildings, streetscapes, precincts and places in the Shire’s towns has been identified and are protected in the planning scheme. The overall heritage and townscape character of townships and many other streetscapes do not have the same level of protection. A comprehensive Daylesford neighbourhood character study, completed in 2002, has provided the foundation for current planning controls to protect neighbourhood character.
Key Issues
• Significant and attractive landscapes and vistas need to be protected from visually dominant and inappropriate development and works. • Cultural values of the landscape, relating to its geological, aesthetic and social importance have not been fully addressed by the planning scheme. • Lack of landscape assessments to identify important geological features in the Shire. • The tradition of good intensive farming practice on the slopes of the volcanic cones is under pressure from housing developments. • Inappropriate development on landscapes with steep slopes and dominating ridgelines could lead to landslip, erosion and may compromise the visual amenity of the area.
• Potential impact of urban development on the Shire’s forests and conservation reserves landscape values need to be addressed. • Townscape characters of small historic settlements that contribute to the Shire’s history and cultural landscape are not protected by the planning scheme.
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• Potential for the urban fabric, rural lifestyle and residential amenity of townships to be eroded by poorly located and designed development. • Rural township character of towns and settlements is a factor influencing new residents. • Conflicting interests in the management of road reserves.
Landscape Character
Objectives • To protect the significant landscapes and all the natural features of the Victorian Volcanic Plain Bioregion, located in the northern and western parts of the Shire. • Protect the characteristics and visual quality of other significant features within the Shire, including ridgelines, vistas and natural landmarks. • To ensure development and works are appropriately designed and sited so that significant landscapes and landscape features are not adversely affected or degraded. • To ensure the appropriate preservation, maintenance and development of roadside reserves.
Strategies • Assess development applications against the landscape value and neighbourhood character values of an area where specified, having regard to ridgelines, hilltops and other significant landscape features.
• Protect the traditional practices of farming the lower slopes of volcanic peaks in the Shire. • Protect public land values by discouraging land use activities and development on adjacent private land that could potentially conflict with landscape values and habitat conservation. • Manage land use and development adjacent to public and private forests to complement and enhance those forests. • Ensure roadside vegetation is managed to sustain, complement and enhance the roadside and surrounding landscape character and habitat.
Urban & Town Character
Objectives
• To protect the rural townscape and landscape character of towns and villages. • To protect the heritage character of townships within the Shire. • To promote residential development that acknowledges and enhances the valued character of neighbourhood areas. • To protect significant view lines to surrounding landscapes if they are a feature of a town.
Strategies
Ensure development maintains the integrity of localities and precincts with important cultural heritage and landscape character. Encourage tourism and other non-residential development to appropriate locations that protects and adds to neighbourhood and township character.
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Support the consolidation of development in urban areas where infrastructure capacity exists and where the character of the area is not prejudiced. Ensure new development in Daylesford respects and enhances the identified neighbourhood character of areas. Identify and protect urban areas in the Shire’s towns that exhibit neighbourhood character. Establish limits to the growth of townships based on protecting the landscape, environmental and lifestyle qualities and infrastructure constraints.
Landscape and Character strategic planning program • Undertake a landscape study to identify and assess significant cultural heritage and landscape features particularly in rural areas. Review Significance Landscape Overlays and schedules as part of the landscape study. • Review Environmental Significance Overlays schedule for proclaimed water catchments. • Review Environmental Significance Overlays schedules for mineral springs and update mapping of mineral springs and assets .
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21.09 HERITAGE --/--/20 C56 Overview Hepburn Shire has a large number of significant built and cultural heritage places, as well as heritage landscapes of local, state and national significance. There are significant buildings, streetscapes, townships, Avenues of Honour and individual trees that have strong associations with, and represent the Shire’s post-contact settlement, particularly its pastoral gold rush and tourism history. There are many mining landscapes, which are both important in demonstrating the progression of the 19th Century gold rush era within Australia, including landscapes regarded as the most intact gold rush landscapes in the world. Built on this foundation is the third phase of historic development of the region, the interwar development associated with mineral springs, their therapeutic properties and tourism, with the accompanying notable spa facilities, infrastructure and associated private accommodation in the form of numerous guest houses and other forms of tourist accommodation. The present Shire remains a complex blend of these major themes, particularly around Daylesford and Hepburn Springs. The Shire’s built, natural and cultural heritage are fundamental to its sense of identity. Preserving and protecting these assets will give residents and visitors an opportunity to learn about the past and appreciate its role in the Shire’s future.
