21.04 objectives, strategy and...

CORANGAMITE PLANNING SCHEME

MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.04 PAGE 1 OF 48

21.04 OBJECTIVES, STRATEGY AND IMPLEMENTATION

21.04-1 Settlement

Camperdown

Overview

Camperdown, one of Victoria’s most important heritage towns, boasts a high degree ofintact and authentic late 19th Century buildings. It is the largest town within the Shire witha population of 3,172 (Corangamite Shire Population Profile 2006) and also the maincommercial, industrial and administrative centre of the Shire. Its regional competitors forcommercial and industrial development are Colac and Warrnambool. With a stabilisingpopulation, potential exists for residential, commercial and industrial uses. The existingurban growth boundaries are expected to satisfy the development needs for the foreseeablefuture but should be carefully managed to ensure the most effective use of the landresource and protection of sensitive environments.

Camperdown is acknowledged as an important cultural centre, especially in the arts andheritage areas. The township of Camperdown was laid out on a three-chain wide roadreserve by Surveyor General Robert Hoddle in 1852, which has singularly allowed theestablishment of significant, picturesque avenues along which are located a collection offine heritage buildings. The wide planted medians also provide for memorials, publicfurniture and the distinctive clock tower, which is the town’s major landmark. Thecommercial centre has a quality collection of heritage buildings and future renovation andinfill development should aim to complement and enhance the heritage character of thisprosperous late 19th Century Victorian rural town.

The historic Finlay Avenue originally planted in 1876 with 298 English Elms, is one of thefinest country town boulevards in Australia. Currently being sectionally replanted withgrafted elm trees, the avenue dominates Manifold Street. Together with the principalcontributory avenues of Cressy, Leura, Brooke and Curdie Streets the collection isconsidered as a landscape feature of state cultural significance. The tree lined avenuesdominate the Camperdown townscape, which is enhanced by its dramatic topographicalsetting; at the foot of Mt Leura and Mt Sugarloaf and its associated maar, Lake Colongulacto the north, the outer slopes of the craters housing Lakes Gnotuk & Bullen Merri and theridgeline to the south. This landscape setting is further enhanced by the CamperdownBotanic Gardens and Arboretum overlooking the lakes.

Camperdown is unusual for a small country town in that it has an outstanding collection offine houses designed or attributed to local architects that are very good examples of theirtype, dating from the mid 19th to mid 20th Century. Many of these houses are the work ofthe local architects Michael McCabe, Warburton Pierre Knights, Langham Proud andDonald McKean. The architects were supported by the wealthy local pastoralists andgraziers who contributed much to the rich cultural history of the town. A much larger list ofhouses are of architectural interest for their design features as well as other buildings thatmay be attributed to these local architects, the conservation and restoration of all thesebuildings is encouraged. New infill buildings and subdivisions should respect the scale andcharacter of the existing neighbourhoods and streetscapes.

Residential development opportunities are provided for to the west of the town on the slopefrom Gnotuk Road up to Park Lane. This area has the potential to provide for a wide rangeof lot sizes from a suburban average of 1,000m2 to larger 2 hectare lots at the south west ofthe hill. To the east of town, a residential development area will provide for housingbetween the existing dwellings and the quarry with larger lots acting as somewhat of abuffer. A restructure area has been identified north of town on the Ballarat Road, to limitthe number of dwellings in this low lying land. In conjunction with new areas beingdeveloped, infill opportunities exist within Camperdown. Multi-unit development,

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particularly aimed at retirees, is encouraged close to the core of the town, within easy reachof the main services.

The economy of Camperdown, including the hinterland, is reasonably diversified but stillbased in an agricultural support role. The four main areas of employment are retail trade(15.7%), healthcare & community assistance (13.4%), agriculture, forestry & fishing(10.9%) and manufacturing (9.5%) according to the ABS 2006 Census. Current businessattitudes in Camperdown are very positive and retail and residential vacancy rates are low.

The industrial estate in Gellie Street has attracted development and continuation of suchdevelopment should be supported whilst recognising the mix of uses on Church Street. Thesaleyards site offers potential for future redevelopment, which could take advantage of thehighway frontage. Industries posing potential land use conflicts within the townshipboundaries are catered for on sites on the Old Geelong Road north of the racecourse.

Opportunities exist for further retail and office type development within the existing mainbusiness centre, particularly by utilizing the rear of the Manifold Street properties. Thoseproperties without residences opposite are in an excellent position to take advantage of thisopportunity. Businesses requiring larger sites are catered for at the western end of ManifoldStreet although some constraints exist for all uses at the interface with adjacent residences.

Land immediately north of Gellie Street offers great potential for future urban expansion.Contemplation of how this land will best provide for township development will form thebasis for further study.

Issues

Protection of heritage places, precincts and buildings

Protection of landscape setting

Design guidance for new residential areas

Consolidation of existing business, industrial and urban areas to maximiseinfrastructure investment

Provision for development opportunities for the future

Universal access around town and to services and businesses

Objectives

To promote Camperdown as the main commercial and community service centre in theShire

To protect and enhance the significant natural and cultural heritage of Camperdown

To protect the landscape setting of the town

To protect industrial development at the main industrial estate and provide for futuredevelopment

To increase the diversity of housing types and ensure new residential use anddevelopment is compatible with the built form of the town and different housing typesare appropriately located

To provide for a range of residential development options including large residentiallots adjacent to the town

Strategies

Encourage infill residential development to the south of the railway line

Encourage coordinated residential subdivision in under-developed General ResidentialZone land



Promote restoration of commercial buildings, including appropriate façade design,heritage painting, finishes and fixtures and signage

Develop and promote the heritage tourism role of the town

Protect heritage items from demolition and inappropriate development and use

Recognise and protect the substantial collection of architect designed buildings and thequality and diversity of the historic building stock

Develop off-street car parking areas behind the existing commercial and retail area, toimprove the retail function and tourist potential of the town, whilst ensuring theheritage significance of adjacent properties is not undermined

Develop and implement an urban design framework for the town including streetscapeplans for the entrance roads to the towns

Implement management plans for the significant collection of formal avenues

Identify development sites within or adjoining the existing Camperdown CentralBusiness District, between Old Timboon Road, Leura and Cressy Streets, that can beutilised for commercial development

Provide for a range of residential densities on the Park Lane, Park Road, Gnotuk Roadhill

Restructure allotments to an appropriate density in the land subject to inundation northof the railway line and east of Camperdown-Ballarat Road

Ensure construction on private and public land addresses the need for universal access

Implementation

Heritage overlay to all significant buildings and places and areas listed in theCamperdown Heritage Study, Victorian Heritage Register, the National Trust Registerand the Register of the National Estate

Local policy to guide development of properties within the Heritage Overlay

Apply appropriate zones and overlays

Identify development preferences on Camperdown Structure Plan

Give further consideration to the need for extension to the significant LandscapeOverlay around Camperdown

Reference documents

Willingham, A - Camperdown A Heritage Study - Assessment of Places of CulturalSignificance in the Town of Camperdown, Study Findings and Final Report, Volume 11995 and Volume 2 1998

Corangamite Shire Council - Avenue Restoration Strategy, Finlay Avenue, ManifoldStreet, Camperdown 2004

Corangamite Shire Council – Camperdown Botanic Gardens Management Plan 2006

Victorian National Trust Register

Ochre Consulting 2001 - Camperdown Strategic Development Plan 2001-2010



Camperdown Township Structure Plan

Urban Design Direction Enhance sustainability of town by encouraging eco-sensitive design, appropriate economic development

and expansion of community facilities and services Protect and enhance heritage features both built and landscape Maintain high quality of building stock, particularly the work of local historic architects Enhance heritage streetscape in shopping strip Maintain cohesive nature of township by respecting neighbourhood character in new building design &

subdivision pattern Use and development for land subject to inundation to be strictly assessed in terms of environmental

hazard Prefer single dwelling per lot in residential areas adjacent to industrial uses



Cobden

Overview

Cobden is located on a landing above the rural hinterland providing spectacular views intothe valleys skirting the town from the east to the south-west. To the north west a ridgeframes the town with a green, wooded backdrop. Cobden is bisected by a valley thatcontains an attractive lake landscaped with mature trees and edged by a walking track. Thesurrounding topography and general grid pattern mean that many views down roads areopen vistas or are terminated by the adjacent wooded environs. This results in aninteresting juxtaposition between the ordered, built township and its almost ever-visibleunbuilt surrounds, which expresses the town’s fundamental connection with thecircumjacent countryside. This connection is also expressed in the township’s characterthat reflects its role as an agricultural service centre; the way the dairy and feed complexesdominate the skyline and that the local community sees Cobden as a “dairy capital”.

