CORANGAMITE PLANNING SCHEME
21.04 OBJECTIVES, STRATEGY AND IMPLEMENTATION 19/01/2006 VC37
21.04-1 Settlement
28/09/2006 C13 Camperdown
Overview
Camperdown is one of Victoria’s most important heritage towns. Mt. Leura forms an impressive backdrop to the town and the Lake Gnotuk and Lake Bullen Merri complex to the west of the town contribute to its unique natural context. Historical features of the township, including the clock tower, post office and railway station, which all make a contribution to the townscape composition. The heritage elements of the town are described extensively in the Willingham, A. (1995) Camperdown Heritage Study - Assessment of Places of Cultural Significance in the Town of Camperdown, Study Findings and Final Report, Volume 1. Camperdown is the largest town within the shire with a population of 3153 and it also the main commercial, industrial and administrative centre in the shire. Its regional competitors for commercial and industrial development are Colac and Warrnambool. With declining population being a widespread factor within this shire, consolidation and improvements to existing urban, commercial and industrial precincts is required, before any expansion of these established precincts is considered. Camperdown at present has an urban land supply of approximately 200 years.
Issues
Completion of a heritage study for all buildings within the urban area Protection of heritage places and buildings Excess urban land supply and population decline Consolidation of existing business, industrial and urban areas to maximise infrastructure investment
Objectives
Promote Camperdown as the main commercial and community service centre in the shire Protect and enhance the significant natural and cultural heritage of Camperdown Promote industrial development at the main industrial estate Increase the diversity of housing types and ensure new residential use and development is consistent with the built form of the town
Strategies
Encourage infill residential development to the south of the railway line Promote restoration of commercial buildings, including appropriate heritage painting Develop and promote the heritage tourism role of the town
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Develop off-street car parking areas behind the existing commercial and retail area, to improve the retail function and tourist potential of the town. Development and implement streetscape plans for the entrance roads to the towns. Identify development sites within or adjoining the existing Camperdown Central Business District, between Meiklejohn, Leura and Cressy Streets, that can be utilised for commercial development Provide for limited Rural Living Development in the Park Lane- Park Road area
Implementation
Heritage overlay to all significant buildings and places areas listed in the Camperdown Heritage Study - Assessment of Places of Cultural Significance in the Town of Camperdown, Study Findings and Final Report, Volume 1995., Heritage Victoria Register, the National Trust Register and the National Estate Register Residential 1 Zone to all existing serviced residential areas Industrial 1 zone to existing industrial areas Business 1 zone to the existing commercial precinct Rural Living Zone to land in the Park Lane - Park Road with a minimum lot size of 8 hectares Low Density Residential Zone to all existing rural residential areas at Park Lane Development Plan Overlay to vacant areas of urban land Land subject to Inundation Overlay to be applied to existing areas north of the township Implementation of the Camperdown structure plan
Reference documents
Camperdown Heritage Study - Assessment of Places of Cultural Significance in the Town of Camperdown, Study Findings and Final Report, Volume 1 1995
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Camperdown Township Structure Plan Township structure plan
Area for low density residential development on existing lots.
Protect rural areas and agricultural activities
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COBDEN
Overview
Cobden has a population of 1408 and is located on a plateau above the surrounding rural hinterland. The town services the surrounding rural and dairying industries. There is extensive areas zoned for residential development with a current land supply of 255 years Cobden was surveyed in a neat grid pattern giving an ordered and open character to the town and, has a pleasant amenity with treelined streets, recreation reserves, parks and an attractive lake in the centre of town. The town has many historic buildings which form the fabric of the built character, such as Thompsons Grand Hotel, Solicitors Offices and some retail buildings. The township has an extensive range of education, health and welfare facilities. The Bonlac milk processing factory is a major land use and employer in the town. There is potential to develop tourism and educational use and development based on the presence of the factory.
Issues
Protection of significant heritage building’s and places Consolidate commercial and community uses in the town centre Future industrial use and development at the old railway site Further extend and develop the Apex Park Improve town entries and the general presentation of town edges Population decline and maintenance of community services and facilities
Objectives
To increase employment opportunities through the development of industrial areas adjacent to the railway line Protect heritage buildings and places Prevent any further residential rezoning until the land supply is reduced to 10 years
Strategies
Consolidate commercial development between Silvester, Parrot, Walker and Adam Streets with the focus on Curdie and Victoria Streets between Walker and Victoria Streets Retain existing building scale and form, and compactness in the retail centre through the retention of the Thompsons Hotel as a dominant feature Retain the historic features and buildings that contribute to Cobden’s character through the retention of historic elements such as pressed metal verandah ceilings and tiles around shop windows Infill residential development to be encouraged on vacant land within the town boundaries, with vacant land to the east of the town to be retained for future residential use
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Implementation
Industrial 1 zone to the existing industrial area at Neylon Street and Cobden Port Campbell Road Business 1 zone to the commercial precinct between Adams and Walker Street Residential 1 zone to land that can be serviced by reticulated water, sewerage and drainage Low Density Residential Zone to all existing rural residential areas at Smiths Road, Bond Street and Cobden Stonyford Roads Public land zones to all areas owned by the crown Heritage overlay to all buildings and areas listed in the Heritage Victoria Register, the National Trust Register and the National Estate Register
Supporting actions
Improve the three entry points: west (Terang, Timboon and Scotts Creek); north (Camperdown); and southwest (Port Campbell) through tree plantings Develop the railway industrial site (Cobden-Terang Road) for low impact industrial use and development. Maintain the street plantings and augment with native species. Establish another grand avenue along Curdie Street, through the town centre to the factory, by rationalising the existing planting. Avoid small shrubs in streets and large trees under powerlines Promote the town as providing affordable and attractive housing choices with excellent education facilities and retirement opportunities.
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Cobden Township Structure Plan
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Derrinallum
Overview
Derrinallum has a small population of 265 and is located on the Hamilton Highway in the northern part of Corangamite Shire. The services the surrounding rural hinterland, which is used for grazing and cropping. Mt. Elephant (393m) forms an impressive backdrop to Derrinallum. The formal plantings along Main Street give the commercial centre character and make the area attractive to visitors. Historical features of the township make a contribution to the townscape composition. The town has an urban land supply of approximately 400 years, with an average of 1 building permit being issued for a dwelling over the last 6 years. There is no reticulated sewerage.