Issues
• Current popularity of the Shire and region for both permanent and part time residents and the rediscovered values of the spa region. • Increasing popularity of the Shire has resulted in a notable impact of increased development, and urban consolidation on the heritage fabric, infrastructure and character of the Shire’s towns and countryside. • Potential impact of consequent subdivision and development on the Shire’s significant heritage landscapes. • Failure to adequately identify and record pre-contact, aboriginal cultural heritage. • Obsolescence of the Shire’s various heritage studies and lack of any documentation of aboriginal cultural heritage and places. • Importance of the Shire’s heritage in relation to tourism.
Built And Cultural Heritage
Objectives
• Protect and enhance the heritage, townscape and landscape character of the Shire’s towns and significant other heritage places. • Protect buildings, streetscapes, places and structures of heritage significance. • Protect and maintain the individual historical urban form and character of each of the townships of the Shire. Strategies • Ensure that any proposed new use or development does not diminish the heritage values of a place and is sympathetic to the built form and heritage significance of relevant places. • Ensure that new development does not adversely impact on that character where a dominant existing historic character clearly prevails in a locality.
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• Undertake heritage enhancements, where appropriate, to streetscapes and infrastructure in order to reinforce heritage values. • Discourage the demolition of buildings and other elements of local or state heritage significance or those which contribute to the significance of a precinct or townscape. • Ensure new development is consistent with heritage local policies and guidelines. • Protect and conserve significant trees and gardens. • Conserve and enhance the mining aspects of the Cornish Hill precinct and the remnant historic housing stock within the precinct based on the Cornish Hill Precinct Management Plan. • Accept new development on vacant freehold residential sites within Cornish Hill precinct on the basis that it is consistent with existing surrounding development. • Ensure that any proposed new uses or development does not diminish the historic character of the Daylesford railway precinct. • Ensure that new development within Clunes township and Creswick’s Albert Street precinct is consistent with the surrounding heritage character in terms of built form, scale and general architectural character. • Ensure that new development within Trentham’s High Street precinct is consistent with the typical scale and built forms of the precinct. • Reinforce the commercial built forms of Trentham’s High Street precinct in any new development. • Ensure that new development within the Yandoit heritage precinct maintains a small scale and character consistent with the remnant historic buildings.
Cultural Heritage
Objectives • Enhance and preserve heritage and cultural landscape significance of areas linked with aboriginal cultural heritage, the development of the goldfields, and cultural settlement of the Shire.
Strategies • Continue to ensure that sites of Aboriginal cultural heritage values are identified, assessed, maintained and protected by working with traditional owners. • Ensure new development is sympathetic to the cultural and landscape heritage of the area.
Natural Heritage
Objectives • Preserve and maintain the natural heritage of the Shire including significant trees and landscapes.
Strategies • Ensure development does not remove or place undue pressure on significant natural heritage. • Conserve significant remnant trees, gardens, other vegetation and natural features.
Implementation The strategies in relation to heritage will be implemented through the planning scheme by: Policy Guidelines Apply Clause 22.04 Heritage Policy in considering an application in a Heritage Overlay
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Heritage strategic planning program
• Prepare a consolidated Heritage Review for the Shire which updates existing heritage studies and which identifies and records heritage places not yet identified. • Prepare and continuously up-date guidelines for all aspects of potential works to heritage places. • Research and record the pre-contact aboriginal heritage of the Shire. • Develop guidelines for dealing with pre-contact heritage generally and for specific identified places. • Identify and document important cultural landscapes in the Shire. • Prepare Hepburn Heritage Policy and Guidelines and implement planning scheme reference document.
