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Glenelg Strategic Futures PlanFinal ReportGlenelg Shire Council21 August 2009D N

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Glenelg Strategic Futures PlanP:\60095775\6_Draft_docs\6.1_Reports\GSFP Main Report\Final Glenelg Strategic Futures Plan Aug2009.docRevision 21 August 2009

Glenelg Strategic Futures Plan

Prepared for

Glenelg Shire Council

Prepared byAECOM Australia Pty LtdLevel 9, 8 Exhibition Street, Melbourne VIC 3000, AustraliaT +61 3 9653 1234 F +61 3 9654 7117 www.aecom.comABN 20 093 846 925

21 August 2009

600 957 75

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Quality InformationDocument Glenelg Strategic Futures Plan

Ref 600 957 75

Date 21 August 2009

Prepared by Ruth Davies, Michael Dunn & Viesha Berzkalns

Reviewed by Andrew McCulloch

Revision History

Revision RevisionDate Details

Authorised

Name/Position Signature

01 10/02/2009 Community ConsultationReport

Andrew McCullochAssociate Director -EnvironmentalManagement &Planning

Original Signed

02 22/05/2009 Preliminary Draft - FinalReport

Andrew McCullochAssociate Director –EnvironmentalManagement &Planning

Original Signed

03 27/05/2009 Draft Final Report Andrew McCullochAssociate Director –EnvironmentalManagement &Planning

Original Signed

04 29/05/2009 Final Report Andrew McCullochAssociate Director –EnvironmentalManagement &Planning

Original Signed

05 12/06/2009 Final Report (minormodifications)


Original Signed

06 21/08/2009 Final Report (minormodifications)


Original Signed


Table of ContentsExecutive Summary i1.0 Introduction 1

1.1 Background 11.1 Statement of intent 11.2 GFSP objectives 11.3 Supporting studies 11.4 Community Consultation 21.5 How the GSFP will be used 31.6 Implementation of the GSFP 3

2.0 Legislative and Planning Context 42.1 Relevant State, regional and local strategies and policies 4

2.1.1 State Government Strategies 42.1.2 Regional Strategies 72.1.3 Local Strategies 7

3.0 Context 93.1 Significant Developments in Glenelg Shire 93.2 Industrial Land Use 9

3.2.1 Glenelg Industrial Land Use Plan 93.3 Current Economy and Future Potential 12

3.3.1 Agriculture 123.3.2 Forestry 133.3.3 Tourism 133.3.4 Renewable Energy Development 13

3.4 Urban Infrastructure and Constraints 143.4.1 Drainage 143.4.2 Sewerage 163.4.3 Water Supply 163.4.4 Roads 163.4.5 Rail 163.4.6 Portland Airport 173.4.7 Port of Portland 173.4.8 Issues for Infrastructure Development 18

3.5 Environmental Management and Climate Change 193.5.1 Wildfire Management 193.5.2 Landscapes 203.5.3 Environmentally Significant Areas 203.5.4 Opportunities for Environmental Protection and Enhancement 213.5.5 Land-based impacts of Climate Change 213.5.6 Sea Level Rise 223.5.7 Options for Glenelg Shire to respond to Climate Change 22

3.6 Current Population and Future Growth 234.0 Key Issues 25

4.1 Houses on rural zoned land 254.2 Pressure for development on periphery of towns 254.3 Active coastal erosion 264.4 Future impacts of climate change 264.5 Wildfire management 274.6 Provision of reticulated sewer and water services to smaller towns 274.7 Ongoing vitality of small towns 274.8 Recognition of flood prone land 284.9 Appropriate sites for industry 28

5.0 Portland 295.1 Introduction 29

5.1.1 Glenelg Planning Scheme 30


5.1.2 Population 315.1.3 Land Budget 325.1.4 Portland Community Plan 33

5.2 Key Constraints 335.2.1 Buffers between residential and industrial areas 335.2.2 Future growth constraints 345.2.3 Flooding 365.2.4 Drainage 365.2.5 Active Coastal Erosion 37

5.3 Key Opportunities 375.4 Recommendations 37

6.0 Casterton 396.1 Introduction 39

6.1.1 Glenelg Planning Scheme 406.1.2 Population 416.1.3 Land Budget 416.1.4 Casterton and District Community Plan 42

6.2 Key Constraints 426.2.1 Infrastructure Services Assessment 426.2.2 Flooding and Drainage 42


7.0 Heywood 457.1 Introduction 45

7.1.1 Glenelg Planning Scheme 467.1.2 Population 477.1.3 Land Budget 477.1.4 Heywood and District Community Plan 48

7.2 Key Constraints 497.2.1 Flooding and Drainage 49


8.0 Dartmoor 538.1 Introduction 53

8.1.1 Glenelg Planning Scheme 548.1.2 Population 558.1.3 Land Budget 558.1.4 Dartmoor Urban Design Framework 56

8.2 Key Constraints 568.3 Key Opportunities 568.4 Recommendations 57

9.0 Digby 589.1 Introduction 58

9.1.1 Glenelg Planning Scheme 599.1.2 Population 609.1.3 Land Budget 609.1.4 Digby Community Plan 60


10.0 Merino 6210.1 Introduction 62

10.1.1 Glenelg Planning Scheme 6310.1.2 Population 6410.1.3 Land Budget 6410.1.4 Urban Design Framework 64

10.2 Key Constraints 6510.3 Key Opportunities 65


10.4 Recommendations 6611.0 Nelson 67

11.1 Introduction 6711.1.1 Glenelg Planning Scheme 6811.1.2 Population 6911.1.3 Land Budget 6911.1.4 Nelson Community Plan 69


12.0 Cape Bridgewater 7212.1 Introduction 72

12.1.1 Glenelg Planning Scheme 7312.1.2 Population 7412.1.3 Land budget 7412.1.4 Community Plan 74

12.2 Key Constraints 7412.2.1 Wastewater management 7412.2.2 Access 74


13.0 Tyrendarra 7613.1 Introduction 76

13.1.1 Glenelg Planning Scheme 7713.1.2 Population 7813.1.3 Land Budget 7813.1.4 Community Plan 78


14.0 Narrawong 8014.1 Introduction 80

14.1.1 Glenelg Planning Scheme 8114.1.2 Population 8114.1.3 Land Budget 8114.1.4 Community Plan 81


15.0 Rural Areas 8415.1 Introduction 84

15.1.1 Glenelg Planning Scheme 8515.1.2 Population 86

15.2 Key constraints 8615.3 Key Opportunities 8615.4 Recommendations 87

16.0 Opportunities to enhance liveability in the Shire 8816.1 Develop Portland’s profile as a retirement destination 8816.2 Develop more accommodation 8816.3 Education sector opportunities 8816.4 Community development activities 8916.5 Develop tourism opportunities 8916.6 Leveraging existing industries 8916.7 Implement Urban Design Frameworks 8916.8 Provide direction and clarity through planning scheme 89

17.0 Conclusions 90

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Executive SummaryThe Glenelg Strategic Futures Plan (GSFP) is the culmination of several years of strategic planning bythe Glenelg Shire with support from a number of State Government agencies. The GSFP bringstogether the findings of a number of studies into a comprehensive and integrated assessment of theopportunities for future development within the Shire.

The GSFP relates closely to the Council Plan currently in preparation. The overarching aim of theGSFP is to continue to ensure that the Shire remains a desirable place to live, work and visit.

The objectives of the GSFP are as follows:

� To prepare a detailed sustainable land use and development policy framework that provides forfuture industrial, residential, commercial and community development within the Shire in thelonger term

� To plan for the orderly and sequential development of industry, housing, commercial, andcommunity uses based on the need to accommodate diverse needs over the planning horizon

� To identify appropriate tools to incorporate the review of policy into the Glenelg Planning Scheme� To implement other aspects of the plan through Council’s Governance Structure and other

Council policies and operations� To document appropriate policy instruments to implement the plan.