Issues
Lack of reticulated sewerage Declining population and lack of demand for development Provision of community services and infrastructure
Objectives
To increase employment opportunities through the development of eco tourism based around Mount Elephant and surrounding wetlands and lakes Promote and support a compact urban form, which fully utilises existing and peripheral vacant residential areas To protect heritage buildings and places
Strategies
Limit linear commercial development and consolidate the existing commercial area. Infill residential development to be encouraged on vacant land within the town boundaries, with vacant land to the west of the town, adjacent to the Hamilton Highway, to be retained for future residential use.
Implementation
In the absence of reticulated sewerage the Township Zone has been applied to the urban area. Public land zones to all areas owned by the crown. Heritage overlay to all buildings and areas listed in the Heritage Victoria Register, the National Trust Register and the National Estate Register
Supporting actions
Maintain the appearance of the entrance roads to the town through landscaping improvements
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Develop and promote the volcanic plains eco-tourism role of the town Promote Derrinallum as a attractive residential area and service centre for surrounding rural areas Coordinate services and facilities with use and development in Lismore and develop a shared resource arrangement.
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Derinallum Township Structure Plan
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Lismore
Overview
Lismore has a population of 323 and is located 10 kilometres to the east of Derrinallum on the Hamilton Highway. It is located on an open plain and has boundary to minor valley areas. Wide streets and open spaces through residential areas contribute to the character of the town. The town has a high degree of exposure to winds. Wind-break and remnant vegetation contribute to the character of the peripheral residential and low density residential areas. The town contains important community and health services as well as impressive recreational facilities for a town of its size. The commercial and retail areas of the town are separated in two areas which works against ease of use for residents and attracting travellers to stop. A small industrial estate is located on the western edge of town, occupied by rural service industries. The land supply for the town is approximately 345 years, with the average of 3 buildings permits being issued per annum over the last 6 years. Lack of sewerage constrains any further extension to the township boundary
Issues
No reticulated sewerage infrastructure Declining population Service centre role for both Lismore and Derrinallum
Objectives
Promote and support a compact urban form, which fully utilises existing and peripheral vacant residential areas To protect heritage buildings and places
Strategies
Consolidate commercial and retail use and development within the existing commercial precincts. Preferred low density residential development areas to be located to the south of the town.
Implementation
Industrial 1 Zone to the existing industrial estate at Richardson Court, Hamilton highway and Wilson Street Low Density Residential Zone to all existing rural residential areas at the south east end of Wilson Street, west of Brown Street and Ramon Close In the absence of reticulated sewerage the Township Zone has been applied to the urban area. Public land zones to all areas owned by the crown Heritage overlay to all buildings and areas listed in the Heritage Victoria Register, the National Trust Register and the National Estate Register.
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Supporting actions
Promote Lismore as a attractive residential area and service centre for surrounding rural areas. Coordinate services and facilities with use and development in Derrinallum and develop a shared resource arrangement. Improve the appearance of the entrance roads to the town through landscaping improvements. Promote the town as providing affordable and attractive housing choices with good health facilities and retirement opportunities.
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Lismore Township Structure Plan
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Noorat
Overview
Noorat is a small town located 6 kilometres north of Terang and has a population of 249. It has limited commercial and community services and no reticulated sewerage. Mt. Noorat forms an impressive backdrop to the town. Historical features of the township make a contribution to the townscape composition, including dry stone walling. New use and development needs to have regard to the existing built form. Wind-break and remnant vegetation contribute to the character of the peripheral residential and low density residential areas. Development of this area has been associated with the Glenormiston Agricultural College and as an area for hobby farm development for the residents of Terang.
Issues
Lack of reticulated sewerage Lack of community services Proximity to Terang and the pressure for subdivision and development between the two settlements
Objectives
Promote and support a compact urban form, which fully utilises existing and peripheral vacant residential areas
Strategy
Limit future urban development to low density residential development and promote a compact town form for new residential development Support and consolidate rural service industries operating in the town
Implementation
In the absence of reticulated sewerage the Township Zone has been applied to the urban area Public land zones to all areas owned by the crown
Supporting actions
Continue to develop the cultural tourism role of the town. Encourage appropriate accommodation and tourism opportunities in the town.
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Port Campbell
Overview
Port Campbell is a small coastal village located in an outstanding natural setting on the Southern Ocean coastline. The environment surrounding the town includes a national park, dramatic cliffs, wild oceans and native heathlands, proving a dramatic contrast to the town’s relatively sheltered setting in a valley at the head of a bay. The beach and coastal cliffs are a major environmental feature of the town. The estuary and wetland on the Port Campbell Creek is also an important natural feature. The fragility of the environment cannot be overstated and careful consideration of development is required to protect landscape, geological integrity, habitat and other features.
The town’s structure and character is strongly influenced by the surrounding topography and stunning landscape. The town has a distinct character and identity. It is small, constrained by the ocean and the national park, with a building stock of modest style and a low density of development, especially around the fringes. The size of the town and its unobtrusive buildings have maintained strong visual links to the surrounding natural features and integrates the town into this outstanding environment. Timboon acts as the main service centre for Port Campbell, relieving the town of having to provide major shopping, education, health and community services within its constrained area. These aspects of the town are fundamental to its distinct character.
Port Campbell had a population of 281 at the 1996 Census, which grew to 459 in 2001. Development activity and population growth has been observed and is predicted to continue. Associated with this population growth is ongoing urban development, with the continuation of the recent trends of residential and commercial building activity also predicted. Population growth needs to be accommodated without compromising the character of the town and its unique, outstanding natural setting. The town’s large lots and vacant lots that present opportunities for infill development, continue to be taken up. The last significant opportunity for residential subdivision is proposed to be linked to the existing town grid in the near future. The topography of the town can support higher density and higher scale development in some areas and the existing diversity of building styles permit innovative, site responsive design without compromising the unique landscape setting of the town and the township character.