Cobden’s location; removed from the coast and not on a major highway, provides it with aquite ambiance which also has the benefit of creating an inclusive, caring community. Thetown was first surveyed in 1861 in a neat grid pattern giving an ordered and open characterto the town and a pleasant amenity with wide, tree lined streets, recreation reserves, parksand an attractive lake. Cobden has a number of historic buildings dating from the mid 19thto early 20th centuries. Key heritage buildings include the blacksmiths shop (c.1890), theGrand Central Hotel (1904), which lies on the site of the first hotel in Cobden built in 1866,and the Cobden Primary School (1870). The built fabric of Cobden is diverse. There areexamples of residential and commercial buildings of all eras without one period beingdominant. This indicates a steady rate of development over the years and shows aconsistent demand for the lifestyle Cobden offers. There is also evidence of continued infilldevelopment within the town boundaries with newer dwellings taking up previously vacantland and ‘filling in the gaps’ to create a more cohesive township over time.

The estimated resident population is 1532 (Corangamite Shire Population Profile 2006)which has remained fairly steady over the last 25 years, whilst the number of dwellings hascontinually grown from 500 to 656 over the same period. The population is aging at greaterthan the State and regional average, giving rise to service, access and accommodationissues. As the rural residents age and retire and farm sizes become bigger it is expected thatthe demand for housing in Cobden will continue to grow. It is seen as important to attractthe retired farmers from the local area into Cobden to continue their relationship with thetown community.

The dairy industry is the traditional backbone of the local economy and Cobden primarilyservices the surrounding agricultural industries. Day to day retail and service needs of thetown and hinterland community are generally met within the town and speciality shoppingand services are a short distance away within the region, owing the Cobden’s centrallocation near Camperdown and between Warrnambool and Colac. The milk processingfactories are a major land use and employer in the town, and are, in fact, one of the largestdairy complexes in the Southern Hemisphere. The stock feed factory, also located on thesouth west entrance to Cobden is a substantial piece of agricultural infrastructure too. Theindustrial estate offers an opportunity to attracted new business to Cobden in the vicinity ofthe major operations. Other areas of employment are education, health care and smallbusiness.

An area offering great potential for growth is the leisure and tourism attractions thatalready exist in Cobden. These include the Miniature Railway Park, Dairy Theme Park andMuseum, go-kart complex, airstrip, which is suitable for joy flights and recreational flying,golf course, rail trail access and many walking tracks.

Issues

Management of urban growth and infill development



Consolidation of commercial and community uses in the town centre

Economic sustainability

Protection of significant heritage buildings and places

Recreation and tourism opportunities

Universal access around town and to services and businesses

Objectives

To provide for development opportunities in town

To provide for a variety of housing types to meet the needs and expectations of a rangeof community members; infill, aged, suburban, large lot, rural residential, higher endmarket

To protect surrounding valleys and landscape features within and outside town

To protect industrial uses, the industrial estate and identify future expansion areas

To maintain the existing commercial centre & encourage commercial infill

To protect and create public pedestrian links and walking tracks

To reinforce links to surrounding countryside

To protect heritage buildings and places

Strategies

Identify locations for a variety of new residential development, encourage infilldevelopment and multi-unit development close to the commercial centre and services

Encourage well designed, low maintenance, compact housing suitable for retirees andolder people located within walking distance of the town centre

Ensure development does not encroach on sensitive landscape features within andadjacent to town

Maintain generous street layout, public domain landscaping and vistas to rural aspects

Consolidate commercial development between Silvester, Parrot, Walker and AdamStreets with the focus on Curdie and Victoria Streets

Ensure industrial uses and development remain unimpinged by incompatible adjacentland uses

Retain the historic features and buildings that contribute to Cobden’s character throughthe retention of historic elements such as pressed metal verandah ceilings and tilesaround shop windows

Identify, enhance & develop existing and potential walking and cycling links, forexercise, leisure and environmental appreciation

Enhance recreational and tourist amenities and facilities

Ensure construction on private and public land addresses the need for universal access

Implementation


Identify preferred land use locations on the Cobden Structure Plan

Identify pedestrian links and pathways and ensure access is maintained and enhancedthrough new development



Supporting actions

Improve the three entry points: west (Terang, Timboon and Scotts Creek); north(Camperdown); and southwest (Port Campbell) through tree plantings

Maintain the street plantings, augment with native species and implement the StreetTree Management Plan

Promote the town as providing affordable and attractive housing choices with excellenteducation facilities and retirement opportunities.

Enhance and promote the community’s special attractions such as the miniature railwayand dairy theme parks and local events to showcase the strength of the community andappeal of Cobden

Reference Documents

David Loch & Associates, 2002- Urban Design Framework for Cobden, Skipton andTimboon

Ochre Consulting 2001- Cobden Strategic Development Plan 2001-2010



Cobden Township Structure Plan

Urban Design Direction Enhance sustainability of town by encouraging eco-sensitive design, appropriate economic

development and expansion of community facilities and services Protect and enhance built heritage features Enhance public recreation facilities including links and walkways particularly through natural valleys

and to the rail trail Ensure new residential area marked B is designed to enhance the sensitive, sloped site and capitalise

on views Encourage infill unit development to cater for more diverse housing needs



Derrinallum

Overview

Derrinallum has a small population of 265 and is located on the Hamilton Highway in thenorthern part of Corangamite Shire. The services the surrounding rural hinterland, which isused for grazing and cropping. Mt. Elephant (393m) forms an impressive backdrop toDerrinallum. The formal plantings along Main Street give the commercial centre characterand make the area attractive to visitors. Historical features of the township make acontribution to the townscape composition.

The town has an urban land supply of approximately 400 years, with an average of 1building permit being issued for a dwelling over the last 6 years. There is no reticulatedsewerage.

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 basedaround Mount Elephant and surrounding wetlands and lakes

Promote and support a compact urban form, which fully utilises existing and peripheralvacant residential areas


Strategies

Limit linear commercial development and consolidate the existing commercial area.

Infill residential development to be encouraged on vacant land within the townboundaries, with vacant land to the west of the town, adjacent to the HamiltonHighway, to be retained for future residential use.

Implementation

In the absence of reticulated sewerage the Township Zone has been applied to the urbanarea.

Public land zones to all areas owned by the crown.

Heritage overlay to all buildings and areas listed in the Heritage Victoria Register, theNational Trust Register and the National Estate Register

Supporting actions

Maintain the appearance of the entrance roads to the town through landscapingimprovements

Develop and promote the volcanic plains eco-tourism role of the town

Promote Derrinallum as a attractive residential area and service centre for surroundingrural areas



Coordinate services and facilities with use and development in Lismore and develop ashared resource arrangement.

Derinallum Township Structure Plan

Lismore

Overview

Lismore has a population of 323 and is located 10 kilometres to the east of Derrinallum onthe Hamilton Highway. It is located on an open plain and has boundary to minor valleyareas.

Wide streets and open spaces through residential areas contribute to the character of thetown. The town has a high degree of exposure to winds. Wind-break and remnantvegetation contribute to the character of the peripheral residential and low densityresidential areas.

The town contains important community and health services as well as impressiverecreational facilities for a town of its size. The commercial and retail areas of the town areseparated in two areas which works against ease of use for residents and attractingtravellers to stop. A small industrial estate is located on the western edge of town, occupiedby rural service industries. The land supply for the town is approximately 345 years, withthe average of 3 buildings permits being issued per annum over the last 6 years. Lack ofsewerage constrains any further extension to the township boundary



Issues

No reticulated sewerage infrastructure

Declining population

Service centre role for both Lismore and Derrinallum

Objectives



Strategies

Consolidate commercial and retail use and development within the existing commercialprecincts.

Preferred low density residential development areas to be located to the south of thetown.

Implementation

Industrial 1 Zone to the existing industrial estate at Richardson Court, Hamiltonhighway and Wilson Street

Low Density Residential Zone to all existing rural residential areas at the south east endof Wilson Street, west of Brown Street and Ramon Close

In the absence of reticulated sewerage the Township Zone has been applied to the urbanarea.