The community has been engaged on a number of occasions during the preparation of the GSFP.Submissions have been invited on the GSFP with approximately 160 submissions received from 2006to 2009. An analysis of the submissions reveals a number of key themes that have been identified bythe community, including:

� Houses on rural zoned land� Pressure for development on periphery of towns� Active coastal erosion� Future impacts of climate change� Wildfire management� Provision of reticulated sewer and water services to smaller towns� Ongoing vitality of small towns� Recognition of flood prone land� Appropriate sites for industry

The GSFP documents the opportunities and challenges faced by the Shire and identifiesrecommendations aimed at ensuring community wellbeing and a vibrant economy. The GSFPstresses the need to ensure that future development respects natural and cultural heritage.

It is intended that the GSFP will form the basis for major amendments to the Glenelg PlanningScheme and other Council policies.

The legislative context and planning context in which the GSFP has been prepared has informed theoutcomes of the GSFP to a considerable extent. Of particular significance to the GSFP is the VictorianCoastal Strategy which identifies settlements along the Victorian Coastline and the growth capacity ofthese settlements. The Victorian Coastal Strategy identifies the following:

� Portland as the only coastal settlement in the Shire with high growth capacity� Heywood as having moderate growth capacity� Nelson as having low growth capacity

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� Cape Bridgewater is not recognised as a coastal settlement.

A key supporting document for the GSFP is the Glenelg Industrial Land Use Plan (ILUP) completed in2007. The ILUP identifies the following key matters:

� Portland is the only urban centre currently capable of supporting a wide range of heavy industrialdevelopments and has one of only four deep water ports in Victoria with industrial zoned areasconsidered to be of State significance

� A corridor of land between Heywood and Portland (as far north as the previously proposedHeywood Pulp Mill site) has significant potential for future major industry due to access to majorinfrastructure including major highways, rail, power and gas transmission lines / pipelines.

Another supporting document prepared as part of the GSFP project is the Glenelg Strategic FuturesPlan Infrastructure Study, 2009, which found:

� the larger urban areas within the Shire have sufficient capacity in their drainage, water and sewerinfrastructure to allow for further infill growth within existing defined town boundaries and forfuture service enhancements as towns expand

� there is a significant area of Residential 1 zoned land� land is severely constrained by flooding, sink holes, industrial buffers and drainage problems in

Portland

The GSFP identified a number of key issues were identified:

� The Shire faces challenges in managing changing agriculture and business structures:� planning for future industrial growth� sustainably managing the environment and dealing with climate change� The need for a review of the rural zones to be undertaken to determine whether changes are

required� The application of the Rural Activity Zone which has not been applied in the Shire.� A review of rural residential land to determine where rural residential development should be

directed.

Key recommendations of the GSFP include:

� There is a pressing need for Council to establish a clear policy position on the assessment ofplanning permit applications for dwellings on rural zoned land

� There is a need to determine the future role of many of the smaller townships within the Shire sothat residential growth can be directed to appropriate locations

� A housing strategy is required to be undertaken to establish the supply and demand forresidential zoned land and to identify where residential growth is to be directed

� There is an urgent need to address the issue of active coastal erosion which has caused a greatdeal of uncertainty to landowners in the vicinity of Dutton Way

� Wildfire management is a significant issue affecting the Shire, the recommendations of the 2009Victorian Bushfires Royal Commission should be taken into account when considering Council’srole in wildfire management.

� Flood prone land should be recognised in the planning scheme through the application of zonesand overlays to control land use and development.

� There is a need for policy support to be provided in the Glenelg Planning Scheme for large scaleindustry to occur in the Portland – Heywood corridor identified in the ILUP.

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The GSFP identifies in some detail the existing planning scheme controls applying to each of thetownships in the Shire, the availability of land for residential purposes, relevant opportunities andconstraints to development and makes recommendations regarding each township. The body of thereport should be referred to for these details for each township and for recommendations pertaining toeach town.

The GSFP provides a framework for future land use and development in the Shire and identifiesopportunities and constraints affecting the Shire. However it should be recognised that the GSFP alsoidentifies where there are gaps in knowledge such as those relating to the issue of active coastalerosion and climate change.

The recommendations of the GSFP have taken into account feedback received from the localcommunity regarding what the document should address and also advice provided by relevantstakeholders including servicing authorities.

The GSFP will provide the basis for significant amendments to the Glenelg Planning Scheme whichwill result in a considerably improved planning scheme that will provide the basis for sound decisionmaking. Other Council policies will need to take into account the recommendations of the GSFP toensure consistency is achieved.

Importantly, the GSFP is designed to provide clear direction regarding future land use anddevelopment within the Shire to provide certainty for investment. The implementation of therecommendations of the GSFP in the Glenelg Planning Scheme will take some time, however in theinterim the GSFP will provide clarity regarding the direction in which Council is heading.

Glenelg Strategic Futures PlanFinal Report Page 1

1.0 Introduction1.1 Background

The Glenelg Strategic Futures Plan (GSFP) is the culmination of several years of strategic planning by theGlenelg Shire with support from a number of State Government agencies. The GSFP brings together theresults from a number of studies into a comprehensive and integrated assessment of the opportunities forfuture development within the Shire. The GSFP was originally known as the “Master CommunitySettlement Plan”, but was re-titled to more accurately reflect the goals of the project.

The following studies were commissioned by Council as part of the GSFP project:

� Glenelg Strategic Futures Plan Infrastructure Strategy (2009)� Glenelg Flood Investigations (2007)� Glenelg Industrial Land Use Plan (2007)� Glenelg Shire Desktop Cultural Heritage Study (2007)

1.1 Statement of intentThe GSFP relates closely to the Council Plan currently in preparation. The overarching aim of the GSFP isto continue to ensure that the Shire remains a desirable place to live, work and visit. The purpose of theGSFP furthers the Statement of Intent contained within the Draft Council Plan as follows:

We will manage the opportunities and challenges faced by Glenelg Shire to provide enhanced communitywellbeing and a vibrant economy. We will continue to build quality places within our Shire whilst valuingand respecting our natural and cultural heritage. We commit to providing responsible and responsivegovernance and decision making for the Shire and will listen to and work with the community in ourdecision making and exercise of our responsibility.

The GSFP documents the opportunities and challenges faced by the Shire and identifies recommendationsaimed at ensuring community wellbeing and a vibrant economy. The GSFP stresses the need to ensurethat future development respects natural and cultural heritage.

1.2 GFSP objectivesThe objectives of the GSFP are as follows:

� To prepare a detailed sustainable land use and development policy framework that provides for futureindustrial, residential, commercial and community development within the Shire in the longer term

� To plan for the orderly and sequential development of industry, housing, commercial, and communityuses based on the need to accommodate diverse needs over the planning horizon

� To identify appropriate tools to incorporate the review of policy into the Glenelg Planning Scheme� To implement other aspects of the plan through Council’s Governance Structure and other Council

policies and operations� To document appropriate policy instruments to implement the plan.

1.3 Supporting studiesThe Shire has undertaken various research activities and studies prior to and during the preparation of theGSFP. The following studies and projects have informed the preparation of the GSFP:


� Aerial photography and Lidar Mapping of the Shire (to enable flood modelling to be undertaken)� Asset Management Plan� Community Infrastructure Report� Physical Infrastructure Review� Positive Ageing Strategy� Recreation Strategy� Township Community Plans for Portland, Casterton & District, Heywood & District, Dartmoor, Digby

and Nelson� Transport Report� Urban Design Frameworks for Merino and Nelson� Wastewater Management Plan� Youth Strategy

1.4 Community ConsultationCommunity engagement during the preparation of the GSFP commenced with the convening of aninformation session in December 2005 and the convening of a Reference Group Meeting in February2006. Community consultation workshops were held in Portland, Casterton, Heywood and Nelson in March2006. A Technical Working Group was formed and first met in May 2006.

Submissions to the GSFP were invited, including to the Industrial Land Use Plan which was prepared tosupport the GSFP. The Industrial Land Use Plan was exhibited for public comment in December 2006 withpublic comment received and taken into account prior to finalisation of the Industrial Land Use Plan in April2007.

The GSFP Community Consultation Report was released for public comment in February 2009 viaCouncil’s website, and hard copies were distributed at key community meeting points such as Council’scustomer service centres and general stores and post offices in smaller townships.

Community consultation workshops were held during February and March 2009 at Portland, Casterton,Nelson, Heywood, Dartmoor, Cape Bridgewater and Digby.