Fishing and tourism are key components of the local economy. The fishing industry has traditionally played an important role in the economy of the town and continues to provide a base for shellfishing. The industry services the local, Melbourne and international markets. Tourism is playing an increasingly important role in the local economy. The area attracts a significant number of visitors, with internationally renowned features including the dramatic cliffs on the Southern Ocean and the Twelve Apostles and London Bridge close to the town. The newly created Marine National Park is said to have impacted significantly on the fishing industry however it is expected to attract a new tourist market or extend visitor stays. Visitation to the regional features is increasing at a significant rate (10%pa), attracting both day trippers and those staying for longer periods. Port Campbell is ideally located to capitalise on this tourist market. The foreshore area and small coastal village character of the town are also tourist attractions. Tourism growth needs to be carefully managed so that it does not compromise the tourist attractions being the environmental values of the town’s surrounds and the town’s unique character.
It is proposed to locate a Tourist Information Centre in the vicinity of Port Campbell and the Twelve Apostles, which will provide for interpretation of this area of Australia’s coast. This facility has the potential to impact on the fragile environment and the town with both positive and negative aspects. The size of the currently proposed facility does not permit it to be located in the town. Careful management of its location, design and functional links to the town is warranted.
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Traffic management, coach and car parking in the town, associated with tourism growth, is a significant issue for the town. Undermining of the cliff face prompted the diversion of the Great Ocean Road to Morris Street in 2003, altering the traffic flows through the town. Streetscape improvement works have significantly slowed the traffic speeds along Lord Street and created a more pedestrian friendly environment. Car parking is at a premium, particularly during peak holiday periods. Maximising efficiency of parking provisions within the town centre is critical. The provision of coach and bus parking away from the foreshore area is important and has resulted in a drop off system. Traffic needs to continue to be managed in such a way that the town remains accessible to visitors but does not compromise the amenity of the town.
The following strategies respond to the identified key issues facing Port Campbell.
Issues
• Management of urban growth, population growth and tourism growth • Protection of the character and setting of the town • Protection of the environment surrounding the town • Provision of facilities and services for residents and visitors
Objective – Urban Design
• To protect the existing low scale coastal village character and identity of Port Campbell.
Strategy
• Ensure that new development maintains the low scale coastal village character of the town and is compatible with the landscape setting of the town. • Encourage new development to incorporate set backs and landscaping to maintain the green separation of buildings in both the commercial and residential areas. • Encourage innovative, site responsive design. • Contain the town area to its existing and identified footprint. • Support small scale infill development on existing large lots. • Provide for limited new development at higher densities in appropriate locations including in and around the commercial centre. • Encourage consolidation of the commercial area and provision of a variety of commercial building styles and sizes. • Improve presentation of residential and commercial areas. • Encourage pedestrian and bicycle traffic in preference to motor vehicle traffic. • Provide for appropriate traffic management and parking. • Ensure bus traffic does not compromise the amenity of the town.
Implementation
• Implement the strategies and initiatives of the Port Campbell Urban Design Framework. • Apply design guidelines and principles for new development in the town using the Design and Development Overlay. • Encourage applicants to seek professional design advice when designing new development. • Seek expert advice where necessary to assist council in the assessment of applications for new development. • Provide traffic management infrastructure, long term car and bus parking and coach drop off areas. • Develop bike and walking trails in and around town. • Provide for public transport access to Port Campbell.
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Objective – Environment Protection
• To protect the unique natural setting of the town and the quality of the surrounding environment.
Strategy
• Maintain a compact urban form and prevent urban use and development establishing outside the urban zones of the town. • Contain the town area to its existing and identified footprint. • Ensure that new development does not compromise the landscape setting of the town. • Prevent development that would compromise important view sheds from the town including along ridgelines around town, the cliffs and bay, along the estuary and to the rural areas to the north of the town and visual links to the National Park. • Prevent development that increases the risk of geological failure/landslip • Ensure tourism development and activity does not detrimentally affect the natural features and environmental values of the town’s surrounds. • Protect the environmental qualities of Campbell’s Creek wetlands. • Improve access between the town and the surrounding environmental features.
Implementation
• Apply appropriate zones and overlays. • Implement the strategies and initiatives of the Port Campbell Urban Design Framework. • Ensure that development is planned with adequate geotechnical advice. • Develop a storm water management plan for the town. • Increase the setback of the Caravan Park from Campbell’s Creek.
Objectives – Land Uses and Activities
• To develop a vibrant and consolidated commercial area with a range of services and facilities catering to the needs of both residents and visitors. • To develop Port Campbell as a tourism node for this section of the Great Ocean Road. • To encourage increased visitation to Port Campbell in terms of number of visitors and length of stay. • To provide a range of dwelling and accommodation types in the town to cater for the needs of all residents and visitors and meet growth demands. • To encourage a variety of lot sizes. • To encourage active street frontages and the incorporation of accommodation into the rear and, where appropriate the upper floor of commercial developments along Lord Street and Cairns Street. • To encourage tourist accommodation on the eastern side of Tregea Street/southern side of Morris Street. • To maintain low cost camping accommodation adjacent to the main attractions and services in town.
Strategies
• Discourage commercial activities establishing outside the existing commercial area. • Support the establishment of a variety of shops and services. • Encourage new development to provide for the inclusion of attractive spaces integrated into the street that encourage gathering of people.
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• Provide quality facilities and infrastructure to cater for the needs of visitors, including car parking and accommodation that suits the needs of a range of age groups and budgets. • Improve access to the natural attractions around the town. • Build on the natural assets of the town and develop them into tourist attractions for example heated ground water, marine attractions and walking trails. • Provide for permanent camping accommodation adjacent to the estuary and for peak demand in the recreation ground and adjacent public land.
Implementation
• Implement the strategies and initiatives of the Port Campbell Urban Design Framework. • Develop a parking precinct plan for the commercial precinct • Maximise parking efficiency by using shared car parking facilities on and off street. • Support existing business through training in hospitality eg. Aussie Host .