Public land zones to all areas owned by the crown

Heritage overlay to all buildings and areas listed in the Heritage Victoria Register, theNational Trust Register and the National Estate Register.

Supporting actions

Promote Lismore as a attractive residential area and service centre for surrounding ruralareas.

Coordinate services and facilities with use and development in Derrinallum and developa shared resource arrangement.

Improve the appearance of the entrance roads to the town through landscapingimprovements.

Promote the town as providing affordable and attractive housing choices with goodhealth facilities and retirement opportunities.



Lismore Township Structure Plan

Noorat

Overview

Noorat is a small town located 6 kilometres north of Terang and has a population of 249. Ithas limited commercial and community services and no reticulated sewerage.

Mt. Noorat forms an impressive backdrop to the town. Historical features of the townshipmake a contribution to the townscape composition, including dry stone walling. New useand development needs to have regard to the existing built form. Wind-break and remnantvegetation contribute to the character of the peripheral residential and low densityresidential areas.

Development of this area has been associated with the Glenormiston Agricultural Collegeand 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 twosettlements



Objectives


Strategies

Limit future urban development to low density residential development and promote acompact 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 urbanarea

Public land zones to all areas owned by the crown

Supporting actions

Continue to develop the cultural tourism role of the town. Encourage appropriateaccommodation and tourism opportunities in the town.

Port Campbell

Overview

Port Campbell is a small coastal village located in an outstanding natural setting on theSouthern Ocean coastline. The environment surrounding the town includes a national park,dramatic cliffs, wild oceans and native heathlands, proving a dramatic contrast to thetown’s relatively sheltered setting in a valley at the head of a bay. The beach and coastalcliffs are a major environmental feature of the town. The estuary and wetland on the PortCampbell Creek is also an important natural feature. The fragility of the environmentcannot be overstated and careful consideration of development is required to protectlandscape, geological integrity, habitat and other features.

The town’s structure and character is strongly influenced by the surrounding topographyand 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 alow density of development, especially around the fringes. The size of the town and itsunobtrusive buildings have maintained strong visual links to the surrounding naturalfeatures and integrates the town into this outstanding environment. Timboon acts as themain service centre for Port Campbell, relieving the town of having to provide majorshopping, education, health and community services within its constrained area. Theseaspects 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 tocontinue. Associated with this population growth is ongoing urban development, with thecontinuation of the recent trends of residential and commercial building activity alsopredicted. Population growth needs to be accommodated without compromising thecharacter of the town and its unique, outstanding natural setting. The town’s large lots andvacant lots that present opportunities for infill development, continue to be taken up. Thelast significant opportunity for residential subdivision is proposed to be linked to theexisting town grid in the near future. The topography of the town can support higherdensity and higher scale development in some areas and the existing diversity of buildingstyles permit innovative, site responsive design without compromising the uniquelandscape setting of the town and the township character.



Fishing and tourism are key components of the local economy. The fishing industry hastraditionally played an important role in the economy of the town and continues to providea base for shellfishing. The industry services the local, Melbourne and internationalmarkets. Tourism is playing an increasingly important role in the local economy. The areaattracts a significant number of visitors, with internationally renowned features includingthe dramatic cliffs on the Southern Ocean and the Twelve Apostles and London Bridgeclose to the town. The newly created Marine National Park is said to have impactedsignificantly on the fishing industry however it is expected to attract a new tourist marketor 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 Campbellis ideally located to capitalise on this tourist market. The foreshore area and small coastalvillage character of the town are also tourist attractions. Tourism growth needs to becarefully managed so that it does not compromise the tourist attractions being theenvironmental 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 andthe 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 bothpositive and negative aspects. The size of the currently proposed facility does not permit itto be located in the town. Careful management of its location, design and functional linksto the town is warranted.

Traffic management, coach and car parking in the town, associated with tourism growth, isa significant issue for the town. Undermining of the cliff face prompted the diversion ofthe 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 LordStreet and created a more pedestrian friendly environment. Car parking is at a premium,particularly during peak holiday periods. Maximising efficiency of parking provisionswithin the town centre is critical. The provision of coach and bus parking away from theforeshore area is important and has resulted in a drop off system. Traffic needs to continueto be managed in such a way that the town remains accessible to visitors but does notcompromise 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 PortCampbell.

Strategies

Ensure that new development maintains the low scale coastal village character of thetown and is compatible with the landscape setting of the town.

Encourage new development to incorporate set backs and landscaping to maintain thegreen 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 locationsincluding in and around the commercial centre.

Encourage consolidation of the commercial area and provision of a variety ofcommercial 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 theDesign and Development Overlay.

Encourage applicants to seek professional design advice when designing newdevelopment.

Seek expert advice where necessary to assist council in the assessment of applicationsfor new development.

Provide traffic management infrastructure, long term car and bus parking and coachdrop off areas.

Develop bike and walking trails in and around town.

Provide for public transport access to Port Campbell.

Objective – Environment Protection

To protect the unique natural setting of the town and the quality of the surroundingenvironment.

Strategies

Maintain a compact urban form and prevent urban use and development establishingoutside 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 townincluding along ridgelines around town, the cliffs and bay, along the estuary and to therural 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 naturalfeatures 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.




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 andfacilities 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 andlength of stay.

To provide a range of dwelling and accommodation types in the town to cater for theneeds 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 therear and, where appropriate the upper floor of commercial developments along LordStreet and Cairns Street.

To encourage tourist accommodation on the eastern side of Tregea Street/southern sideof Morris Street.

To maintain low cost camping accommodation adjacent to the main attractions andservices 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 integratedinto the street that encourage gathering of people.

Provide quality facilities and infrastructure to cater for the needs of visitors, includingcar parking and accommodation that suits the needs of a range of age groups andbudgets.

Improve access to the natural attractions around the town.

Build on the natural assets of the town and develop them into tourist attractions forexample heated ground water, marine attractions and walking trails.

Provide for permanent camping accommodation adjacent to the estuary and for peakdemand in the recreation ground and adjacent public land.

Implementation


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 anddesigned outside Port Campbell and that appropriate links between Tourist InformationCentre 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 PortCampbell 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 2014

Coastal Action Plan



Port Campbell Township Structure Plan



Princetown

Overview

Princetown is a small settlement located on the Great Ocean Road approximately 12kilometres east of the Twelve Apostles, 20 kilometres south east of Port Campbell andlocated on a small hillock close to the coast. The settlement has a small population with ano through road (Post Office Road) running along the ridgeline with developmentcomprising a hotel/food outlet, general store, caravan park and a scattering of existingdwellings located on either side of the road on the slopes of the hill. There areapproximately 18 dwellings located on the hillock with some exposed to the elements andothers nestled amongst vegetation. Electricity is connected and some properties havereticulated water supplied from a bore in the recreation reserve, otherwise there is noreticulated water, sewerage or gas.

The settlement enjoys impressive views of the natural features of the locale including theGellibrand River and Latrobe Creek (Serpentine Creek) estuaries and floodplains and theirextensive wetlands, the Great Ocean Road and the vegetated coastal areas associated withthe Point Ronald dune system, the Port Campbell National Park and the Great OtwayNational Park. While some buildings within the settlement may have sea views, it is not atypical coastal town, rather a small farming settlement, surrounded by farming land and onthe edge of the two national parks. Future development potential is limited due to thetopography of the hillock and exposed ridgeline and the lack of reticulated water andsewerage. The town includes a subdivision pattern that is difficult to accommodatedevelopment and has a built form that lacks consistency and a consolidated town centrecharacter.

The wetlands surrounding Princetown are listed under the Directory of Important Wetlandsin Australia. They represent an example of a wetland type that is rare and which plays anintegral ecological and hydrological role in the natural functioning of a major wetland andestuarine system. The Gellibrand River estuary contains extensive wetlands comprisingCommon Reed (Phragmites australis) and Beaded Glasswort (Sarcocornia quienqueflora)saltmarshes. The river corridor throughout the area is very broad and flat and is flanked bysteep to moderate hills, which are mostly cleared for pastoral use. Small farm buildings anddwellings are scattered throughout the open landscape.

The Great Ocean Road Landscape Assessment Study recognises the landscape character ofthe area around Princetown as being distinctive due to the Gellibrand River and wetlandarea. This coastal riverine landscape is the point of transition between the Otway Rangesand the western cliff coastlines of the Great Ocean Road and differs in character from theadjacent coastline and is of state significance. The area is visible and accessible from theGreat Ocean Road, and is experiencing high visitation and increasing developmentpressure.