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21.10 REFERENCE DOCUMENTS --/--/20--. C56 Settlement - 21.04
• Hepburn Shire Land Use Strategy: Settlement Review, RPD Group, February 1999 • Hepburn Shire Land Use Strategy: Rural Land Use Review, RPD Group, January 1999 • Hepburn Shire Land Use Strategy: Strategic Directions, RPD Group, March 1999 • Hepburn Shire Structure Plan Review Report 2007 • Argus Hill – Cornish Hill; A report on future land-use options for Argus Hill – Cornish Hill, Kinhill Pty Ltd, 1985 • Cornish Hill Management Plan 1998 • Hepburn Springs Urban Design Framework 2001 • Hepburn Mineral Springs Reserve Strategic Plan 1997 • Creswick Community Development Plan 2003-2006 • Guidelines for Building an Energy efficient Home: A Practical Guide to Building and renovating, Energy Victoria • Planning Conditions and Guidelines for Subdivisions, Country Fire Authority, 1991 • Recreational Accommodation Safety Guidelines, Country Fire Authority, 1997 • Solar Access for Lots: Guidelines for Solar Efficient Residential Subdivision, Energy Victoria
Economic Development - 21.05
Hepburn Shire 2010 Economic Development Strategy Ballarat Supply Area – Extractive Industry Interest Areas 1997 report, DNRE, 1997 Hepburn Industrial Strategy, 2003 Hepburn Mineral Springs Reserve Strategic Plan, February 1997 Midlands F.M.A Forest Management Plan, DNRE December 1996 Mineral and Spring Water Discussion paper 1996 Mineral and Spring Water Resource Protection Paper, 1996 Mineral Springs Risk Assessment for the Central and Hepburn Springs Regions, Daylesford, Central Victoria, Sinclair Knight Merz, 1996 Mineral Springs Tourist Development Strategy 1988 Statement of Management Practices within State Forests in the Bendigo FMA, DNRE July 1997 Checklist of requirements of Applicants in provision of Supporting Documentation for Plantation Development Proposals, DNRE 1997
21.06 Infrastructure and Transport
Daylesford Township Traffic Management Strategy, October 1996
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Daylesford Shire Roadside Vegetation Management Working group & The Roadside Conservation Committee (unpublished data) Roadsides of High, Medium and Low conservation Status within the (former) Shire of Daylesford and Glenlyon.
21.07 Environment and Sustainability
North Central Catchment and Land Protection Board, Regional Catchment Strategy, December 1996 Campaspe Water Quality Strategy Corangamite Regional Catchment Strategy, 1996 Daylesford Shire Roadside Vegetation Management Working Group & the Roadside Conservation Committee (unpublished data) Roadsides of High, Medium and Low Conservation Status within the (former) Daylesford Shire Loddon Water Quality Management Strategy Port Phillip Catchment Strategy, 1996 Environmental Weeds Invasion in Victoria: Conservation and Management Implications, Department Conservation and Environment 1992 Flora and Fauna Guarantee Act 1988 Action Statements No. 17, 28, 32, 41, 44, 47, 53 (including Statements In Preparation covering the Brolga, Powerful Owl and Brush Tailed Phascogale). Guidelines for Building an Energy efficient Home: A Practical Guide to Building and renovating, Energy Victoria Hepburn Shire Council Greenhouse Local Action Plan 2008 Hepburn Shire Council Sustainability Strategy 2011(in progress) Hepburn Shire Council Sustainable Public Lighting Action Plan 2008 Hepburn Shire Council Sustainable Water Use Plan 2008 Hepburn Shire Council Waste Minimisation Strategy 2011 (in progress) Hepburn Shire Roadside Management Plan 2008 Hepburn Mineral Springs Reserve Strategic Plan, February 1997 Mineral and Spring Water Resource Protection paper, 1996 Land Capability Assessment of the Creswick Water Supply Catchments, 1979 Midlands F.M.A Forest Management Plan, DNRE December 1996 Mineral and Spring Water Discussion paper 1996 Mineral and Spring Water Resource Protection Paper, 1996 Mineral Springs Risk Assessment for the Central and Hepburn Springs Regions, Daylesford, Central Victoria, Sinclair Knight Merz, 1996 Planning Conditions and Guidelines for Subdivisions, Country Fire Authority, 1991 Recreational Accommodation Safety Guidelines, Country Fire Authority, 1997
Group Accommodation Safety Guidelines, Country Fire Authority, 1997 Design and Siting Guidelines Bushfire protection for Rural Houses, Ministry for Planning and Environment and Country Fire Authority, 1987 Selected Bio-diversity Components Map, Local Government Area of Hepburn Shire, NRS Project P6285, Natural Resource Systems, DNRE. Significant wetlands of Australia (Second Edition) ANCA 1996 Statement of Management Practices within State Forests in the Bendigo FMA, DNRE July 1997
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Trust for Nature (Victoria), 1997 – Agenda for Action, nature conservation in the Avoca-Loddon-Campaspe Region Water Supply Catchments and Aquifer Intake Areas Interim Planning Guide, Ministry for Planning and Environment, Department of Conservation Forest and Lands and Department of Industry, Technology and Resources, 1987
21.08 Landscape and Character
Creswick Township Streetscape Strategy Clunes Townscape Plan, Niemann Partners, October 1998 Daylesford Neighbourhood Character Study 2003 and Precinct Brochures, October2002 Daylesford Streetscape Study, September 1996