Supporting Actions
• Actively lobby to ensure the Tourist Information Centre is sensitively located and designed outside Port Campbell and that appropriate links between Tourist Information Centre and Port Campbell can be developed and maintained. • Develop a Tourism Strategy for Port Campbell. • Undertake a Facilities and Services Audit.
Summary of specifically relevant local provisions :
The Corangamite Planning Scheme has many sections of relevance to development in Port Campbell including policy statements in the MSS which must be considered. However, council specifically directs applicants to the following relevant clauses: • Design and Development Overlays to commercial area and remainder of township • Significant Landscape Overlay to surrounding rural & public areas • Clause 22.01-1 Urban Growth Boundaries • Clause 22.01-3 Residential Infrastructure • Clause 22.02-3 Erosion • Clause 22.02-4 Wetland Areas • Clause 22.03-4 Tourist Use & Development • Clause 22.04-1 Building Lines & Height • Clause 22.04-3 Highway Development • Clause 2204-7 Townscape
Reference Documents
• The Port Campbell Strategy Plan 1997 • Port Campbell Urban Design Framework • Great Ocean Road Region Strategy • Victorian Coastal Strategy • Coastal Action Plan
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Port Campbell Township Structure Plan
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Princetown
Overview
Princetown has a small population and is located on an exposed ridgeline about 500 metres south-east from the Great Ocean Road. The town has a high degree of exposure to the elements. The natural features of the locale are impressive. Future development is limited due to topography and lack reticulated water and sewerage. The town includes inappropriate subdivisions and its built form lacks form and the town needs to be consolidated. There are significant vistas and wetlands which include the Point Ronald dune system, the Gellibrand River estuary and floodplain, and Latrobe Creek floodplain. The potential for extensive development is limited.
Issues
Lack of reticulated water and sewerage infrastructure Sensitive river and wetland environments
Objectives
Promote and support a compact urban form, which fully utilises existing and peripheral vacant residential areas
Strategy
Prevent additional residential development until adequate infrastructure is provided to treat effluent Limit development which may impact on the water quality and riparian vegetation of the Gellibrand River and adjacent wetlands Maintain viewsheds along the Great Ocean Road Protect surrounding wetlands, river and coastal environs Prevent linear development along the Great Ocean Road.
Implementation
Restructure Overlay to consolidate and limit development Township Zone to existing urban areas Public land zones to all areas owned by the crown Environmental Significance Overlay to sensitive areas along the floodplains and wetland of the Gellibrand River and Latrobe Creek Vegetation protection overlays to areas along the Gellibrand River Valley.
Supporting actions
Develop and promote the coastal tourism role of the town. Encourage small scale appropriate accommodation and tourism opportunities in the town.
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Simpson
Overview
Simpson is located on the plains and services the former Heytesbury Settlement Scheme. It has a small population and is serviced by a school, community hall, industrial estate and a small neighbourhood shopping centre. The town has a residential land supply in excess of 150 years. The township was developed during the 1960’s. The town has a strong rural character with local employment based on the surrounding dairy industry. The town is very open and exposed to the weather. The terrain is gently undulating located on a plateau. Building scale and form is low and suburban in nature with the residential area being well contained to the north east corner of the town. A small industrial estate is located on the northern outskirts of the town which is occupied by rural service and processing industries.
Issues
Maintenance of community services and facilities with population decline
Objectives
Promote and support a compact urban form, which fully utilises existing and peripheral vacant residential areas
Strategies
Develop the vegetated landscape elements of the town. Maintain the separation of residential and industrial areas. Protect park and wetland areas and integrate these with the commercial and retail centre.
Implementation
Residential 1 Zone to serviced urban areas Township Zone to existing unserviced urban areas south of the township Industrial 1 Zone to the existing industrial area to the north of town Business 1 Zone to the existing commercial precinct Public land zones to all areas owned by the Crown.
Supporting actions
Develop the Village Green - Jaycee Park at the foreground of the retail area, main road and historic park to create a park that addresses the shops and as a link between commercial and community areas. Develop the historical park area by constructing viewing areas of the wetland habitat. Upgrade town entries with plantings along verges and signage at intersections. Opportunity to introduce large trees in streets to break down openness and exposure to wind and sun.
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Improve the visual presentation of the industrial area. Shelter belt planting to be promoted around town and in select areas to protect buildings and works and improve pedestrian comfort. Encourage further industrial development at the industrial estate. Maintain natural bushland areas to the south of the town as important environmental and recreation areas.
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Simpson Township Structure Plan
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Skipton
Overview
Skipton is an attractive rural town located on the Glenelg Highway, 53 kilometres south west of Ballarat. It has a population of 453. Skipton contains a modest residential area, with a number of rural related industries and storage facilities. Skipton has a residential land supply of 112 years. A small number of heritage buildings and places are located within the town environs. Future development is currently limited due to topographic and servicing constraints, however the Central Highlands Water Authority is extending the Ballarat urban water supply to the township. Investigations are also currently being undertaken to determine the social and environmental impacts for the provision of sewerage to the township. The prevision of both new water and sewerage systems to the township will improve the development potential of the urban area.
Issues
The provision of water and sewerage infrastructure Population decline
Objectives
Promote Skipton an attractive residential area and service centre for surrounding rural areas. Maintain heritage elements of the town and improve open space and park areas within the township, including Stewart Park.
Strategies
Promote restoration of commercial buildings, including appropriate heritage painting. Develop open space links within the urban area to improve amenity. Protect and enhance heritage items and places. Limit linear commercial development and consolidate the existing commercial area. Improve road infrastructure in the industrial area.
Implementation
Low Density Residential Zone to all existing rural residential areas Township Zone to existing urban areas Public land zones to all areas owned by the crown Heritage Overlay to significant heritage buildings and places
Supporting actions
Maintain the appearance of the entrance roads to the town through landscaping improvements and a development code for peripheral sales businesses.