Submissions were invited from the general public from mid February to the end of March 2009, althoughlate submissions were accepted up to mid May 2009.

Approximately 160 submissions were received during the preparation of the GSFP, from 2006 to 2009.Multiple submissions were received from a number of parties. The most recent round of public consultationundertaken between February and April 2009 resulted in approximately 60 submissions. An analysis of thesubmissions reveals a number of key themes that have been identified by the community, including:

� Houses on rural zoned land� Pressure for development on periphery of towns� Active coastal erosion� Future impacts of climate change� Wildfire management� Provision of reticulated sewer and water services to smaller towns� Ongoing vitality of small towns� Recognition of flood prone land� Appropriate sites for industry


It is noted that many of the submissions received and much of the discussion at the community forums hasfocused on site specific matters rather than on broader strategic issues which are the focus of the GSFP. Asignificant proportion of the submissions received comprise requests for site specific rezoning of land, mostcommonly to enable rural zoned land to be developed for residential purposes.

Unfortunately an expectation has developed during the preparation of the GSFP (over a period of threeyears) that the purpose of the GSFP is to consider site specific issues including the zoning of land. Asidentified in this report a number of significant strategic initiatives need to be undertaken by Council inorder to support any planning scheme amendments for the rezoning of land.

1.5 How the GSFP will be usedThe plan is intended to:

� Form the basis for major amendments to the Glenelg Planning Scheme and other Council policies� Integrate with other Council policies synergistically and provide additional efficiencies and benefits� Be easily updated in accordance with changing requirements and circumstances� Provide a stronger basis for day to day planning decisions and a firm foundation for the planning and

funding of infrastructure in the municipality� Inform the Council in relation to critical issues such as development of resources and sustainable

growth, taking into account environmental challenges� Identify the appropriate tools to incorporate the review of policy into the Glenelg Planning Scheme� Guide Council implementation of other aspects of the plan through Council’s Governance Structure

and other policies and operations� Provide clearer direction for the future sustainable growth and development of the Shire. As a result,

investors will have increased certainty, making the region a more likely location for investment� Become an important on-line information source to inform private investors and future residents of the

Shire about opportunities for development.

1.6 Implementation of the GSFPImplementing the recommendations in the GSFP will be the responsibility of Council, with support from avariety of other government agencies and stakeholders. The next steps for Council will be to:

� Undertake further studies and research on issues detailed in the next sections� Improve the relationship between the Municipal Strategic Statement (MSS), local planning policies

and zonings and overlays to better reflect the strategic objectives of the Shire through a review of theMSS and local planning policies


2.0 Legislative and Planning ContextGovernment regulations, strategies and policies play an integral role in shaping our communities.Changes to the guidelines and implementation of new guidelines can greatly influence the way land isused and developed. Federal, State and local level regulations, strategies and policies all provide directionfor land use within Glenelg Shire.

2.1 Relevant State, regional and local strategies and policies2.1.1 State Government Strategies

There is a hierarchy of regulations, policies and strategies that is relevant to and may influence the futureof Glenelg Shire. These range from broad Victorian State Government strategies that relate to the entireVictorian coastal area to the Municipal Strategic Statement contained in the Glenelg Planning Scheme.

Relevant State Government policies and strategies include:

� Growing Victoria Together� A Fairer Victoria� Our Environment, Our Future� Victoria: Leading the Way� The Victorian Transport Plan� Victorian Greenhouse Strategy� Victoria’s Pest Management Framework� Our Forests, Our Future� Victoria’s Biodiversity Strategy� Our Water, Our Future� Coastal Spaces Landscape Assessment Study� Victorian Coastal Strategy� Victorian River Health Strategy� Native Vegetation Management Framework� Towards Zero Waste.� State Planning Policy Framework� Victoria’s Heritage – Strengthening our Communities

Of particular significance to the GSFP is the Victorian Coastal Strategy which was released by theVictorian Government in late 2008. The Victorian Coastal Strategy contains a Coastal SettlementFramework which identifies settlements along the Victorian Coastline and the growth capacity of thesesettlements. A copy of this Coastal Settlement Framework is provided in Figure 1.


Figure 1: Victorian Coastal Strategy – Coastal Settlement Framework

Source: Victorian Coastal Strategy

A summary of the growth capacity identified in the Victorian Coastal Strategy for each of the townsidentified in the GSFP is provided in Table 1.

Table 1: Summary of Victorian Coastal Strategy implications for Glenelg towns

Town Treatment in Coastal Settlement FrameworkPortland High Growth Capacity - only settlement in the Shire able to accommodate large scale

residential growth both within and beyond current zoned urban limitsCasterton N/A – not a coastal settlementHeywood Moderate Growth Capacity – some growth potential beyond existing urban zoned landNarrawong Not recognised as a settlement – no growth capacity identifiedDartmoor N/A – not a coastal settlementDigby N/A – not a coastal settlementMerino N/A – not a coastal settlementCapeBridgewater

Not recognised as a settlement – no growth capacity identified

Nelson Low Growth Capacity – growth to be contained within existing urban or appropriatelyzoned land primarily through infill development


The Victorian Coastal Strategy is now reflected in the State Planning Policy Framework in all Victorianplanning schemes, with a requirement that decision making by local government be consistent with thestrategy.

The other significant State planning document of relevance to coastal areas is the Coastal SpacesLandscape Assessment Study which was completed in 2006. This document identifies the significance ofcoastal landscapes in the Shire and identifies coastal areas of State, regional and local significance. Thestudy recommends that the Significant Landscape Overlay should be applied to all non public land inlandscapes identified as being of State or regional significance. These areas are identified inFigure 2.

Figure 2: Coastal Spaces Landscape Assessment – Significant Coastal Landscapes

Source: Coastal Spaces Landscape Assessment Study


2.1.2 Regional Strategies

Regional strategies, policies and codes addressing issues ranging from coastal planning to salinity,drainage, biodiversity and various other land use issues will all influence the outcomes of the GSFP. It isimportant that the GSFP is informed by these strategies, and where possible, supports them.

Regional strategies, policies and codes relevant to the GSFP include:

� The following documents prepared by the Glenelg Hopkins Catchment Management Authority(GHCMA):

o GHCMA Habitat Network Plan 2007o GHCMA Fitzroy Estuary Management Plan 2006o GHCMA Glenelg Estuary Management Plano GHCMA Landcare Strategyo GHCMA Native Vegetation Plan - Draft 2000o GHCMA Nutrient Management Plan 2002o GHCMA Regional Catchment Strategy 2003 - 2007o GHCMA River Health Strategy 2004 - 2009o GHCMA Salinity Plan 2005 - 2008o GHCMA Strategy for Existing Rural Drainage Areas 2004 - 2007o GHCMA Weed Action Plan 2001 - 2004

� South West Estuaries Coastal Action Plan 2002� South West Victoria Regional Coastal Action Plan 2002� Strategy for Conserving Biodiversity in the Dundas Tablelands Bioregion, Victoria

2.1.3 Local Strategies

The Glenelg Planning Scheme was gazetted on December 24th, 1998 and was one of the first ‘new format’schemes prepared under the Victoria Planning Provisions (VPPs). The role of the Planning Scheme is toensure planning decisions are made in an orderly and consistent manner to balance competing pressures,minimise negative impacts on the natural and built environment and seek to achieve the best outcomesbased on the Shire’s strategic direction for sustainable development and State Planning Policy

Various State and Local Policies and Particular Provisions (including one specifically relating to TimberProduction) are contained within the Glenelg Planning Scheme and provide direction when consideringland use and development proposals.

The Municipal Strategic Statement (MSS) is the foundation of the Glenelg Planning Scheme and spells outCouncil’s approach to land use and development. Local policies, zones and overlays are based on thefoundation provided by the MSS. The MSS was reviewed in 2005, and this review led to the currentproject. It was noted in the Review report that the aim of the GSFP would be to develop a vision andsustainable framework for future development of the municipality through an integrated approach to social,cultural, economic and environmental planning.


