Dunalley and Environs Structure Plan FINAL REPORT 15 October 2013 Dunalley and Environs Structure Plan The Dunalley and Environs Structure Plan has been prepared by Emma Riley & Associates in association with Sorell Council. While every responsible effort has been made to ensure that this document is accurate and complete, Emma Riley & Associates and Sorell Council do not warrant or represent that the information contained is free from errors or omissions and disclaim any and all liability to any person in respect of anything or the consequences of anything done or omitted to be done in reliance or upon the whole or any part of this document. © Sorell Council (2013) Dunalley and Environs Structure Plan Contents Page No. Part 1: Introduction and Background 1 1. Introduction 1 2. Context 2 3. Background Profile 6 Part 2: Analysis 16 4. Community Consultation 17 5. Constraints and Opportunities 18 Part 3: The Structure Plan 24 6. The Principles 25 7. The Structure Plan 29 8. Glossary 52 9. References 53 Dunalley and Environs Structure Plan Part 1: Introduction and Background Dunalley and Environs Structure Plan 1. Introduction Over the past few years Sorell Council (Council) has been progressively facilitating The specific aims of the structure plan are to: and participating in strategic land use planning for the municipal area. provide for future use and development of the area, in a manner that will not Subsequently, Council recognised that there was a need as part of future strategic only attract people to live in the area, but visitors and tourists to stop and spend planning projects to examine specific local planning issues in the Dunalley area. time; In January 2013, the Forcett to Tasman Peninsula bushfire devastated the encourage the development of a strong sense of place; township of Dunalley and surrounding areas including Boomer Bay and Connellys Marsh. In Dunalley and Boomer Bay alone, over 50% of houses were completely ensure the community has access to appropriate community services destroyed along with countless sheds, farming infrastructure, livestock and and facilities and that its future needs are met; commercial operations. As a result of the substantial rebuilding task Council identify options to economically revitalise the area, providing for local reprioritised its strategic land use planning projects. employment and wealth generating activities; It is intended that this structure plan provides an overarching strategic document protect key economic infrastructure from land use conflict; that guides future use and development within Dunalley and the surrounding area over the next 10 to 20 years. It articulates a framework to guide decisions made by identify future physical and community infrastructure priorities; and Council, the community and other stakeholders in relation to activities in both examine how natural hazards can be managed at the settlement level, public and private realms. while protecting natural values. The structure plan will inform the development of the new Sorell Planning Scheme, In light of the bushfire recovery circumstances the main driver for the attainment of a project that Council has substantially progressed, through its participation in the many of these aims will be through public sector investment: including public space Southern Tasmania Regional Planning Project. It provides guidance for Council improvements, provision of public amenities, the development and maintenance of and other statutory authorities in the preparation of its capital works program, for public open spaces and recreational facilities and infrastructure improvements. the provision of infrastructure, amenities and services. The Structure Plan also Providing for an attractive, cohesive and appropriately serviced area, will create an establishes a strategic basis for funding applications to external bodies, including environment more attractive for private investment. State and Federal governments. The Structure Plan assists also in ensuring that projects facilitated by the current bushfire recovery funding achieve a cohesive vision for a revitalised Dunalley and surrounding area. 1 Dunalley and Environs Structure Plan 2. Context 2.1 Spatial Context Dunalley is located in South East Tasmania, at the southern edge of the Sorell municipal area, within a 50 minute drive of central Hobart. Located in a picturesque coastal setting with a backdrop of forested hills and farmland, it is the gateway to the Forestier and Tasman Peninsulas and is located at the approximate half way point between Hobart and the main shack settlements and tourism destinations within the Tasman area. Dunalley is the largest rural based town within the Sorell municipality and supports the small residential areas of Boomer Bay and Connellys Marsh, surrounding rural land and marine based activity in Blackman Bay. It also provides services to a broader catchment including Murdunna and other parts of the neighbouring Tasman municipality. Historically, Dunalley was a fishing village with the canal joining Blackman Bay and Norfolk Bay, allowing for a much shorter travelling distance between the East and West Coasts, removing the necessity to circumnavigate the Tasman Peninsula. The canal which is one of Dunalley’s most distinguishable features also separates the town, separating the Dunalley Hotel from the rest of the town. Map 1: Spatial Contest of Dunalley within the region. 2 Dunalley and Environs Structure Plan 2.2 Planning Context As a strategic land use planning document prepared by Council as a Planning Authority, the structure plan has been prepared within the context of the Resource Management and Planning System of Tasmania (RMPS) as illustrated adjacent. In particular, any policies within the structure plan must: further the objectives of the RMPS; be consistent with relevant State Policies; and be consistent with the objectives and desired outcomes of the Southern Tasmania Regional Land Use Strategy (2010-2035). 2.2.1 The Objectives of the RMPS The objectives of the resource management and planning system of Tasmania are as follows: a) to promote the sustainable development of natural and physical resources and the maintenance of ecological processes and genetic diversity; and b) to provide for the fair, orderly and sustainable use and development of air, land and water; and c) to encourage public involvement in resource management and planning; and d) to facilitate economic development in accordance with the objectives set out in paragraphs (a), (b) and (c); and e) to promote the sharing of responsibility for resource management and planning between different spheres of Government, the community and industry in the 3 Dunalley and Environs Structure Plan State. In addition to a range of regional planning policies which have been considered in the preparation of the structure plan, the following specific policies are highlighted: 2.2.2 State Policies Dunalley is identified as a ‘Township’ within the region. A township is defined as There are three (3) current State Policies existing within the Planning System: a residential settlement which should have a prominent town centre providing a The State Coastal Policy 1996; number of facilities, some local employment opportunities and convenience shopping. The population range should generally be within 500 to 1500 persons The State Policy on Water Quality Management 1997; and and it should be supported by a lower level activity centre, primarily providing a The State Policy on the Protection of Agricultural Land 2009. focus for day to day life within the community. Of particular relevance to the preparation of this structure plan, are the State The most appropriate lower level activity centre relevant to Dunalley, that is Coastal Policy 1996 and the State Policy on the Protection of Agricultural Land provided for within the Regional Land Use Strategy is a ‘minor or 2009. neighbourhood centre.’ The role of this activity centre as defined under the Regional Land Use Strategy is to serve the daily needs of surrounding In addition, the National Environment Protection Measures (NEPMs) have been community and provide a focus for day to day life within a community. adopted as State Policies and outline common objectives to protect or manage aspects of the environment relating to a number of matters including air quality, The specific residential growth strategy for Dunalley is low (growth less than a water quality, noise, site contamination and hazardous waste. Because of the 10% increase in the number of dwellings across the 25 year planning period), nature of the NEPMs, they are considered more relevant to the with a focus on consolidation. A consolidation scenario indicates that growth assessment rather than strategic stage of the planning system and therefore have should be predominantly in the form of infill development within existing zoned not been taken into account. areas. This can involve development of existing subdivided lots, subdivision of existing zoned but vacant or under-developed land or construction of additional 2.2.3 Southern Tasmania Regional Land Use Strategy 2010-2035 dwellings on under-developed land. The Southern Tasmania Regional Land Use Strategy was declared by the Minister Boomer Bay falls within the regional settlement function of ‘Other Small for Planning as a statutory document pursuant to Section 30C of the Land Use Settlements or Localities’. These should be residential settlements with limited Planning and Approvals Act 1993 (the Act) on