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Skipton Township Structure Plan
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Terang
Overview
Terang is one of the major towns in the shire located 23 kilometres west of Camperdown on the Princes Highway. It has a population of 1867. Lake Terang (dry) provides and interesting open space area to the south of the main commercial and retail centre. Residential use and development is located to the north and east of the town centre following a traditional grid pattern. Terang has a residential land supply of 16 years, however future development is limited due to inundation, landscape and servicing constraints. Historical features of the township, including the railway station, make a contribution to the townscape composition. The town plays an important role as a centre for the trotting and training racing industry.
Issues
Servicing constraints and capacity for future urban development Protection of heritage buildings and places Inundation affecting future residential areas to the west of the Princes Highway and north of the railway line Redevelopment of saleyards site
Objectives
Promote Terang as a key residential and service centre in the shire. Protect heritage buildings and places. Consolidate of residential development and maintain rural surrounds of the town. Provide the industrial estate and a key location for low impact industrial use and development.
Strategies
Promote restoration of commercial buildings, including appropriate heritage painting. Support the development and servicing of the horse racing industry. Preferred growth corridors for future urban development to be:- Infill residential development before allowing any further rezoning of land for residential development. Residential development - to the south of the railway line Low density residential development - to the west of the town/Princes Highway. Vacant land to the east of the town to be retained for future residential use, subject to the supply of water and sewerage. A site assessment and environmental condition of the saleyards site to be completed before a sensitive use (residential use, child care centre, pre-school centre or primary school) commences or before the construction or carrying out of buildings and works in association with a sensitive use commences.
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Develop open space links within the urban area to Lake Terang to improve amenity. Encourage further industrial development at the industrial estate and along Peterborough Road.
Implementation
Land subject to Inundation Overlay to areas effected by inundation Low Density Residential Zone to all existing rural residential areas Residential 1 Zone to all areas serviced with reticulated water, sewerage and drainage Industrial 1 Zone to the existing industrial area in Peterborough Road Business 1 Zone to the existing commercial precincts between Strong and Lyon streets Business 4 Zone to peripheral business precincts of Princes highway between Peterborough and Don Street Public land zones to all areas owned by the crown Heritage Overlay to significant heritage buildings and places
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Terang Township Structure Plan
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Timboon
Overview
Timboon is located within the dramatic topography of the Powers Creek valley which creates an enclosure and intimacy to the town. The town centre is on the floor of the valley and the township follows a tentacle-like pattern along the various access routes. The once majestic forest that existed around Timboon has influenced its settlement and also the traditional building construction. The topography and vegetation form strong characteristics; vegetation grows dense and tall with important areas of remnant forest. From most viewpoints the skyline around the town consists nearly entirely of trees or hillsides with little opportunity for distant views from the centre as the visual catchment is quite strongly contained within the valley. Building form and scale is small and in character with the environment nestling into the valley. Timboon has a population of 792 [2001 Census] and future development should be carefully managed to respond to topographic and servicing constraints. The haphazardness of the shops in the town centre contributes to Timboon’s charm, however over time the centre has become somewhat scruffy. Recent streetscape works have assisted in the improvement of the town centre appearance and function of the access and parking infrastructure. Improvements to the commercial buildings and surrounds would aid in reinforcing the township character and capitalizing on the creek aspects would provide some improvement to the town centre. However more substantial gains can be made in terms of land use efficiency in the centre if land owners and developers can work together when redevelopment opportunities arise. A masterplan for this area would be ideal to address short term needs. Long term needs for commercial space could be accommodated by extending the business precinct south to the swimming pool area and/or north to the railway area. These options need careful consideration and community debate. Issues such as environmental sensitivity, recreational needs, relocation of the pool, tourism and community opportunities, heritage and so on, all abound. The mixed use area in mid-Bailey Street offers support to the main commercial precinct and should retain this function. It should not become a second retail precinct but provide for bulky goods and other services less suitable for the constrained area of the valley floor. Powers Creek runs through the entire length of Timboon, dissecting the town centre and providing a marvellous resource. This feature offers the opportunity for businesses to take advantages of two frontages; the street and the public park/creek. Significant community clean up and revegetation works along the creek have been undertaken and continue to improve this environmental asset. Tourism offers a growing market for Timboon and development associated with the tourism industry is encouraged. Assets include boutique produce industries, proximity to the coast and Great Ocean Road, walking trails, the natural environment and heritage. Opportunities exist within the township to capitalize on these assets particularly on the railway land directly adjacent to the main commercial precinct.
Issues
Protection of character and setting of town Management of urban growth and tourism growth Spread out nature of development and servicing constraints Protection of and improvement to dramatic town entries Recognition and promotion of town heritage Separation of town by railway line and creek
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Haphazard nature and division of town centre and its poor presentation to the creek
Objectives
To protect the landscape setting of the town. To limit linear development along major roads leading from the town. To reinforce the central focus of the town. To retain historic elements of the town, particularly in the community and commercial centre. To improve town centre building stock, accessways, public spaces and reorientate focus to the creek. To provide for a growing tourism industry. To increase the type of accommodation available to residents and visitors.
Strategies
Contain residential development within the existing and identified town boundaries to keep a clear definition between township and rural land uses. Encourage infill residential development as a first priority and manage further rezoning of land for residential development in the most appropriate location. Encourage diverse accommodation types for both residents and visitors. Protect the railway site as an important historical site and pursue opportunities for tourism development and community uses. Direct low density residential development to preferred areas south of the town and a limited amount on Curdies River Road opposite the golf course. Maintain thick vegetation on entries to and within town and discourage development that will impact on the natural aspect of the valley’s viewshed. Encourage coordinated commercial and residential development in the town centre to reorientate and maximise relationship with Powers Creek Protect Powers Creek as an environmental asset of the town. Protect and retain historic buildings and façades and allow for sympathetic development for modern usage.
Implementation
Apply appropriate zones and overlays. Implement the strategies and initiatives in the Timboon Urban Design Framework Develop Powers Creek area in the centre of town as a pleasant parkland with paths, seats and creek improvements. Provide a link from flora and fauna reserve to swimming pool, shops and railway and beyond to the rail trail. Provide for boutique primary producers. Encourage a range of accommodation to serve the needs of an aging population, itinerant workers and tourists. Maintain and enhance the densely treed character of town on entry roads on both private and public land.