The Victorian Coastal Strategy 2014, the Great Ocean Road Region Strategy, the CoastalSpaces Recommendations Report and policy directions under Clause 12.02 Coastal Areasof the State Planning Policy Framework all recognise Princetown as a coastal hamlet withlow growth capacity primarily directed towards existing zoned urban areas. The potentialfor development within Princetown and the surrounding area is limited because of the lackof services, sensitivity of the environment in terms of waterways, wetlands, nativevegetation and topography. The strategies all direct that development along the coastoutside of existing settlements is to be avoided.

The Princetown settlement has some slopes that exceed 20% and is surrounded by eitherthe Gellibrand River or wetlands which constrain the ability to suitably dispose ofwastewater effluent in compliance with the EPA Septic Tank Code of Practice. Any limitedpotential for further development of land for dwellings and the adequate treatment anddisposal of wastewater effluent will need to consider the use of secondary treatmentsystems supported with irrigated disposal and be justified by a land capability assessmentand water balance study. New proposals for any lot or tenement within the newlydesignated Princetown Township will need to consider upgrading existing wastewater



effluent treatment and disposal systems to protect groundwater quality, particularly giventhat some reticulated water supply is provided from bore water.

The land around the Gellibrand River and Latrobe Creek estuaries has been identified bythe Department of Primary Industries as potential acid sulphate soils. The close location ofPrincetown to these areas of potential acid sulphate soils warrants care with regards toensuring development avoids disturbing such soils.

The Princetown Township Structure Plan identifies two areas within the settlement:

The Princetown Township Area which encompasses land either side of Post OfficeRoad and to the east of the Hotel and General Store. This area includes all of theexisting dwellings found on the hillock at Princetown. The boundary shown around thisarea is the designated township boundary for Princetown; and

The Princetown Town Centre which includes a smaller area centred around the Hoteland General Store and adjoining land on both sides of Post Office Road and thisboundary represents the area under the Township Zone This area is the focal point forboth commercial and residential development to address the street and improve thetown’s streetscape and create an active pedestrian hub.

The Princetown region also comprises three other distinct areas which are shown on thePrincetown Region Structure Plan and include:

The Princetown Northern Area, which is a rural area on the Great Ocean Road towardsthe north of the township and associated with wetlands and elevated views over thefloodplain valley of the Gellibrand River estuary. The area comprises cleared, openrural land on the eastern side of the Great Ocean Road with a couple of dwellings butwith some small lots that have little future for farming due to their small size.

The Princetown Western Area, which is a rural area on the Great Ocean Road to thewest of the township with a close relationship with Latrobe Creek (Serpentine CreekWildlife State Game Reserve) and its wetlands which forms part of the GellibrandRiver estuary and the coastline associated with the Port Campbell National Park and theadjoining Twelve Apostles Marine National Park. The area comprises a number ofexisting small lots which form part of the historical crown township area with frontageto the Great Ocean Road and the partly constructed Old Coach Road.

The Princetown Recreational/Environmental Area, which is a located to the south andeast on the Old Coach Road and associated with the Gellibrand River estuary andwetlands. This area contains the Princetown Recreation Reserve which provides forextensive camping, an existing walkway/boardwalk (The Serpentine Wetland Walk)which links the Old Coach Road with the township area and the access to the mouth ofthe Gellibrand River and the beach.

Although the rural areas surrounding the township do contain some existing developmentmuch of this development has been established for some time long before the planningscheme and their presence should not justify adding further rural residential development insuch sensitive environmental areas.

With respect to tourist type development, the strategies have supported the potential forlimited tourist accommodation type developments to occur that link in with the eco-tourismtheme and that offer minimal environmental impact and significant environmental benefits.

Issues

Lack of reticulated water and sewerage infrastructure

Sensitive river, wetland and groundwater environments

Need for clear definition of the settlement boundary for the Princetown township

Pressure for small rural lot development and subdivision for rural residential purposes

Pressure for tourist accommodation development



Objectives

To limit development to within the Princetown Township Area.

To consolidate the town centre around the existing hotel and general store within thePrincetown Town Centre with residential and commercial development which improvesthe streetscape character.

To support limited residential development on vacant tenements within the PrincetownTownship Area only where satisfactory environmental improvements and wastewatereffluent treatment and disposal that protect wetlands and groundwater can bedemonstrated.

To maintain and enhance the low key character of the Princetown Township Area.

To protect and enhance the coastal, estuarine and riparian environment and associatedwetlands of the Princetown region.

To prevent rural residential development on existing small lots located within thePrincetown Western Area and areas outside of the Princetown Township Area.

To support limited low key rural residential development on existing small lots locatedwithin the Princetown Northern Area.

To support low key, low impact eco-tourism development.

To retain the dominance of the landscape and the open and rural character of views andoutlooks from the Great Ocean Road.

To ensure that appropriate risk assessment is undertaken to consider the impact andhazards of sea level rise and climate change impacts.

To avoid impacting the environment from the disturbance of acid sulphate soils.

Strategies

Promote and support development fronting Post Office Road within the PrincetownTown Centre which ensures that:

The urban design character established by the existing general store and hotel isrespected and not compromised;

Development minimises the impact of the building on the natural landscape and isconsistent with the design elements of the Princetown Urban Design Framework;

Better addresses and improves on the streetscape character particularly forpedestrian user comfort and safety; and

Development has minimal impact on the environmental capacity of the landparticularly with regard to effluent disposal and stormwater drainage.

Support development on vacant tenements located within the Princetown TownshipArea that minimises the impact of the building on the natural landscape, is consistentwith the Princetown Urban Design Framework and that can satisfactorily demonstratein a land capability, water balance analysis and environment report prepared by asuitably qualified and experienced specialist adequate and appropriate effluenttreatment and disposal, stormwater treatment, containment and disposal and improvedenvironmental outcomes including avoidance of loss of native vegetation andsubstantial indigenous native revegetation.

Ensure that development provides for a reasonable sharing of views.

Prevent industrial development within the Princetown Township Area.

Prevent development which may impact on the water quality, riparian and estuarinevegetation of the Gellibrand River and Latrobe Creek and adjacent wetlands.



Prevent linear or ribbon development along the Great Ocean Road except for dwellingsthat can be demonstrated to be required to support agricultural use of land or eco-tourism development that can demonstrate significant environmental benefits and hasminimal impact on the environment.

Support limited and low key rural residential development within the PrincetownNorthern Area that minimises the impact of the building on the natural landscape and issensitive to the outlook over the Gellibrand River Valley and wetlands.

Support low scale camping style eco-tourism use of the Princetown Recreation Reservewithin the Princetown Recreation Area.

Ensure that development outside the town centre maintains and enhances the characterof the landscape setting of the region by avoiding locating on ridgelines and thedestruction of native vegetation, and through the encouragement of replanting usingindigenous native vegetation.

Ensure that development avoids disturbing acid sulphate soils and where disturbance isunavoidable to comply with the requirements of the EPA’s Industrial WasteManagement Policy (Waste acid sulphate soils).

Ensure that development is appropriately setback from the coastline, estuary shorelineor wetland edge to avoid impacts associated with climate change and sea level riseeffects and allow migration of estuarine wetlands.

Implementation


Apply the Environmental Significance Overlay to sensitive areas along the floodplainsand wetland of the Gellibrand River and Latrobe Creek.

Apply the Vegetation Protection Overlays to areas along the Gellibrand River Valley.

Implement the strategies and initiatives in the Princetown Urban Design Framework.

Investigate the application of the Land Subject to Inundation Overlay to areas identifiedby the Corangamite CMA as being subject to flooding hazards.

Investigate the application of the Erosion Management Overlay to areas identified bythe Department of Primary Industries and the Corangamite Catchment ManagementAuthority as being subject to erosion hazards.

Supporting actions

Develop and promote the coastal tourism role of the town. Encourage small scaleappropriate accommodation and tourism opportunities in the town.