The following local policies, strategies and codes are of relevance to the GSFP:

� Glenelg Shire Coastal Action Plan January 2004� Glenelg Shire Council Municipal Fire Prevention Plan 2003� Glenelg Shire Council Local Road Management Plan 2005� Glenelg Shire Council Municipal Emergency Management Plan 2005� Glenelg Shire Council Policy - Access to Rural Properties 2004� Glenelg Shire Council Waste and Litter Education Plan 2002 - 2003� Glenelg Shire Council Waste Management Strategy 2004� Wastewater Management Plan – A Review of Domestic Wastewater Management In the Shire 2009

[under preparation]� Glenelg Shire Council Environmental Management Plan [under preparation]� Glenelg Shire Council Municipal Health Plan [under preparation]� Municipal Strategic Statement Three Year Review Report 2005� Glenelg Shire Tourism Strategy 2005 – 2008� Glenelg Shire Cultural Strategy 2005-2009� The Sum of Us: The Economic Impact of Arts and Culture in Glenelg Shire


3.0 Context3.1 Significant Developments in Glenelg Shire

There has been significant change in land use across the Shire in recent years, including major newdevelopments, policy changes and social and demographic change. These include:

� The Kanawinka Global Geopark was declared by UNESCO in 2008� The Budj Bim National Heritage Landscape at Lake Condah in Victoria’s south-west was included on

the National Heritage List in July 2004� Construction of the Cape Bridgewater and Cape Nelson wind farms� Port of Portland Land Use Study undertaken� Portland Bay Infrastructure Plan completed� Sport & Recreation Strategy completed� Wastewater Management Plan commenced� Increased demand for large scale industrial and commercial development� Massive growth of the dairy industry in the region and subsequent high demand for dairy farms in

Glenelg Shire and the region� Harvesting phase of blue gum plantations commences� Potential for major geothermal electric power generation in the region is recognised� A site off the coast of Portland is being considered for a commercial wave energy facility.

3.2 Industrial Land UsePortland is the only urban centre currently capable of supporting a wide range of heavy industrialdevelopments. Portland has one of only four deep water ports in Victoria, therefore the large tracts ofindustrial land in Portland are considered to be of State significance. Heywood and Casterton have someland with industrial land use zoning, however existing services in these towns may not be able to supportheavy industries. The Glenelg Industrial Land Use Plan was completed in 2007 and is a key supportingdocument for the GSFP.

3.2.1 Glenelg Industrial Land Use Plan

The Glenelg Industrial Land Use Plan (ILUP) identifies the following economic strengths of the region,most of which are focused on Portland:

� The Port of Portland (the only deep water port between Melbourne and Adelaide)� The Portland Aluminium Smelter� 500kv electricity transmission line from Portland to Latrobe Valley� Renewable energy sources including; geothermal, wind and other potential forms (e.g. sea based)� Large quantities of appropriately zoned industrial land available for development� A plentiful supply of quality water� Well-established infrastructure including all major forms of transport, sea, road, rail and air� On-shore and off-shore oil and gas exploration and development, including development of off-shore

oil and gas deposits via Port of Portland� Rural-based activities including the production of wool, prime lamb, beef cattle, dairy cattle, timber

and fishing, other horticultural activities such as onions, potatoes, wine grapes etc


The ILUP found that the take up of industrial land has been relatively slow with most activity in Portland.Future industrial land take up is likely to be driven by the extent of growth in large scale processing plantsin a range of sectors including timber harvesting and processing.

Opportunities for industrial land development in the Shire were identified in the ILUP including thefollowing:

� Port related Heavy Industry – there is a need to protect the opportunity to establish port relatedindustry to the north of Portland by ensuring buffer distances to sensitive uses including residentialdevelopment are maintained

� Warehouse and Distribution – Opportunities exist for smaller scale distribution facilities that could belocated within the North Portland Industrial Precinct

� Bulky goods retailing/ Homemaker Centres� Manufacturing – there are existing manufacturers with growth opportunities including large scale

processing for timber industry; aluminium and mineral sands; grain; and engineering� Other Industry Opportunities - a range of other uses will require industrial land, particularly as the

population continues to grow� Marine Industry - The redevelopment of the trawler wharf may provide opportunities for expansion of

the fishing industry. An opportunity exists for establishing marine industries based around the existingand potential growth in boating and related activities

� Transport - The growth in freight movement from planned investment in processing and export ofmineral sands and timber give rise to the opportunity to develop freight interchange facilities

� Local Light Industrial/Trade Park - Opportunities may arise for potential growth or relocation ofindustry into new light industrial areas removed from residential areas

� Rural Industry – Rural industries are engaged in value-adding, farm forestry, timber value-adding andother rural industry.

The ILUP found that there is approximately 1350 hectares of industrial zoned land in the Shire, mostlyconcentrated around Portland and Heywood. The currently supply of industrial zoned land appears to beadequate for local needs.

The ILUP identifies a corridor of land between Heywood and Portland and as far north as the previouslyproposed Heywood Pulp Mill site north of Heywood as having significant potential for future major industrydue to access to major infrastructure including major highways, rail, power and gas transmission lines /pipelines. The area identified in the ILUP is illustrated in Figure 3.


Figure 3: Portland – Heywood Major Infrastructure Corridor

Source: Glenelg Industrial Land Use Plan

The ILUP recommends that policy support should be introduced into the Glenelg Planning Scheme topreserve the option for locating major employment generating resource processing industries in thislocation. There would however be a need for any prospective industry proposal to demonstrate why it isunable to locate within existing industrial zoned areas in Heywood or Portland.

The ILUP does not propose rezoning land, it is intended that should future industry seek to locate withinthis corridor then site specific rezoning could occur if necessary, such as that which has occurred at theHeywood Pulp Mill site. The ILUP does however identify the need to maintain existing large lots and toprevent further fragmentation of land within this corridor for which a review of rural residential zoning willneed to be undertaken.

The ILUP makes detailed recommendations regarding industrial zoned areas in Portland, Heywood andCasterton.


The ILUP also identified the following considerations as important for planning for future industrial landuse:

� The need to identify further land for industrial development in Casterton and Heywood. (In each case,the opportunity to co-locate future industrial areas with major infrastructure should be taken)

� The need to protect industry and industrial transport routes from encroachment from sensitive uses� The need to protect industrial transport routes from conflict with non-industrial traffic where possible,

and to ensure conflict with pedestrian traffic is minimised� A strong need for the development of an industrial park in the Shire to ensure the quick uptake of

industries that have limited “time horizons” and little land development expertise.

3.3 Current Economy and Future PotentialHistorically, economic activity in the region and the Shire has been natural resource based, includingagriculture, forestry and fishing. The Shire’s 2003 Economic Development Strategy Vision Statement hasan aspiration for the Glenelg Shire to be a natural choice for business investment and growth. The areawill be internationally recognised as the renewable energy capital of Australia and will be a showcase forthe renewable energy industry. Glenelg Shire Council will also be the centre for timber processing and theupgraded commercial fishing facilities at the Port of Portland will trigger further investment in the fishprocessing and ship building industries.

Major industries in the region today include:

� The Portland Aluminium Smelter� Forestry – pine and blue gum plantations used for woodchip and log export� Dairying and dairy related manufacturing� Cropping of various grains and horticultural crops� Beef cattle and sheep farming� Tourism.

Development opportunities include:

� Renewable energy generation (wind, geo-thermal and wave)� Forestry harvesting, transport and processing.� Aquaculture� Expansion of tourism and hospitality related to natural attractions, sport and recreational events, port

activities and improved airport access� Expansion of educational opportunities in the Shire� Establishment of research facilities related to renewable energy.

3.3.1 Agriculture

The Shire is of state-wide importance in terms of its arable land and good rainfall, most of the Shire beingin the top category for agricultural productivity. The protection of high quality agricultural land is animportant issue for the Shire, with competing demands for the use of land for timber production or for moretraditional agricultural purposes such as food and fibre production.

Agriculture continues to play a significant role in the region despite the expansion of forestry over the lastcouple of decades. Beef production, sheep raising and dairying still predominate as the main agriculturalpursuits whilst grain is still an important crop in the north of the Shire. Recent trends have seen high pricespaid for land to be used for dairying.


3.3.2 Forestry

A major economic driver for the Shire is the forthcoming Blue Gum harvesting phase. It is considered thatthis industry has considerable potential to mature and develop. The industry will provide economicdevelopment and employment opportunities in many of the towns around the Shire.