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Maintain existing remnant vegetation within development sites.
Supporting actions
Upgrade central area through simple landscaping, painting, signs and improvement of walkways. Continue to develop and promote the village and gourmet food tourism role of the town. Ensure that suitable agricultural land is available for gourmet food and similar primary producers within the local area. Work with tourism industry providers to encourage appropriate accommodation and tourism opportunities in the town. Protect vegetation on both sides of road along Timboon-Port Campbell Road. Plant tress along Barrett Street and Timboon-Nullawarre Road/Bailey Street. Implement and provide for landscape improvements especially weed control programs in areas of remnant vegetation. Provide plantings around car parks and intersections to reduce impact on and integrate with the surrounds. Promote the town as providing affordable and attractive housing choices with excellent education facilities and retirement opportunities.
Summary of specifically relevant local provisions:
The Corangamite Planning Scheme has many sections of relevance to development in Timboon including policy statements in the MSS which must be considered. However, council specifically directs applicants to the following relevant clauses:
Design and Development Overlay to commercial area Vegetation Protection Overlay to remnant vegetation areas Clause 22.01-1 Urban Growth Boundaries Clause 22.01-3 Residential Infrastructure Clause 22.02-1 Catchment and Land Protection Clause 22.02-2 Wildfire Management Clause 22.02-3 Erosion Clause 22.03-4 Tourist Use & Development Clause 22.04-1 Building Lines & Height Clause 22.04-4 Industrial Development Clause 22.04-6 Sheds and Outbuildings Clause 22.04-7 Townscape
References:
Timboon Strategic Development Plan 2000-2010 (Ochre Consultants P/L, 2001) Urban Design Framework for Cobden, Skipton & Timboon (David Loch & Assoc, 2002)
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Timboon Township Structure Plan
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21.04-2 Environment 19/01/2006 VC37
Heritage and landscape
Overview
The heritage of the Shire is rich. Much of the cultural heritage is represented in Aboriginal cultural resources, buildings, stone walls, gardens and formal plantings, the layout and settlement pattern of 19th Century towns and in rural properties and historic infrastructure. The Shire contains areas of the highest visual quality - a factor which will ultimately favour its promotion for tourism and recreational use. Variation in topography and vegetation, multiple visual foci such as lake areas, volcanic cones, strongly defined plantings and walls along cleared pasture increase the visual quality of the area. An implication of the visual quality of rural and natural areas will be ongoing pressure for the construction of dwellings and other developments to take advantage of exceptional views. Lakes Gnotuk and Bullen Merri offer a case in point. Significant pressure for residential development has been experienced. Careful siting of all buildings outside the craters’ rims will protect the visual quality of the lakes and internal crater environment. Corangamite also possesses a coastline of national significance including coastal features such as London Bridge, The Arch, Sentinel Rock, Loch Ard Gorge, the Twelve Apostles and Moonlight Head. Cliffs along the coastline are being actively eroded. Soft Tertiary sediments are exposed in cliffs that are being actively eroded, as shown by the presence of numerous rock stacks, caves, arches and tunnels. The area contains significant estuarine and intertidal aquatic environments including the Gellibrand River, Sherbrooke River, Port Campbell Creek and Curdies Inlet. One of the principal activities of tourists visiting the Shire will be scenic drives between town centres and along the Great Ocean Road. The scenic qualities of these routes will need to be maintained if commercial tourism benefits are to be obtained. Interpretation of the visual quality of the landscape will increasingly become a feature of the Shire’s tourism industry.
Issues
The need to identify heritage buildings and places not presently protected by the Heritage overlay The need to identify significant geological landscape features and Koori cultural sites throughout the municipal area The need to protect and maintain Lake Gnotuk and Lake Bullen Merri and the land within the craters and around the crater rim in as natural state as possible The need to identify and manage sensitive environments adjacent to the Great Ocean Road Co-ordination with other land management authorities over use and development of land, having regard to the Victorian Coastal Strategy, Otway National Park Management Plan (1996) and the Port Campbell National Park Management Plan (1998)
Objectives
To preserve heritage buildings, places, significant landscapes and Koori sites Protect the scenic values of coastal areas, particularly along the Great Ocean Road
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Prevent linear development along the Great Ocean Road To preserve and protect important landscape features To protect the landscape, geological, environmental and scientific significance of the crater slopes and crater rims of Lake Gnotuk and Lake Bullen Merri
Strategies
Prevent additional access points outside identified development areas along the Great Ocean Road Extend the level of heritage planning controls for all notable buildings and places throughout the Shire by completing further heritage studies Complete visual assessments of important landscape features and environments Having regard to the Aboriginal cultural resource management grid map and guidelines Discourage development occurring within and on the Lake Gnotuk and Lake Bullen Merri crater rims which may compromise their significance including any development that modifies the internal crater slopes and the geological integrity of this feature, that introduces additional buildings into this landscape to further remove it from a natural state or that threatens water quality through effluent or sediment runoff
Implementation
Environmental Rural Zone with a 60 hectare minimum lot size adjacent to the Great Ocean Road Environmental Rural Zone with a 60 hectare minimum lot size within the Lake Gnotuk and Lake Bullen Merri volcanic craters and a 40 hectare minimum lot size for lots split between that and the Rural Zone Heritage overlay to all heritage buildings and places Significant Landscape Overlays to areas of high visual sensitivity along the Great Ocean Road and adjacent to Lake Gnotuk and Lake Bullen Merri Environmental Significance Overlay adjacent to Lake Gnotuk and Lake Bullen Merri to protect the environmental qualities of the land and water Implementing a local policy on natural and cultural heritage
Supporting actions
Seek financial assistance to support private and public owners of heritage buildings to their maintenance and presentation Develop guidelines for the location of buildings and works within significant landscape areas Establish a Lakes Gnotuk and Bullen Merri Advisory Committee to consider and advise Council on planning policy and proposals around the lakes Develop guidelines for the restoration and maintenance of heritage areas and features Provide heritage and design advice to assist in the retention of heritage buildings Have regard to the Aboriginal cultural resource management grid map and guidelines and, where appropriate require a report from a suitably qualified archaeologist identifying the impacts of proposed use or development on Koori cultural heritage sites
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Reference documents
Land Conservation Council Historic Places South Western Victoria Final Recommendations The report of Sites of Geological and Geomorphological Importance within the Shire of Otway, Department of Conservation Forests and Lands. (Neville Rosengren, 1984) Eruption Point of the Newer Volcanic Province of Victoria – an inventory and evaluation of scientific significance. (Neville Rosengren, 1995)
Catchment Management
Overview