The Corangamite Planning Scheme has many sections of relevance to development inPrincetown including policy statements in the MSS which must be considered. However,council specifically directs applicants to the following relevant clauses:

Environmental Significance Overlay Schedule 1 - Watercourses, water body andwetland protection overlay

Significant Landscape Overlay Schedule 3 – Great Ocean Road Landscape-Peterborough to Princetown



Clause 22.02-1 Catchment and Land Protection



Clause 22.02-2 Wildfire Management




Clause 22.04-6 Sheds and Outbuildings

Clause 22.04-7 Townscape

References:

Princetown Strategic Development Plan 2000-2010 (Ochre Consultants P/L, 2001)

Gellibrand River Estuary and Wetland Management Plan (Centre for EnvironmentalManagement University of Ballarat 7 Ecoscape, 2001)

South West Estuaries Coastal Action Plan (Western Coastal Board, 2001)

South West Victorian Regional Coastal Action Plan (Western Coastal Board 2002)

Princetown Urban Design Framework (Urban Futures Consulting, 2004)

Victorian Coastal Strategy, 2014

Great Ocean Road Landscape Assessment Study, 2003

Great Ocean Road Region Strategy, 2004

Coastal Spaces Recommendations Report, 2006

A Review of Domestic Wastewater Management in the Shire of Corangamite (van deGraaff & Allan, 2008)



Simpson

Overview

Simpson is located on the plains and services the former Heytesbury Settlement Scheme. Ithas a small population and is serviced by a school, community hall, industrial estate and asmall neighbourhood shopping centre. The town has a residential land supply in excess of150 years. The township was developed during the 1960’s. The town has a strong ruralcharacter with local employment based on the surrounding dairy industry.

The town is very open and exposed to the weather. The terrain is gently undulating locatedon a plateau.

Building scale and form is low and suburban in nature with the residential area being wellcontained to the north east corner of the town. A small industrial estate is located on thenorthern outskirts of the town which is occupied by rural service and processing industries.

Issues

Maintenance of community services and facilities with population decline

Objectives


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 retailcentre.

Implementation

General Residential 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 roadand historic park to create a park that addresses the shops and as a link betweencommercial 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 towind and sun.



Improve the visual presentation of the industrial area.

Shelter belt planting to be promoted around town and in select areas to protect buildingsand 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 environmentaland recreation areas.

Simpson Township Structure Plan



Skipton

Overview

The settlement of Skipton is located in the far north of the Corangamite Shire, close to theborder of Pyrenees Shire and 50kms west of Ballarat. The township is set within a steeplysloping land area which creates impressive views to the town from the eastern and westernentrances. This undulating topography continues throughout Skipton with the dominantfeature being the Mt Emu Creek, which runs through the central area of the township.

The town, although relatively small in population, covers a substantial geographical areawhich has resulted in a considerable amount of land being available for developmentwithin the town’s boundary. Infill development creates significant opportunities forgrowth. The infill opportunities have the potential to maximise the use of existinginfrastructure as well as improve the viability of the town centre.

The Glenelg Highway travels through the main street of Skipton and is a through route forheavy vehicles and general traffic which brings passing trade but also create safety issueswithin the town centre. The relationship between the Glenelg Highway and the township isimportant as it provides critical links to the surrounding region. Skipton’s close proximityto Ballarat gives it potential to become a commuter town for rural lifestyle living.

Skipton has an estimated resident population of 482 and as is the case across the Shire, thispopulation is ageing with 46% of the population aged 55 and over (ABS, 2006). For itssize, Skipton has a fairly diverse economic base with the predominant areas of employmentbeing healthcare and farming industries. The local hospital is the predominant employerwithin the town and provides a vital service to the community and surrounding area.

Although Skipton has a relatively good range of community facilities, there is a deficiencyin shops servicing local daily needs, such as a pharmacy. The availability of commercialconvenience facilities, particularly retail within the town has resulted in a lack of intensityin the town centre and also means the township relies heavily on nearby towns for theseservices. The town’s current low population base presents a challenge in attracting andretaining new retail businesses yet this is vital for the economic viability and continuedgrowth of the township. Attracting further retail businesses to the township will havesignificant flow-on economic effects and further encourage the township as an attractiveplace to live and visit.

The development of Skipton has occurred in a relatively straightforward manner with themajority of residential development occurring within the town boundary, commercialdevelopment clustered around the Glenelg Highway and industrial development occurringtowards the western entrance of the township. The majority of this development hasoccurred under the Township Zone which permits several types of uses to occur andwithout the assistance of designated zoning for these purposes. Appropriate zoning toreflect the current and future uses has been implemented which will encourage thedevelopment of well defined precincts in the township within areas that can be properlyserviced and where land use conflicts are minimised.

Within the township, there has been some development that has occurred outside the townboundary. This is predominantly low density residential at the northern tip of the township.There is not a significant demand for this land to be rezoned to allow further low densityresidential development at this time but this may occur in the future.

Skipton has many historic buildings dating back to the mid to late 19th century which are akey element of the town’s built character and village appeal. These include The CourtHouse, St Andrews Presbyterian Church and the Skipton Hall. These places are a valuableasset and the continued conservation of these buildings is important.

Skipton contains several large open spaces including the Mount Emu Creek corridor andJubilee and Stewart Parks. These open spaces provide a key connection to the town centreand an attractive backdrop to the township .The Mount Emu Creek environs are known asan important meeting place for aboriginal tribes. The creek environs are also home to aplatypus population and an extensive eel population. Also of natural importance is the



Skipton Common to the north of the township which consists of remnant grasslands. Theseareas are valuable natural assets and enhance the overall appearance of the township.Future development has been directed away from these areas to ensure that theirenvironmental integrity is not compromised.

Although tourism is not currently a major industry within Skipton it does present one of themain areas for potential growth within the township. There is a significant opportunity tofurther enhance the Skipton-Ballarat Rail Trail and connect it to the existing heritage walkwithin the township. This creates opportunities to draw visitors from the Ballarat region.Skipton is also on the northern edge of the UNESCO recognised Kanwinka Geopark, withthe Mount Widderin Caves, located just outside Skipton. Further promotion of Skipton aspart of this region is encouraged for the tourism benefits and other related economic effectsit can provide to the area.

It has also been identified that the demand for short term accommodation opportunitieswithin the township has increased as a result of visitors using the Rail Trail. The futuredevelopment of wind energy facilities and other major infrastructure projects within theregion has the potential to further increase this need for short term accommodation options.A parcel of land to the east of the township, adjacent to Jubilee Park has been designatedfor this type of accommodation.

Issues

Servicing constraints for future industrial and residential development

Road safety and traffic issues along Glenelg Highway

Disconnected amenities within the township

Conflicting land uses, particularly between industrial and residential uses

Sprawling development of the township

Lack of concentrated retail activity within the town centre

Limited pedestrian access throughout the township

Lack of short term accommodation options within the township

Objectives

Increase commercial development within the township

Consolidate residential development within existing town boundaries

Improve road safety along the Glenelg Highway

Increase access and connections between open space and the town centre

Continue to preserve areas of cultural and heritage significance

Improve tourism facilitates and opportunities within the township

Protect natural assets, creeks and grasslands

Minimise land use conflicts within the township, particularly between industrial andresidential land uses

Encourage the development of short term accommodation options, including campingand caravan park accommodation, within the township

Strategies

Designate preferred areas of future urban development to:

Infill residential development within the town boundary



Retail development within the central business area

Industrial development to the western edge of town

A mix of tourism, recreation and commercial uses to locate within the RuralActivity and Mixed Use Zones

Direct residential development away from:

Land to the north west of the township (Skipton Common)

Industrial land to the western edge of the township

Land outside the town boundary

Land above 300m AHD due to servicing constraints

Facilitate the development of camping and caravan park on land adjacent to JubileePark

Encourage consolidation of industrial development at the western edge of the townshipwithin the water supply and sewage treatment constraints in Skipton’

Improve connections between the town centre to Stewart and Jubilee Parks, MountEmu Creek and the Skipton-Ballarat Rail Trail

Encourage further development of the Skipton- Ballarat Rail Trail as a tourist attraction

Continue landscape improvements throughout the township, particularly along theGlenelg Highway and other main entry roads to the township

Implementation

Apply appropriate zone and overlay controls

Implement the recommendations of Corangamite Heritage Study Stages 1 and 2

Reference Documents

Skipton Structure Plan (EDAW-AECOM, 2009)

Corangamite Shire Heritage Study Stage One (Heritage Matters 2009)

Skipton Strategic Development Plan 2000-2010 (Ochre Consultants P/L, 2001)

Corangamite Shire Tourism Opportunities Study, Corangamite Shire Council(December 2010)



Terang

Overview

The settlement of Terang is located around a volcanic crater formerly containing a body ofwater and now housing much of the town’s recreational facilities. More elevated walls ofthe crater remain at the western end of Terang in an otherwise flat terrain. The landsurrounding the built up area is so flat in fact, that much of the land does not naturally drainwell.