3.3.3 Tourism

There are many opportunities to develop tourism in the Shire. These include:

� Promoting major tourism strengths through advertising and celebration of the landscape and coast� Improve physical access and facilities at attractions within environmental guidelines� Supporting local tourism operators undertaking eco-tourism ventures with better access to and

facilities at tourism attractions� Use and initiate local Aboriginal and European settler history and historic calendar events for heritage

themed tourism incorporating the arts, built form and sites. [Port, Budj Bim, etc]� Identify key national and international markets and quantify market potential for the Glenelg tourism

industry� Significant tourism events including the Kelpie Muster at Casterton and Heywood’s Wood, Wine &

Roses Festival.

Glenelg Shire has significant European heritage values with the first European settlement in Victorialocated at Portland and the first inland settlement in the Henty area.

The heritage values of the Shire are a significant attractor to tourists. There is a need to update heritagestudies (such as the Glenelg Heritage Study Stage 1 and 2a), particularly for Portland to ensure thatheritage is properly recognised through the Glenelg Planning Scheme through such tools as the HeritageOverlay.

Tourism infrastructure must be planned to ensure that it is sensitive to the values of the location where it isproposed.

3.3.4 Renewable Energy Development

The Shire has extensive renewable energy resources. In particular, there is growing interest in energyextraction from the coastal environment, including gas extraction, wind/wave energy generation.

Opportunities include:

� Wind Energy - the demand to develop coastal wind farms is high� Wave Energy - Glenelg has become the Victorian centre for wave energy development due to the

combination of the highest wave energy in Victoria and the availability of major power transmissionlines

� Geothermal Energy - The south western region of Victoria contains a very large geothermal energyresource which could be developed to a level that could rival the current base load generationcapacity of the La Trobe Valley

� Biomass Energy - biomass energy generation plants could use excess forestry products as feedstock.


3.4 Urban Infrastructure and ConstraintsThe Glenelg Strategic Futures Plan Infrastructure Study was completed in 2009 and provides the basis forthis section of the GSFP relating to urban infrastructure and constraints. The Infrastructure Study foundthat larger urban areas within the Shire have sufficient capacity in their drainage, water and sewerinfrastructure to allow for further infill growth within existing defined town boundaries and for future serviceenhancements as towns expand.

It is important to note however that significant areas of Residential 1 zoned land in Portland are severelyconstrained by one of the following issues:

� Flooding� sink holes (associated with limestone)� industrial buffers� drainage problems

In Heywood and Casterton significant tracts of Residential 1 Zoned land are constrained by flooding.

All towns have adequate power reticulation and telephone services, however Portland is the only town withgas reticulation services.

There are no apparent limitations to gas, power or telecommunications services infrastructure upgrades.However, the provision of reticulated gas services to currently non-serviced towns is restricted by the lackof commercial viability.

The Infrastructure Study found that Portland is the only urban centre currently capable of supporting futureheavy industry development.

Casterton and Heywood have industrial zoned land however the services available to these industrialareas are constrained and do not support heavy usage industries.

3.4.1 Drainage

The provision of adequate drainage infrastructure is a major development constraint within Portland andnearby Dutton Way. Existing issues include:

� the majority of existing drainage infrastructure being at or near capacity� fragmented and sparse development around the town presenting difficulty in implementation of

drainage services� numerous sinkholes currently receiving untreated stormwater runoff, which may contaminate the

groundwater.


Flooding investigations for the Portland, Heywood and Casterton townships have recently been completedto identify the extent of land subject to inundation. Figure 4 illustrates the extent of flood prone land in theShire.

Figure 4: 1 in 100 Year Flood Zones

Source: GSFP Infrastructure Strategy


3.4.2 Sewerage

Wannon Water is the relevant authority regarding sewerage services in the Glenelg Shire. The only urbancentres with reticulated sewer services are Casterton, Heywood and Portland. Septic tank systems areutilised in other areas of the Shire.

Various limitations exist on servicing areas north of Portland and Dutton Way. The main issues forservicing this location are:� the high existing groundwater table making a conventional gravity sewer system difficult to implement� erosion of the existing sea wall and unknown impacts of inundation due to storm surges and rising sea

levels� site being located beyond the existing northern ridgeline in Portland, which presents water supply

pressure and gravity sewer feed issues.

Council has determined that any future conventional residential development will require sewer reticulationinfrastructure and adequate sewerage treatment services. This may limit the extent of future urbandevelopment in some towns.

3.4.3 Water Supply

The urban centres with reticulated water services are; Casterton, Sandford, Merino, Dartmoor, Heywoodand Portland. Wannon Water does not plan to provide reticulated water to additional townships due to thelack of commercial viability.

Smaller council owned schemes are operated in other settlements. Ground water bores and rain watertanks are the main sources of water supply in the balance of the Shire.

The existing groundwater supply to the Shire is considered to be secure for at least the next twenty years,based on predicted rainfall trends. Development beyond the existing northern ridgeline in Portlandpresents water pressure issues.

3.4.4 Roads

VicRoads are responsible for managing and developing the major road network throughout Glenelg Shire,comprising the highways and some other key roads. VicRoads has a strategic plan for upgrading variousroads over time to cater for increased traffic and particularly forestry related heavy traffic.

Council is responsible for managing and maintaining all other roads in the Shire. The Transport AssetManagement Plan was adopted by Council in 2007. This document sets out the lifecycle managementplan for all transport assets in Council ownership, including roads, bridges and major culverts, footpaths,kerbs and channels, the Portland airport and car parks.

The Portland Safe Bike Path Strategy identified many gaps in the existing bicycle network, particularly theon-road network. The Active Transport Strategy addresses this issue for Casterton and Heywood.

3.4.5 Rail

The increased use of rail for the transport of goods, particularly forestry and agricultural exports, to the Portof Portland could significantly reduce the number of additional heavy vehicles on the road network. Railfreight is a vital part of the transport task and the existing rail network must be maintained and improved toprevent the shift of transport onto the road network.

The Victorian Transport Plan (2008) proposes re-opening and converting the gauge of the rail line betweenHeywood in Victoria, and Kalangadoo (Penola) in South Australia via Mt Gambier, for the transport ofwoodchips and pulp to the Port of Portland. This project is subject to Commonwealth Government funding.Road upgrades to support a trial of the use of High Productivity Freight Vehicles in this area are also partof this project.


3.4.6 Portland Airport

The Portland Airport has been operating since 1982. The airport acts as a ‘portal’ to the world by servingthe business and commerce, recreation, family, health and safety needs for the residents of Portland andGlenelg. The Portland Airport site is 128 hectares in area and there is sufficient land available for futureexpansion plans.

The business community see its development as vital to the south west region’s economic growth.

The Airport performs various economic development roles including:

� Increasing economic growth in Portland and the Shire� Providing access to services, medicine, connecting national flights, and business travel� Providing tourism accessibility� Presenting a modern face to potential investors and visitors to the region� Making business recruitment easier� Enabling specialist business service providers to come to the area as required (specialised engineers,

technical specialists, legal and financial professionals and others)� Providing local businesses with air transportation.

The Airport provides an important service to the local community, including:

� Enabling access to emergency health services and on-going medical treatment in Melbourne by air, orenabling specialists to visit the area on a regular basis

� Supporting many of the activities of fire fighting operations, police agencies, and for natural disasterresponse.

The Portland Airport Masterplan has recently been adopted by Council. The Master Plan considers thedevelopment of the airport in two phases:

1. Development proposed to accommodate growth between 2009 and 20122. Looking forward beyond 2012 and developing the indicative land use plans showing how the airport

might expand to handle the passenger growth to 2020.

The vision for the future of Portland Airport is to play a leading role in the economic development of thesouth west region by providing an increasing range of frequent scheduled services to destinations requiredby business.

3.4.7 Port of Portland

The Port of Portland provides an international gateway for export and import of bulk commodity productsspecialising in forestry, grain, mineral sands, smelter and fertiliser freight. In 2006 trade totalled 3.51million tonnes, and trade volume through the Port is projected to more than double from 2006 figures asthe forestry industry increases output.