The Shire is located within two regional catchment areas, being Corangamite and Glenelg- Hopkins. Both of these Catchment Management Authorities have identified important environmental issues that need to be resolved, in order to ensure the future of both the environment and the economic well being, of this region is preserved and enhanced. The Corangamite CMA has identified high priority issues in the catchment as being water erosion, changed land use, eutrophication, groundwater quality, pest plants, pest animals, fire and conservation. The strategy sets out six (6) programs: Sustainable Production - to support and enhance economic and social development in the region by protecting and improving the long term productive capacity of the natural resources. Water Resources - to manage the quality and quantity of surface water, groundwater and wetlands to ensure that the requirements of ecological, domestic and industrial systems are balanced. Biodiversity Conservation - to protect and enhance indigenous ecosystems and species. Community Education - to increase public awareness and community ownership of natural resource management throughout the Corangamite region. Catchment Amenity - to ensure a clean, healthy and unique environment that supports individual lifestyle aspirations and community well-being. Monitoring and Evaluation - support on-going monitoring and evaluation of all research and remedial projects and establish a methodology for assessing regional catchment health indicators and issues. The Corangamite strategy also sets out six (6) focus activities which emphasis issues that require immediate action and can be realistically attended to: Pest Plant Control. Municipal Co-operation Water Quality Enhancement. Grassland Conservation. Soil Management. Pest Animal Control The Glenelg Hopkins CMA has identified seven (7) issues based on the following priority actions: Develop and implement a regional surface and subsurface water quality management (nutrient management) strategy.
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Implement waterway and drainage management program for the region. Develop and implement a native vegetation retention program and detail management plans. Develop and implement an integrated network of parks and reserves and habitat corridors for the region. Develop and implement an integrated pest plant management program for the region. Develop and implement an integrated pest animal management program for the region. Review, modify and implement the salinity management program. The Shire also contains important areas of remnant native vegetation which provide an insight to areas that have undergone significant environmental change. Large areas of native vegetation within the Shire have been cleared for agriculture and most Broad Vegetation Communities now only consist of remnants in the region. Protected areas are also a significant land use across the Shire. These protected areas cover significant forest areas, public lands or wetlands. These areas are important recreation areas for the Shire’s residents and increasing numbers of tourists. However the prime goal of these areas is the preservation of flora and fauna communities
Issues
Improvement to the water quality of all watercourses and catchments Eradication of all pest plants and animals Salinity and erosion management Protection of remnant vegetation
Objectives
Ensure that natural and physical resources can meet the needs of future generations by safeguarding the life-supporting capacity of air, water, soil and ecosystems.
Strategies
Apply the Glenelg Hopkins and Corangamite Catchment Management Authorities strategies for all land use and development applications within non urban areas. In conjunction with the Department of Natural Resources and Environment complete an assessment of all remnant vegetation within the Shire and identify and map important areas In conjunction with the Department of Natural Resources and Environment and Catchment Management authorities, identify areas prone to salinity and erosion
Implementation
Environmental Significance Overlay to urban water catchment areas, watercourses, riparian areas and wetlands Vegetation Protection Overlay to areas of remnant vegetation and areas of identified flora and fauna significance Investigate the application of Erosion and Salinity Management overlays to areas susceptible to erosion and salinity
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Land subject to Inundation Overlay and Rural Floodway Zone to areas subject to 1 in 100 year flood inundation. Wildfire Management Overlay to areas subject to high fire risk Implementing local polices in the following issues:- Catchment and land protection Erosion wildfire management Wetland areas Biodiversity
Supporting actions
Municipal decisions affecting the environment are to reinforce the recommendations set out in the Corangamite and Glenelg Hopkins Catchment Management Authorities strategies Adopt an integrated catchment management approach and ensure use and development assessment comprehensively considers the effects on land and water resources. Promote effective pest plant and animal control throughout the Shire and work with land owners and government agencies in coordinated control measures. High priority is to be given to the management of blackberries, Ragwort and serrated tussock.
Reference documents
Corangamite Regional Catchment Strategy 1997 Glenelg Regional Catchment Strategy 1997 Corangamite Area Ragwort Strategy Dryland Salinity Strategy for the Corangamite Salinity Region (Restoring the Balance) Corangamite Salinity Forum Land Conservation Council Corangamite Final Recommendations South Western Area Relevant Parks Victoria management plans; and Flora and Fauna Guarantee Action Statements.
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21.04-3 Economic Development 19/01/2006 VC37 Commercial and industrial
Overview
Camperdown is a regional shopping centre with a significant catchment. Other towns such as Cobden, Terang and Timboon perform important local shopping and business roles. Derrinallum, Lismore, Port Campbell, Simpson and Skipton provide general commercial services to residents with Port Campbell and Princetown catering particularly for visitors. Retail expenditure occurs outside of the Shire to the major regional centres of Warrnambool, Ballarat, Colac and even Geelong and Melbourne. Whilst higher order retail expenditure will continue to be made outside the Shire, it is important that the Shire’s retail centres continue to provide good service and that physical improvements are made to increase shopper and visitor comfort and convenience. The strength and vitality of each commercial area is dependent on the consolidation of further retail development within each centre. Corangamite has a moderate manufacturing base with employment in the manufacturing industry representing approximately 10% of total employment. A number of industrial sites throughout the Shire established to provide for land for industrial use and development. Major dairy processing plants at Camperdown, Cobden and Simpson underscore the integral link between industrial operations and employment and the agricultural activities in the Shire. Processing of product sourced outside the Shire has further potential to expand. A proportion of small scale industrial uses are located within town areas either on individual sites or as part of a residential land use largely due to historic reasons and operator preference. The exploitation of oil and gas resources is becoming a significant contributor to the Shire’s economic activity. Gas reservoirs exist both on and offshore in the southern part of the Shire, which have the potential to provide a significant proportion of south-eastern Australia’s demand for energy resources. Access to the gas also offers significant benefits to the region by increasing the potential for industrial development through connection to the main gas transmission network, and providing improved security of supply. The local nature of the reserves encourages processing facilities to locate in the Shire. This enables the potential to supply natural gas to the Shire’s towns and potential consumers adjacent to the pipeline routes. This supply would stimulate business investment in the Shire and provide localised benefits to the community by access to natural gas and the multiplier effect
Issues
Population decline with corresponding changes in retail expenditure Escape expenditure to Ballarat, Colac and Warrnambool The need to consolidate existing commercial areas and prevent ribbon development from fragmenting existing business precincts Promote Camperdown as the regional commercial centre for the Shire Provide areas for industrial developments that can process agricultural products and provide a service industry function to the economy of the surrounding region The opportunity to promote gas processing in the region.