The town is compact in nature with a close connection to the surrounding countryside.This is most clearly experienced from the town’s core by views over the dry lake to thefarm land. The grid pattern of the street layout also affords views to the northern ruralaspect from deep within the township. The Princes Highway travels through the main streetof Terang which brings passing trade but also forces heavy vehicles into the primarypedestrian area. Terang has developed quite clear areas of commerce; retail dominatesHigh Street from the Mortlake Road to the churches; bulky goods and agricultural supportbusiness are located on the eastern entrance to town and the industrial estate has formed onPeterborough Road. This gives some order and hierarchy to the business uses in Terangand offers clarity in providing for like uses in the future.

Terang has numerous historical features such as heritage buildings eg. the old courthouse,post office, civic hall, railway station, Johnstone’s Court and an historic grandstand built inthe 1880s – and one of the oldest avenues of English Oak trees in the district (planted c.1890). These elements contribute to the ambience of Terang.

Terang is the second biggest town in the Shire, with an estimated resident population of1824 (Corangamite Shire Population Profile 2006). As is the case across the Shire, thepopulation is aging and access and accommodation options have become matters to beaddressed. Owing to its proximity to Warrnambool, Terang is attractive as a commutertown, offering housing of a more affordable rate with services such as healthcare andeducation available. This has increased the demand for residential land, both suburban lotsand larger lots which are being made available in both the north-eastern and western edgesof town.

The economic base of Terang has traditionally been the surrounding agriculturalbusinesses. More recently this has been augmented by manufacturing in the industrialestate and the strong development of equine related activities, including training, racingand breeding. A significant opportunity exists for expansion and value adding to theequine industry creating a vibrant node for Victoria. Support for equine related uses isconsidered critical to its success. The industrial estate currently benefits from a smallseparation from Terang’s residential area. It is important that potential points of conflictare minimised to allow business and manufacturing to grow without compromisingresidential amenity.

The retail sector in Terang services most daily consumer needs. Speciality and higherorder shopping is usually undertaken in the larger retail centres; primarily Warrnamboolbut this would also include Camperdown, Colac, Geelong and Hamilton depending on thespecific trip purpose. Improvements in building stock and renovation have indicated retailsuccess in the recent past and reflect a positive attitude toward the local economy. Furtherimprovements are encouraged.

Land in the vicinity of Peterborough Road and Dow Street and the Princes Highway offersgreat potential for future urban expansion. Contemplation of how this land will bestprovide for township development will form the basis for further study.

Terang is one of the towns on the Volcanoes Discovery Trail – a regional tourism initiative.It also forms part of the area seeking international status as a UNESCO Geopark. Thevolcanic heritage of the area is showcased by craters forming lakes and mounds across thelandscape. In addition to the dry lake bed in town, Lake Keilambete, Mount Noorat andthe many kilometres of dry stone walls are local features offering potential flow-on tourismpossibilities. The importance of the volcanic heritage led to the construction of a stonesculpture on the eastern entrance to Terang. The decorated wall developed by Corangamite



Arts, the local community and sculptor Neil Roberts was constructed in 1994 and createsan impressive and welcoming gateway to Terang.

Issues

Servicing constraints and capacity for future urban development

Road safety and heavy vehicle traffic

Protection and recognition of local heritage and culture

Inundation affecting future residential areas to the west of the Princes Highway andnorth of the railway line

Redevelopment of saleyards site

Sustainable economic development

Connection to natural gas mains supply

Universal access around the town and to services and businesses

Objectives

To meet the demand for a variety of residential developments; small and large lot andhousing to suit retirees and an aging population, tourist accommodation

To promote Terang as a key residential and service centre in the Shire

To protect heritage buildings and places and highlight local culture

To consolidate residential development within town boundaries and maintain ruralsurrounds of the town including visual and physical connections to rural outlooks

To protect and promote industrial and commercial development

To improve and expand recreational, cultural and tourism facilities and opportunities

To improve road safety, amenity and access

Strategies

Promote restoration and occupation of commercial buildings, including appropriatefaçade treatments and painting respectful of their heritage

Support the development and servicing of, and events associated with the horse racingindustry

Preferred growth corridors for future urban development to be:-

infill residential development before allowing any further rezoning land for futureresidential development

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, subjectto the supply of water and sewerage

Residential development to be directed away from:

The land between the Noorat Road, the railway line and the Pejark Drain

Low lying land and land subject to inundation

Land in the vicinity of the industrial and Business 4 zoned land to limit potentialfuture land use conflict

Land immediately south of the dry lake to preserve the rural aspect



Require a site assessment and environmental condition of the saleyards site to becompleted before a sensitive use (residential use, child care centre, pre-school centre orprimary school) commences or before the construction or carrying out of buildings andworks in association with a sensitive use commences

Encourage the development of housing suitable for an aging population on sites close totown amenities. For example retirement village on the saleyards site or accommodationon underutilised commercial land off the main street

Develop open space links within the urban area to Lake Terang to link like uses andimprove amenity

Encourage the development of a master plan for the Lake Terang area to improveefficiencies associated with recreational and tourism uses

Encourage the development of arts and cultural facilities to meet the needs of the localand regional community and embellish tourism opportunities

Encourage further industrial development at the industrial estate and alongPeterborough Road

Prepare a structure plan for the land between Dow Street & Peterborough Road fromEmeny Street to the Princes Highway

Identify a heavy vehicle by-pass route along Peterborough & Bend Roads for long termimplementation

Lobby for gas connection to attract new businesses to Terang

Implementation


Identify issues and strategies on the Terang Structure Plan

Engage with the community to assist in the achievement of the above goals

Ensure construction on private public land addresses the need for universal access

Reference Documents

Ochre Consulting 2001- Terang Strategic Development Plan 2001-2010



Terang Township Structure Plan

Urban Design Direction Enhance sustainability of town by encouraging eco-sensitive design, appropriate economic

development and expansion of community facilities and services Protect and enhance heritage features both built and landscape Enhance heritage streetscape in shopping strip Use and development for low lying land to be strictly assessed in terms of environmental hazard Maintain neighbourhood character by designing new buildings that respecting local topography,

building scale and bulk Encourage a range of housing types and in particular support the provision of housing that caters

for an aging population



Timboon

Overview

Timboon is located within the dramatic topography of the Powers Creek valley whichcreates an enclosure and intimacy to the town. The town centre is on the floor of the valleyand the township follows a tentacle-like pattern along the various access routes. The oncemajestic forest that existed around Timboon has influenced its settlement and also thetraditional building construction. The topography and vegetation form strongcharacteristics; vegetation grows dense and tall with important areas of remnant forest.From most viewpoints the skyline around the town consists nearly entirely of trees orhillsides with little opportunity for distant views from the centre as the visual catchment isquite strongly contained within the valley. Building form and scale is small and incharacter with the environment nestling into the valley. Timboon has a population of 792[2001 Census] and future development should be carefully managed to respond totopographic 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 workshave assisted in the improvement of the town centre appearance and function of the accessand parking infrastructure. Improvements to the commercial buildings and surroundswould aid in reinforcing the township character and capitalizing on the creek aspects wouldprovide some improvement to the town centre. However more substantial gains can bemade in terms of land use efficiency in the centre if land owners and developers can worktogether when redevelopment opportunities arise. A masterplan for this area would be idealto address short term needs.

Long term needs for commercial space could be accommodated by extending the businessprecinct south to the swimming pool area and/or north to the railway area. These optionsneed careful consideration and community debate. Issues such as environmental sensitivity,recreational needs, relocation of the pool, tourism and community opportunities, heritageand so on, all abound.

The mixed use area in mid-Bailey Street offers support to the main commercial precinctand should retain this function. It should not become a second retail precinct but providefor 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 andproviding a marvellous resource. This feature offers the opportunity for businesses to takeadvantages of two frontages; the street and the public park/creek. Significant communityclean up and revegetation works along the creek have been undertaken and continue toimprove this environmental asset.