The commercial port is augmented by the fishing fleet which includes squid boats, crayfish trawlers andfishing trawlers which contribute approximately 40% of Victoria’s fishing catch.

The Port generates substantial economic benefits to the Glenelg Shire, the Greater Green TriangleRegion, State of Victoria and Australia. The value of product moving via Portland is estimated between$1.3 and $1.5 billion annually.

The operation of the Port in 2004/05 generated an estimated total economic impact across of:

� $70.7 million in Glenelg Shire


� $112.6 million in the Greater Green Triangle Region� $121 million for the Victorian economy as a whole� $172 million nationwide.

The Port has a considerable impact on employment both locally and nationally. In 2004 /2005, the Portsupported a total of 321 direct and indirect jobs within the Glenelg Shire and 806 direct and indirect jobsnationally.

The Port of Portland Land Use Strategy (PLUS) is being prepared to guide land use and development atand around the port. The potential magnitude of the impacts associated with identified trade growthprovides the foundation for the recommendations of the PLUS.

The five key strategic directions identified in the PLUS are:

� To ensure that sufficient, strategically located and appropriately designated land exists to meetforecast demand for port related storage

� To ensure adequate integration of the Port to the rest of the Victorian and South Australian freight andlogistics network

� To ensure the implementation of a land use planning framework that recognises the economicimportance of the Port to the region

� To ensure the implementation of environmental management practices which contribute to the longterm sustainability of the Port’s environs

� To ensure the implementation of effective land use buffers to protect the future of the Port.

3.4.8 Issues for Infrastructure Development

Infrastructure issues include:

� The capacity of the electricity transmission lines to accommodate the proliferation of energygeneration facilities in the region

� The need for a modal interchange facility to efficiently transfer timber product from road to rail to shipas a means of combating a potential shortage of truck drivers and the potential for very high fuelprices to undermine profitability

� The re-opening as standard gauge of the Heywood to Mount Gambier line as a means of combating apotential shortage of truck drivers and the potential for very high fuel prices to undermine profitability

� The significant increase in heavy vehicle traffic expected on the Shire’s roads associated with theharvesting of blue gum plantations and the desirability of moving timber product on rail rather thanroads to the Port of Portland

� The potential offered by high pressure gas pipelines traversing the Shire� The need to protect and preserve options for major industry along the major infrastructure corridor

from Portland to north of Heywood� The need to protect industry and key transport routes from the encroachment of sensitive uses� The need to ensure that road networks are capable of providing a safe and efficient transport option

for large vehicles.

In order to ensure the orderly development of infrastructure for future land uses, Council will consider:

� Developing a physical infrastructure policy covering each settlement to provide for reticulated watersupply, reticulated sewerage, drainage, high quality telecommunications, and where appropriate,geothermal heating.

� Initiating, where appropriate, development contributions schemes and/or drainage schemes to assistin the timely, equitable and efficient delivery of drainage and other infrastructure.


3.5 Environmental Management and Climate Change3.5.1 Wildfire Management

Wildfire management is a significant issue of relevance to the Shire. Many houses and farms are locatedwithin areas that are subject to considerable wildfire risk during the hotter months of the year. The 2009Victorian Bushfires Royal Commission is currently underway and will examine in considerable detailwildfire management issues. The Terms of Reference for the Royal Commission include that theCommission makes recommendations on land use planning matters. The findings of this RoyalCommission should be taken into account in future planning for wildfire management. The need to applythe Wildfire Management Overlay more broadly across the Shire is recognised. This overlay has only beenapplied in the far north of the Shire to date. Mapping has been prepared which identifies land where theWildfire Management Overlay is proposed to be applied, this is illustrated in Figure 5.

Figure 5: Areas where Wildfire Management Overlay is proposed to be applied

Source: Country Fire Authority


3.5.2 Landscapes

The natural coastal environment is one of the major tourist attractions to the Glenelg Shire with numerousactivities including; fishing, boating, the Great South West Walk, whale and seal watching and otherrecreational pursuits.

The coastal environment of the Glenelg Shire is one of great splendour and beauty. It is characterised bya high energy wind environment, which constantly alters the conditions. The coastal environment variesfrom low coastal plains, mobile coastal dunes and brackish wetlands to cliffs, escarpments and rockplatforms.

Strong winds and salt spray have created a harsh environment in some sections of the coastline wherevegetation is sparse. Coastal vegetation varies from cleared agricultural land to remnant coastal heathand low Stringybark woodlands. Coastal erosion is evident on the beaches and foreshores in the GlenelgShire. Sections of limestone cliffs near Nelson Bay have collapsed due to marine undercutting.

In the Victorian Coastal Strategy, areas of the Glenelg coastline were assessed to be of high significance,and in the case of the three capes (Cape Nelson, Cape Bridgewater and Cape Sir William Grant) of StateSignificance. It is proposed that the Planning Scheme be amended to protect the significant landscapesidentified in the Victorian Coastal Strategy and Council recently received a grant for the implementation ofsuch an amendment.

There is a varied landscape throughout the inland part of the Shire, including extensive blue gumplantations between Casterton and Dartmoor and the red gum country to the north of the Shire.

The historic landscape character consists of both remnant forests, which are indicative of the originallandscape, and pastures/grazing lands characteristic of European settlement. The recent establishment oflarge timber plantations has caused significant change to the rural landscape.

The urban landscapes of most settlements in Glenelg are marked by a strong heritage significance.Casterton and Portland are two of Victoria’s premier heritage towns dating to the earliest days of Europeansettlement in Victoria.

The main township of Portland has typically wide streets with minimal street tree planting and the inclusionof some significant Norfolk Island Pines. The juxtaposition of this heritage landscape with the coastallocation overlooking a major working deep sea port results in an exceptional ambience. The smallertownship of Casterton is characterised by a main street that has a spectacular range of historic buildingslining both sides of the main street, all within a red gum riparian setting of exceptional quality.

3.5.3 Environmentally Significant Areas

The Glenelg Shire contains some of Victoria’s most environmentally significant wetlands. There are fourmajor wetlands in the Glenelg Region. These are:

� Glenelg Estuary (one kilometre south of Nelson)� Long Swamp (six kilometres south-east of Nelson)� Lindsay-Werrikoo Wetlands (fourteen kilometres north north-west of Dartmoor)� Mundi-Selkerk Wetlands (ten kilometres south-west of Casterton).

These wetlands contain a variety of threatened flora and fauna species, such as The Great Egret,Australasian Bittern, Brolga and Blue-billed ducks.

There is a wide range of places of geological and scientific interest within Glenelg. These include thefollowing:

� Cape Bridgewater petrified forest and lava flows including the blow holes


� Bridgewater Lakes, and the limestone carved caves above them� Budj Bim National Heritage Landscape (Tyrendarra Lava Flow)� The Glenelg River Gorge and estuary� Lawrence Rocks and “The Three Capes” (Cape Bridgewater, Cape Nelson and Cape Sir William

Grant).

The United Nations has also recently declared part of south-west Victoria and south eastern SouthAustralia as a globally significant geological area. The area known as the Kanawinka Geopark is the firstGeopark in Australia, and the 57th in the world to be recognised by UNESCO. Glenelg Shire forms acentral part of the Geopark.

3.5.4 Opportunities for Environmental Protection and Enhancement

Strategic Issues for Glenelg Shire include:

� The need to protect the Shire’s environment assets� The need to promote the assets for tourism, research and education.

As part of the review of the Glenelg Shire planning scheme, Council will consider:

� Incorporating strategies developed as part of the Glenelg Environmental Management Strategy� Implementing Planning Scheme Policies to support retention/establishment of habitat vegetation

wherever possible. (e.g. wildlife corridors)� Implementing Planning Scheme Policies to protect water quality adjacent to urban areas and adopting

Water Sensitive Urban Design (WSUD) practices� Encouraging provision of reticulated sewerage in the larger unsewered settlements� Incorporating upgraded biodiversity mapping and controls into the Planning Scheme� Reviewing and strengthening the overlays (ESO and VPO) covering areas abutting habitats of

endangered and vulnerable species.

3.5.5 Land-based impacts of Climate Change

Climate change projections for the Glenelg-Hopkins region have been developed by the VictorianGovernment. The projections indicate a variety of changes to the climate of the region.