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Objectives
To reduce escape expenditure by consolidating and improving the range of retail facilities throughout Camperdown, Cobden and Terang To increase employment opportunities through the development of a new industrial areas To facilitate the establishment of natural gas processing and storage facilities and ensure an effective operation once established To ensure the effective and efficient provision of natural gas supply to the national market
Strategies
Adopt a commercial hierarchy of sub-regional centres, district centres and town centres to assist in the consolidation of commercial and retail development and integrate with overall town development. The hierarchy to be:- Camperdown to be developed and promoted as the regional commercial and retail centre for the Shire supporting higher order and specialty commercial and retail development. Cobden and Terang to be developed as district commercial and retail centres serving the commercial needs of their surrounding area. Timboon, Port Campbell, Derrinallum, Lismore, Simpson and Skipton will have a focus serving the needs of their residents and immediate area. Complete an assessment of all existing and future industrial areas which have: access to road; access to rail; large flat sites; buffers from residential areas; are able to be fully serviced and are protected from encroachment by incompatible use and development. Support the development and ongoing operation of gas processing plants and storage facilities where these are designed and managed in a manner that recognises the character and amenity of the surrounding area, increases the potential for direct access to natural gas for the local community, and offers a net community benefit.
Implementation
Industrial 1 Zone to existing and future industrial areas Business 1 Zone to all existing retail precincts Business 4 Zone to all peripheral business precincts Special Use Zone Schedule 1 to the Waarre Road, Port Campbell – Gas Processing Plant Special Use Zone Schedule 2 to the Heytesbury Gas Facility – Timboon Special Use Zone Schedule 3 to the Brumbys Road, Port Campbell – BHP Minerva Gas Processing Plant Special Use Zone Schedule 4 to the Waaree Road, Port Campbell – Woodside Gas Processing Plant Implementing local policies on the following issues:- Industrial development Highway development
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Agriculture
Overview
Primary industry is the largest single industry in the Corangamite Shire. The Shire contains land of such quality that it is important on a State and national level. Agricultural industries in the Shire generate approximately $242 million worth of product. Milk production contributes approximately $154 million representing 63% of the total agricultural production for the Shire and approximately 11.5% of Victoria’s total milk production. Other significant farm types are sheep (14.5%) and meat cattle (13.3%). Generally, the use of agricultural land by main farming enterprises is divided into four main areas: sheep in the central portion of the Shire; sheep, beef and cropping in the northern portion of the Shire; dairying and sheep in a band from Glenormiston in the north to Curdies Inlet in the south; and dairying in a band from Camperdown in the north to Princetown in the south. Forestry and timber production will become increasingly significant local industries in line with the Federal Government Strategy to treble timber production by the year 2020. Sustainable timber production is supported where it is sited to improve the condition of the natural resource base, in regard to salinity and erosion. Despite the population decline, the Shire’s natural environment and agricultural productivity will provide opportunities for further agricultural diversity. This will present significant opportunities for major processing and value adding to local products.
Issues
Protection of high quality agricultural land from non agricultural based development Use of agricultural land for non agricultural, rural living or hobby farming purposes which conflict with established agricultural and horticultural land uses The need for diversification of the agricultural economy The location of agroforestry and timber plantation development in preferred areas
Objectives
Ensure that the use and development of rural land is both compatible and complementary to agricultural activities. Encourage agricultural diversity and promote opportunities for new farming enterprises. Facilitate more intensive use and diversified use of rural land for higher value products, including horticulture, timber, intensive animal husbandry and agroforestry. Encourage the expansion of timber production on cropping and grazing land, which are capable of providing road infrastructure requirements to this industry
Strategies
Identify and map the agricultural land classes within the municipality Support agricultural development within the Heytesbury dairy settlement area
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Supporting plantation establishment in areas subject to salinity and erosion Encourage agroforestry on land less than <20ha to, reduce environmental problems associated with erosion and clearing of native vegetation. as an opportunity for local businesses to value add to this material to meet niche markets Establish a Corangamite Regional Plantation Committee to encourage and promote the benefits of timber plantations and agroforestry. Encourage the development of timber processing facilities as part of the development of the timber industry
Implementation
Rural Zone to all agricultural areas and provide for ha subdivision size ha threshold for the establishment of timber plantations Investigate the application of the Land Subject to Inundation Overlay Environmental Significance Overlays to protect high quality agricultural land in areas such as the Heytesbury dairy settlement area Implementing local policies on the following issues:- House lot excisions Agriculture Horticulture Timber & timber processing industries Dams Intensive animal husbandry
Supporting actions
Ensure rural land subdivision and the construction of houses on agricultural land should only be undertaken where the sustainability of the agricultural resource is not undermined and, the development is consistent with the protection of the primary use of the land for agricultural production Focus development of land for non-agricultural purposes into existing towns and areas which do not compromise agricultural production Base the use and development (including subdivision) of land on the capability of land to support and sustain future agricultural development, the diversification of agricultural production and environmental management Provide for ancillary, value adding and processing in suitable locations within rural areas
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