Tourism offers a growing market for Timboon and development associated with thetourism industry is encouraged. Assets include boutique produce industries, proximity tothe coast and Great Ocean Road, walking trails, the natural environment and heritage.Opportunities exist within the township to capitalize on these assets particularly on therailway 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

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 commercialcentre.

To improve town centre building stock, accessways, public spaces and reorientate focusto 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 tokeep a clear definition between township and rural land uses.

Encourage infill residential development as a first priority and manage further rezoningof 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 fortourism development and community uses.

Direct low density residential development to preferred areas south of the town and alimited amount on Curdies River Road opposite the golf course.

Maintain thick vegetation on entries to and within town and discourage developmentthat will impact on the natural aspect of the valley’s viewshed.

Encourage coordinated commercial and residential development in the town centre toreorientate 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 developmentfor modern usage.

Implementation


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 toswimming 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 bothprivate and public land.

Maintain existing remnant vegetation within development sites.



Supporting actions

Upgrade central area through simple landscaping, painting, signs and improvement ofwalkways.

Continue to develop and promote the village and gourmet food tourism role of thetown.

Ensure that suitable agricultural land is available for gourmet food and similar primaryproducers within the local area.

Work with tourism industry providers to encourage appropriate accommodation andtourism opportunities in the town.

Protect vegetation on both sides of road along Timboon-Port Campbell Road. Planttress along Barrett Street and Timboon-Nullawarre Road/Bailey Street.

Implement and provide for landscape improvements especially weed control programsin areas of remnant vegetation.

Provide plantings around car parks and intersections to reduce impact on and integratewith the surrounds.

Promote the town as providing affordable and attractive housing choices with excellenteducation facilities and retirement opportunities.


The Corangamite Planning Scheme has many sections of relevance to development inTimboon 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 22.02-1 Catchment and Land Protection

Clause 22.02-2 Wildfire Management




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)



Timboon Township Structure Plan



21.04-2 Environment

Landscape

Overview

The Shire contains areas of the highest visual quality - a factor which will ultimately favourits promotion for tourism and recreational use. Variation in topography and vegetation,multiple visual foci such as lake areas, volcanic cones, strongly defined plantings and wallsalong cleared pasture increase the visual quality of the area. An implication of the visualquality of rural and natural areas will be ongoing pressure for the construction of dwellingsand other developments to take advantage of exceptional views.

Lakes Gnotuk and Bullen Merri offer a case in point. Significant pressure for residentialdevelopment has been experienced. Careful siting of all buildings outside the craters’ rimswill protect the visual quality of the lakes and internal crater environment.

Corangamite also possesses a coastline of national significance including coastal featuressuch as London Bridge, The Arch, Sentinel Rock, Loch Ard Gorge, the Twelve Apostlesand Moonlight Head. Soft Tertiary sediments are exposed in cliffs that are being activelyeroded, as shown by the presence of numerous rock stacks, caves, arches and tunnels. Thearea contains significant estuarine and intertidal aquatic environments including theGellibrand River, Sherbrooke River, Campbell’s Creek and Curdies Inlet.

One of the principal activities of tourists visiting the Shire is scenic drives between towncentres and along the Great Ocean Road. The scenic qualities of these routes will need tobe maintained if commercial tourism benefits are to be obtained. Interpretation of the visualquality of the landscape will increasingly become a feature of the Shire’s tourism industry.

Issues

The need to identify and protect significant geological landscape features throughoutthe municipal area

The need to protect and maintain Lake Gnotuk and Lake Bullen Merri and the landwithin the craters and around the crater rim in as natural state as possible

The need to identify and manage sensitive environments across the Shire and inparticular adjacent to the Great Ocean Road

Co-ordination with other land management authorities over use and development ofland, having regard to the Victorian Coastal Strategy 2014, Otway National ParkManagement Plan (1996) and the Port Campbell National Park Management Plan(1998)

Objectives

Protect the scenic values of coastal areas, particularly along the Great Ocean Road

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 thecrater slopes and crater rims of Lake Gnotuk and Lake Bullen Merri

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Strategies

Prevent additional access points outside identified development areas along the GreatOcean Road

Complete visual assessments of important landscape features and environments

Discourage development occurring within and on the Lake Gnotuk and Lake BullenMerri crater rims which may compromise their significance including any developmentthat modifies the internal crater slopes and the geological integrity of this feature, thatintroduces additional buildings into this landscape to further remove it from a naturalstate or that threatens water quality through effluent or sediment runoff

Implementation

Rural Conservation Zone with a 60 hectare minimum lot size adjacent to the GreatOcean Road

Rural Conservation Zone with a 60 hectare minimum lot size within the Lake Gnotukand Lake Bullen Merri volcanic craters and a 40 hectare minimum lot size for lots splitbetween that and the Farming Zone.

Heritage overlay to all heritage buildings and places

Significant Landscape Overlays to areas of high visual sensitivity along the GreatOcean Road and adjacent to Lake Gnotuk and Lake Bullen Merri

Environmental Significance Overlay adjacent to Lake Gnotuk and Lake Bullen Merri toprotect the environmental qualities of the land and water

Implementing a local policy on natural and cultural heritage

Supporting actions

Develop guidelines for the location of buildings and works within significant landscapeareas

Establish a Lakes Gnotuk and Bullen Merri Advisory Committee to consider and adviseCouncil on planning policy and proposals around the lakes

Reference documents

The report of Sites of Geological and Geomorphological Importance within the Shire ofOtway, Department of Conservation Forests and Lands. (Neville Rosengren, 1984)

Eruption Point of the Newer Volcanic Province of Victoria – an inventory andevaluation of scientific significance. (Neville Rosengren, 1995)

Great Ocean Road Region Strategy Landscape Assessment Study 2003 (Planisphere forDSE)

Cultural Heritage

Overview

The heritage of the Shire is rich. The Shire’s built environment contains a unique mix ofhistoric rural townscapes, rural landscapes, streetscapes, historic precincts, old signage,significant and lesser known historic buildings ranging from small cottages to publicbuildings, Aboriginal cultural resources, gardens and formal plantings, rural holdings,associated homesteads, outbuildings and dry stone walls as well as distinctive volcanic



cultural landscapes located throughout the Shire, all contribute to the richness of the builtheritage and cultural landscapes.

Camperdown is a fine example of a 19th Century Victorian rural town with one of the finestcountry town avenues in Australia. Together with other historic smaller agricultural towns,historic rural homesteads, outbuildings and structures this establishes Corangamite Shire asone of the State’s historic rural areas.

Issues

Conservation and enhancement of the Shire’s heritage

The need to identify heritage buildings and places, including both European andAboriginal sites, not presently protected by the Heritage Overlay

Appropriate development of heritage places and land adjacent to those places

Objectives

To conserve heritage buildings, places, Aboriginal sites and significant culturallandscapes

To provide certainty and direction for the redevelopment of heritage buildings

To protect places of cultural significance and support the conservation of thoselocalities threatened by development or neglect.

Strategies

Extend the level of heritage planning controls for all notable buildings and placesthroughout the Shire by completing a shire-wide heritage study

Ensure that all new development is in sympathy with the character and heritageassociated with the site, place, precinct, town, area or the general surrounds.

Have regard for the Aboriginal cultural resource management grid map and guidelines

Implementation

Heritage overlay to all heritage buildings and places

Implementing a local policy on natural and cultural heritage

Supporting actions

Seek financial assistance to support private and public owners of heritage buildings toassist in their maintenance and presentation.

Establish heritage advisory committee

Enhance historic streetscapes by supporting the use of underground cabling or aerialbundling of cables in heritage areas

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 andplaces

Have regard to the Aboriginal cultural resource management grid map and guidelinesand, where appropriate require a report from a suitably qualified archaeologistidentifying the impacts of proposed use or development on Koori cultural heritage sites.



Reference documents

Land Conservation Council Historic Places South Western Victoria FinalRecommendations

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 importantenvironmental issues that need to be resolved, in order to ensure the future of both theenvironment 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 watererosion, 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 inthe region by protecting and improving the long term productive capacity of the naturalresources.

Water Resources - to manage the quality and quantity of surface water, groundwaterand wetlands to ensure that the requirements of ecological, domestic and industrialsystems are balanced.

Biodiversity Conservation - to protect and enhance indigenous ecosystems and species.

Community Education - to increase public awareness and community ownership ofnatural resource management throughout the Corangamite region.