21.09 Heritage
Daylesford-Hepburn Springs Conservation Study, 1985 Creswick Shire Heritage Study – A Report on Creswick’s Built and Environmental Heritage, December 1990 Heritage Study Shire of Creswick Vol. 1 & 2, 1991 Hepburn Shire Council Heritage Conservation Policy 1996 Heritage Study Shire of Creswick Vol. 1 & 2, 1991 Shire of Kyneton Conservation (Heritage) Study 1990 Talbot and Clunes Conservation Study, 1988 Fence guidelines for Heritage Places; Hepburn Shire, 2011 Roofing guidelines for Heritage Places ; Hepburn Shire, 2011 Hepburn Planning Scheme, Heritage Precincts Review, Statements of Significance, 2010, Heritage Guidelines for Alterations and Additions to Heritage Places, Hepburn Shire 2011 Heritage Guidelines for Demolition and Recording of Heritage Places, Hepburn Shire 2011 Heritage Guidelines for Car Accommodation, Signage and Verandas, Hepburn Shire 2011
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21.11 IMPLEMENTATION --/--/20-- C56 Applying Zones and Overlays - Settlement 21.04
Applying the Residential 1 Zone and the Township Zone to existing urban areas. Applying the Low Density Residential Zone to areas on the fringe of Clunes, Creswick, Trentham and Daylesford with a low density urban character and where services are available. Applying the Rural Living Zone to areas south and east of Daylesford, north of Creswick and other areas that have clear patterns of existing rural living development at locations near to major townships,. Applying the Farming Zone to land outside defined township boundaries shown in the relevant structure plans. Applying the Design and Development Overlay to selected urban areas to reinforce streetscape character and residential amenity. Applying the Neighbourhood Character Overlay to require recognition of areas in Daylesford with demonstrated strong neighbourhood character. Applying the Restructure Overlay to areas that require subdivision restructure.
Applying Zones and Overlays - Economic Development 21.05
Applying the Business 1 Zone to key commercial areas in urban centres. Applying the Industrial 1 Zone to industrial areas in established towns and to encourage industrial development in areas with infrastructure capacity. Applying the Township Zone to smaller townships where mixed residential, commercial and appropriate industrial uses can be considered. Applying the Development Plan Overlay to Creswick Golf Course and WD Seeds Pty Ltd at Smeaton setting out development plan requirements. Applying the Design and Development Overlay over the main road entrances to Daylesford, Daylesford Lake and surrounds and the Hepburn-Newstead Road to Breakneck Gorge to reinforce streetscape character, significant views and residential amenity. Applying the Farming Zone to enable an appropriate mix of traditional and new productive agricultural activity. Applying the Farming Zone to areas where a range of rural enterprises are appropriate and by applying different subdivision sizes across the Shire to reflect patterns of development and enterprise type. Applying the Rural Living Zone to areas where the character of the locality is fragmented by lower density rural residential development or focussed on lifestyle opportunities.
Applying Zones and Overlays Infrastructure and Transport 21.06
Applying the Road Zones, utilising advice from VicRoads regarding road status. Apply the Vegetation Protection Overlay on roadsides with identified significant vegetation.
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Applying the Environmental Significance Overlay to broader catchment areas to protect water quality and quantity throughout the region.
Applying Zones and Overlays - Environment and Sustainability 21.07
Applying the Environmental Significance Overlay to proclaimed catchments to address water quality issues in a regional context. Environmental Significance Overlay to guide planning decisions when assessing development proposals within mineral spring resource areas. Applying the Environmental Significance Overlay to areas of identified habitat significance. Applying the Vegetation Protection Overlay to areas of significant remnant vegetation on private land and roadsides. Applying the Vegetation Protection Overlay on roadsides with identified significant vegetation. Bushfire Management Overlay to areas identified as subject to high fire hazard risk. Applying the Erosion Management Overlay to areas of identified erosion hazard.
Applying Zones and Overlays - Landscape and Character 21.08
Applying the Significant Landscape Overlay to areas of identified landscape quality and importance. Applying the Design and Development Overlay over key town entrance points to maintain significant character, streetscape and heritage places. Applying the Neighbourhood Character Overlay to require recognition of areas in Daylesford with demonstrated strong neighbourhood character.
Applying Zones and Overlays - Heritage 21.09
Applying the Heritage Overlay to identified heritage places to discourage inappropriate development. Applying the Heritage Overlay to require recognition of areas and sites with demonstrated heritage values.
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