Depending on the emission scenario used, by 2070 the region can expect to be:

� 1.2°C warmer with 7% less rain under a lower greenhouse gas emission growth scenario� 2.4°C warmer with 13% less rain under a higher greenhouse gas emission growth scenario

The effect of this will be that:

� The region will be hotter – greater increases in temperature are expected in summer� The region will be drier – greatest decreases in rainfall are expected in spring� There will be fewer rainy days but increasing rainfall intensity� By 2070, runoff into the Hopkins and Glenelg Rivers is expected to decrease by between 10% and

more than 50%.

These changes to the region’s climate will have consequential impacts on agriculture and other land uses.Farming activities may need to adapt, including changes to different types of crops and investment in newequipment. The risks of droughts, bushfires, heatwaves and other climatic extremes will be increased.


3.5.6 Sea Level Rise

The Victorian Coastal Strategy (2008) sets out the key issues for managing the impacts of climate changeon the Victorian Coastline including:

� Marine environment – includes the near shore marine environment, the seabed and waters out to thestate limit or 5.5 kilometres.

� Foreshore – or coastal Crown land 200 metres from the high water mark� Coastal hinterland – on private and Crown land directly influenced by the sea or directly influencing

the coastline and land within critical views of the foreshore and near-shore environment� Catchments – feeding rivers and drainage systems and including estuaries.

The State Government has indicated that a policy of planning for sea level rise of not less than 0.8 metresby 2100 should be implemented by relevant agencies. This policy should be generally applied for planningand risk management purposes. As new scientific data becomes available, the policy will be refined.

The combined effects of sea level rise, the impact of tides, storm surges, wave processes and localconditions such as topography, elevation and geology will produce climate change impacts and risks incoastal areas. Sea level rise will create a spectrum of risk along the coastline of Glenelg, with the highestlikelihood of impacts in the lowest lying areas and in population centres. Managing and adapting to theseimpacts and risks will pose challenges in the short, medium and long-term, depending on the events thatarise and the number of buildings, infrastructure and other assets potentially affected.

There are three adaptation options; protect, accommodate or retreat, and all of these may need to beconsidered in future planning in Glenelg. The Victorian Coastal Strategy recommends that adaptationstrategies should be precautionary, that is, planning for likely future circumstances even if full scientificcertainty is not possible.

3.5.7 Options for Glenelg Shire to respond to Climate Change

� Protect:- Research: Land at risk of inundation needs to be properly identified and risks quantified as much

as possible to minimise potential damage- Direct action: - Plan protective works to delay the impacts of sea level rise- Emergency services: Ensure that owners, occupiers and users of existing dwellings at risk are

made aware of the risks and that emergency response plans are prepared� Accommodate:

- Planning: Coastal risk needs to be considered in the framing of planning controls for coastalareas, including rezoning vulnerable land to prevent inappropriate development

� Retreat:- Council should develop a position on assistance to be provided to landowners whose only option

is to retreat.

The Victorian Government is currently undertaking a major research project to assess the physicalvulnerability of Victoria's coast to climate change, and develop strategies to help communities and industryrespond and adapt, which is known as Future Coasts. This program will produce detailed mapping of thecoastline that will be used as a tool for assessing the physical vulnerability of coastal areas to climatechange. The preliminary vulnerability assessments are expected to be available in early 2010.

Council has received funding to undertake the Portland to Narrawong Coastal Engineering and PlanningStudy to utilise the data provided by Future Coasts and apply the options outlined above in determining thefuture of the area.


3.6 Current Population and Future GrowthApproximately half of the population of the Shire is resident in Portland. The towns of Heywood andCasterton are the only other towns of over 1,000 in population. There are a number of small towns, threeof which are coastal (Nelson, Cape Bridgewater and Narrawong) and the balance of which are inland.Narrawong, Dartmoor and Merino are the only small townships for which census data is available.

Table 2: Summary of Glenelg Population

Location Population (@ 2006 census)Portland 9,716

Casterton 1,618Heywood 1,229

Narrawong 179Dartmoor 264

Merino 183Rural areas 6180

Total Shire Population 19,759

A significant population also inhabits a large number of rural living lots surrounding Portland at places suchas Gorae West and the coastal strip to the north east of Portland.

Figure 6 illustrates population forecasts for the Shire to the year 2030. This graph is based on a preliminarymodel using data for the Western District prepared by the Victorian Government Department of Planningand Community Development. The model on which the graph is based has apportioned a share of thedata to Glenelg based on past trends in population across the region. More detailed projections, includingfor areas within the Shire are expected to be completed during 2009.

Figure 6: Population Forecast for the Shire

18000

18500

19000

19500

20000

20500

2007

2008

2009

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

Source: Glenelg Shire Community Profile, id consulting 2008


While Figure 6 indicates that the population of the Shire is forecast to stabilise with a small scalepopulation decline expected over the coming two decades, it should be recognised that this forecast islargely based on the continuation of past trends. Opportunities for economic expansion, such as thoseidentified in this report, and the resulting population increases are not factored into such forecasts.

Significant opportunities exist for employment generation in the fields of timber production, powergeneration, marine and other industries and tourism. These opportunities will need to be realised in orderto significantly alter the population trends identified in Figure 6.

The population structure is expected to continue to age. The ageing of the population is consistent withtrends expected to be experienced throughout regional Victoria as a result of the following three trends:

� Continued inward migration from older people resulting from ‘baby boomers’ reaching retirement ageand seeking coastal and ‘tree change’ retirement destinations

� Young adults are likely to leave locations where employment and education opportunities are noteasily accessible

� The concentration of population into larger centres (and locations within commuting distance of these)is likely to continue.

Trends in ageing have a range of implications for future land use decisions, particularly in relation tohousing supply. At present housing in Glenelg is almost exclusively detached houses; and olderpopulation may seek alternative forms of housing. Importantly, an ageing population structure means thatin many places new household formation will continue (albeit of smaller households) even as populationsstabilise or decline.

Other notable features of the population data that has been collected for the Shire include:

� The Shire has a relative low average household size and high proportion of lone person households,largely reflecting the older population structure

� The Shire has experienced modest population decline over past decades, and while at a regional levelpopulation growth is forecast over coming decades, the Shire’s share of this growth is anticipated tobe small, given past trends within the Western District of Victoria.

� The Shire is relatively disadvantaged on an income and wealth basis relative to the state average

� The Shire has a higher than average industrial workforce relative to regional Victoria, metropolitanMelbourne and Victoria as a whole

� The Shire has a higher proportion of children and older people than Victoria overall. Young adults areparticularly underrepresented in the population structure.

� The housing stock in the Shire comprises almost entirely detached dwellings (93%) with few otherhousing forms, despite a household structure with high levels of lone persons and couples.

� High share of people who are born in Australia (93%), much higher than Victoria as a whole (74%).


4.0 Key IssuesThere are many issues that need to be considered in future planning for the Shire. The Shire faceschallenges in managing changing agriculture and business structures, planning for future industrial growthand sustainably managing the environment and dealing with climate change. In this section we discussthe key Shire-wide issues identified during the preparation of the GSFP.

4.1 Houses on rural zoned landA significant planning issue of relevance to rural Councils, including the Glenelg Shire Council relates toapplications for residential or rural residential land uses within rural areas that have been zoned foragricultural and conservation purposes under such zones as the Farming and Rural Conservation zones.

A review of the rural zones needs to be undertaken to determine whether changes are required, includingthe application of the Rural Activity Zone which has not been applied in the Shire. This should include areview of rural residential land to determine where rural residential development should be directed. Arural zones review will take some time to complete however due to the size of the task and the need toimplement it through an amendment to the Glenelg Planning Scheme.

As an interim measure there is a need for Council to establish a clear policy position on the assessment ofplanning permit applications for dwellings on rural zoned land. Council’s policy position needs to becognisant of the fact that the circumstances of rural zoned land varies markedly, from highly isolatedlocations great distances from townships to small rural lots located immediately adjacent to residentialzoned land on the periphery of a township.