Catchment Amenity - to ensure a clean, healthy and unique environment that supportsindividual lifestyle aspirations and community well-being.

Monitoring and Evaluation - support on-going monitoring and evaluation of all researchand remedial projects and establish a methodology for assessing regional catchmenthealth indicators and issues.

The Corangamite strategy also sets out six (6) focus activities which emphasis issues thatrequire 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 priorityactions:

Develop and implement a regional surface and subsurface water quality management(nutrient management) strategy.

Implement waterway and drainage management program for the region.

Develop and implement a native vegetation retention program and detail managementplans.

Develop and implement an integrated network of parks and reserves and habitatcorridors 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 aninsight to areas that have undergone significant environmental change. Large areas ofnative vegetation within the Shire have been cleared for agriculture and most BroadVegetation Communities now only consist of remnants in the region.

Protected areas are also a significant land use across the Shire. These protected areas coversignificant forest areas, public lands or wetlands. These areas are important recreation areasfor the Shire’s residents and increasing numbers of tourists. However the prime goal ofthese areas is the preservation of flora and fauna communities.

The Shire contains areas that are particularly vulnerable to wildfire due to existingvegetation, land aspect and topography. Wildfire has the potential to impact significantlyon the Shire and its community both economically and socially.

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

Protection of life and property from wildfire

Objectives

Ensure that natural and physical resources can meet the needs of future generations bysafeguarding the life-supporting capacity of air, water, soil and ecosystems.

To ensure that risks to life and property from wildfire are appropriately managed.

Strategies

Apply the Glenelg Hopkins and Corangamite Catchment Management Authoritiesstrategies for all land use and development applications within non urban areas.

In conjunction with the Department of Natural Resources and Environment complete anassessment of all remnant vegetation within the Shire and identify and map importantareas.

In conjunction with the Department of Natural Resources and Environment andCatchment Management authorities, identify areas prone to salinity and erosion.

In conjunction with the CFA identify areas subject to high fire risk and apply a WMOand designate areas as Bushfire Prone Areas under the Building Act 1993.

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 identifiedflora and fauna significance

Wildfire Management Overlay to areas subject to high fire risk

Investigate the application of



Erosion and Salinity Management overlays to areas susceptible to erosion andsalinity

Land subject to Inundation Overlay and Rural Floodway Zone to areas subject to 1in 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

Wetland areas

Biodiversity

Supporting actions

Municipal decisions affecting the environment are to reinforce the recommendations setout in the Corangamite and Glenelg Hopkins Catchment Management Authoritiesstrategies

Adopt an integrated catchment management approach and ensure use and developmentassessment comprehensively considers the effects on land and water resources.

Promote effective pest plant and animal control throughout the Shire and work withland owners and government agencies in coordinated control measures. High priority isto be given to the management of blackberries, Ragwort and serrated tussock.

Ensure land use and development of land does not increase the level of fire risk andincludes adequate fire protection measures.

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

Flora and Fauna Guarantee Action Statements

Code of Practice for Fire Management on Public Land, Department of Conservationand Natural Resources, 1995

Plantation Establishment Guidelines: Draft code of practice for fire management inplantations (Country Fire Authority, 1996)



21.04-3 Economic Development

Commercial and industrial

Overview

Camperdown is a regional shopping centre with a significant catchment. Other towns suchas Cobden, Terang and Timboon perform important local shopping and business roles.Derrinallum, Lismore, Port Campbell, Simpson and Skipton provide general commercialservices to residents with Port Campbell and Princetown catering particularly for visitors.

Retail expenditure occurs outside of the Shire to the major regional centres ofWarrnambool, Ballarat, Colac and even Geelong and Melbourne. Whilst higher orderretail expenditure will continue to be made outside the Shire, it is important that the Shire’sretail centres continue to provide good service and that physical improvements are made toincrease shopper and visitor comfort and convenience. The strength and vitality of eachcommercial area is dependent on the consolidation of further retail development withineach centre.

Corangamite has a moderate manufacturing base with employment in the manufacturingindustry representing approximately 10% of total employment. A number of industrialsites throughout the Shire established to provide for land for industrial use anddevelopment. Major dairy processing plants at Camperdown, Cobden and Simpsonunderscore the integral link between industrial operations and employment and theagricultural activities in the Shire. Processing of product sourced outside the Shire hasfurther potential to expand.

A proportion of small scale industrial uses are located within town areas either onindividual sites or as part of a residential land use largely due to historic reasons andoperator preference.

The exploitation of oil and gas resources is becoming a significant contributor to theShire’s economic activity. Gas reservoirs exist both on and offshore in the southern part ofthe Shire, which have the potential to provide a significant proportion of south-easternAustralia’s demand for energy resources. Access to the gas also offers significant benefitsto the region by increasing the potential for industrial development through connection tothe main gas transmission network, and providing improved security of supply.

The local nature of the reserves encourages processing facilities to locate in the Shire. Thisenables the potential to supply natural gas to the Shire’s towns and potential consumersadjacent to the pipeline routes. This supply would stimulate business investment in theShire and provide localised benefits to the community by access to natural gas and themultiplier 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 developmentfrom fragmenting existing business precincts

Promote Camperdown as the regional commercial centre for the Shire

Provide areas for industrial developments that can process agricultural products andprovide a service industry function to the economy of the surrounding region

The opportunity to promote gas processing in the region.

02/08/2007C20



Objectives

To reduce escape expenditure by consolidating and improving the range of retailfacilities throughout Camperdown, Cobden and Terang

To increase employment opportunities through the development of a new industrialareas

To facilitate the establishment of natural gas processing and storage facilities andensure an effective operation once established

To ensure the effective and efficient provision of natural gas supply to the nationalmarket

Strategies

Adopt a commercial hierarchy of sub-regional centres, district centres and town centresto assist in the consolidation of commercial and retail development and integrate withoverall town development. The hierarchy to be:-

Camperdown to be developed and promoted as the regional commercial and retailcentre for the Shire supporting higher order and specialty commercial and retaildevelopment.

Cobden and Terang to be developed as district commercial and retail centres servingthe commercial needs of their surrounding area.

Timboon, Port Campbell, Derrinallum, Lismore, Simpson and Skipton will have afocus serving the needs of their residents and immediate area.

Complete an assessment of all existing and future industrial areas which have: access toroad; access to rail; large flat sites; buffers from residential areas; are able to be fullyserviced and are protected from encroachment by incompatible use and development.

Support the development and ongoing operation of gas processing plants and storagefacilities where these are designed and managed in a manner that recognises thecharacter and amenity of the surrounding area, increases the potential for direct accessto 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 ProcessingPlant

Special Use Zone Schedule 2 to the Heytesbury Gas Facility – Timboon

Special Use Zone Schedule 3 to the Brumbys Road, Port Campbell – BHP Minerva GasProcessing Plant

Special Use Zone Schedule 4 to the Waaree Road, Port Campbell – Woodside GasProcessing Plant

Implementing local policies on the following issues:-

Industrial development

Highway development



Agriculture

Overview

Primary industry is the largest single industry in the Corangamite Shire. The Shirecontains land of such quality that it is important on a State and national level. Agriculturalindustries in the Shire generate approximately $242 million worth of product. Milkproduction contributes approximately $154 million representing 63% of the totalagricultural production for the Shire and approximately 11.5% of Victoria’s total milkproduction. 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 fourmain 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 thesouth; 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 linewith 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 thenatural resource base, in regard to salinity and erosion.

Despite the population decline, the Shire’s natural environment and agriculturalproductivity will provide opportunities for further agricultural diversity. This will presentsignificant 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 purposeswhich 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 andcomplementary 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 arecapable 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

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 nativevegetation.

as an opportunity for local businesses to value add to this material to meet nichemarkets

Establish a Corangamite Regional Plantation Committee to encourage and promote thebenefits of timber plantations and agroforestry.

Encourage the development of timber processing facilities as part of the development ofthe timber industry

Implementation

Farming 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 areassuch 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 shouldonly be undertaken where the sustainability of the agricultural resource is notundermined and, the development is consistent with the protection of the primary use ofthe land for agricultural production

Focus development of land for non-agricultural purposes into existing towns and areaswhich do not compromise agricultural production

Base the use and development (including subdivision) of land on the capability of landto support and sustain future agricultural development, the diversification ofagricultural production and environmental management

Provide for ancillary, value adding and processing in suitable locations within ruralareas