The policy position that Council needs to adopt must give due regard to the different characteristics of ruralland and identify the circumstances where dwellings on rural land will or will not be supported and thereasons for this policy position. Council has discretion in its assessment of dwellings in rural zones as all ofthe rural zones allow Council to consider an application for a single dwelling.

4.2 Pressure for development on periphery of townsDespite the low growth rate or population declines recently experienced in many of the smaller townshipsof the Shire there remains pressure for Council to rezone land to provide for residential growth. There is aneed to determine the future role of many of the smaller townships within the Shire so that residentialgrowth can be directed to appropriate locations.

A housing strategy is required to be undertaken to establish the supply and demand for residential zonedland and to identify where residential growth is to be directed. The rural zones review that has previouslybeen identified will also contribute to providing direction regarding the future use of rural land on theperiphery of towns.

The need to ensure that areas remain available for long term conventional residential growth and are notfragmented through low density or rural residential development should be recognised, particularly forPortland where large areas are zoned for industry and opportunities for residential growth are thereforelimited.

Planning for future growth will also be of considerable benefit to servicing authorities who have long termplanning strategies in place to forecast funding requirements for infrastructure.


4.3 Active coastal erosionThere is an urgent need to address the issue of active coastal erosion which has caused a great deal ofuncertainty to landowners in the vicinity of Dutton Way. A Special Use Zone has been applied to land inthis location with the effect of precluding further residential development. There is a need to undertake astudy into the coastal erosion processes in this location and for such a study to provide the basis for areview of planning controls in this location. Certainty must be provided to existing and prospective futurelandowners in this location as well as servicing authorities.

4.4 Future impacts of climate changeAs identified in the context section of this report, the future impacts of climate change are a significantissue for the future of the Shire. Almost all sectors of society and the economy are likely to be impacted byclimate change. In the short term, impacts in the form of water shortages, bushfires, flash floods and risingtemperatures are unavoidable.

Adaptation is the principal means by which to build resilience and reduce vulnerability to climate change. Itinvolves a combination of risk management, adjustment of economic activity, changes to urbaninfrastructure and a review of social services and changing community needs.

Climate change impacts are all-encompassing, interconnected, and somewhat uncertain and have no biasfor cultural, economic or organisational boundaries. An effective adaptation response at the localgovernment level needs to therefore be flexible, cross-disciplinary and integrated across Council serviceunits, other service agencies and even the community in general. It should utilise and build upon thecurrent knowledge base and organisational strategies and structures of the organisation and reflect itsrelevance in a local, regional, state, national and international context. Ideally it should also be able toserve as an ongoing strategic tool that evolves with time, action and understanding.


A successful climate change adaptation plan for Glenelg Shire Council must:

� reflects the predictions of impacts in South West Victoria� take into account the full range of economic, social and environmental risks from climate change

impacts within the municipality� provide actions and recommendations for adaptation that is relevant to the role of local government� set out progressive advice for establishing, financing, partnering and operating adaptation projects� set out a way forward from an organisational perspective� communicate ideas and messages in plain English that can be provided to the local community for

feedback.

4.5 Wildfire managementWildfire management is a significant issue affecting the Shire. A review of the way in which land useplanning addresses the issue of wildfire management is currently underway as part of the 2009 VictorianBushfires Royal Commission. The findings of this Commission should be taken into account whenconsidering Council’s role in wildfire management.

In the short term there is a clear need for Council to recognise areas susceptible to wildfire risk through theapplication of the Wildfire Management Overlay.

4.6 Provision of reticulated sewer and water services to smaller townsThe lack of reticulated sewer or water services to a number of smaller townships within the Shire has beenidentified as a significant issue in terms of health issues and presenting a constraint to growth.

The Wastewater Management Strategy currently being prepared by Council should provide a betterunderstanding of the issues as they relate to each township. Concerns have been raised regardingpotential economic costs associated with any retrofitting of reticulated sewerage systems into existingsmall townships.

This issue highlights the need that exists for a housing strategy to determine supply and demand forresidential land and to direct future growth to appropriate locations. The finalisation of a housing strategyand its implementation through the Glenelg Planning Scheme will provide much needed direction toservicing authorities which need clear direction regarding future infrastructure requirements.

4.7 Ongoing vitality of small townsThe ongoing vitality of some of the smaller townships within the Shire is an issue that needs to beacknowledged given the significant population decline that some of the townships have experienced overrecent years. The community planning exercise that Council has undertaken has identified numerousinitiatives that Council should consider to ensure the ongoing vitality of some of these smaller townships.

There appears to be a view in some sections of the community that population decline can be halted andreversed through the rezoning of land to provide for residential development. The rezoning of land isunlikely to provide the stimulus required to ensure the ongoing vitality of some townships.

The resourcing implications of providing services to numerous small townships across a large area is asignificant issue for Council and servicing authorities.


4.8 Recognition of flood prone landThere are significant areas of flood prone land within the Shire, including urban areas within thesettlements of Casterton, Portland and to a lesser extent Heywood. Flood modelling has either not beenundertaken for these areas or has been undertaken with poor spatial information which has resulted inmapping which lacks accuracy.

Flood prone land should be recognised in the planning scheme through the application of zones andoverlays to control land use and development and ensure that land use and development has due regardto flooding. Flood modelling recently commissioned by Council will provide the basis for a significantamendment to the planning scheme to rectify this situation in Casterton, Portland and Heywood.

4.9 Appropriate sites for industryThe Industrial Land Use Plan makes numerous recommendations regarding the appropriate locations forfuture industrial development in the Shire. This document identifies the need for policy support to beprovided in the Glenelg Planning Scheme for large scale industry to occur in a corridor extending fromPortland north to the site designated for the Heywood Pulp Mill to the north of Heywood.

The potential impacts of industrial development on sensitive land uses including residential land use is asignificant issue, particularly for Portland where industrial areas are interspersed with residential areas.Many of these industrial areas are either undeveloped or underdeveloped and have considerable potentialgiven close proximity to the Port of Portland. Sensitive uses are located or in close proximity to some ofindustrial zoned land in Portland which has significant issues for the provision of buffers.


5.0 Portland5.1 IntroductionPortland is known as the ‘Birthplace of Victoria’ because it is Victoria’s oldest permanent Europeansettlement. The core of Portland is a conventional grid pattern town centre and there are many historicbuildings in this area, particularly on Bentinck Street, which overlooks the Portland foreshore and the Portof Portland. An extraordinary heritage civic precinct also wraps around the foreshore on Cliff Street.

Portland has its activity core around the Port of Portland and extends southward across Fawthrop Lagoon,which divides the town into Central/North Portland and South Portland.

The local economy depends on tourism, servicing of the forestry and agricultural industries, and its role asa regional commercial centre. Portland’s major industries are; aluminium smelting, heavy engineering (forport and renewable energy projects), transport, port functions, and fertiliser manufacture. The Port ofPortland exports mainly woodchips, but also aluminium, mineral sands, grain, live sheep and cattle.

The Dutton Way area, located to the north east of Portland, is included in this section of the report.


5.1.1 Glenelg Planning Scheme

The outer periphery of the Portland township is predominantly zoned Rural Conservation Zone (Schedule1) and there are significant areas of undeveloped or underdeveloped Industrial 2 zoned areas to the northand south of the township. The zoning of Portland and its surrounds is shown in Figure 7.

Figure 7: Portland Zoning Map


5.1.2 Population

The population of Portland was 9,716 at the most recent census conducted in 2006. Portland experiencedpopulation decline between 1986 when population peaked at 11,024 and 2001 when the population wasrecorded as 9,584. Slight population growth was recorded between 2001 and 2006 (an increase of 132people) at an average annual growth rate of 0.3%. Figure 8 illustrates population trends in Portlandbetween 1981 and 2006.

Figure 8: Population of Portland 1981 – 2006

Source: Towns in Time 2006, DPCD


5.1.3 Land Budget

A residential land budget has been prepared for Portland following an audit of Residential 1 zoned landwithin the town. Council records have also been examined to determine demand over the last 5 years forresidential land. Table 3 indicates that an additional 824 residential lots will be required over the nexttwenty years if the rate of residential lot take up experienced over the last 5 years (2004-2008) continues.The calculation of land area required to accommodate residential development is based on an assumptionof an average density of 10 dwellings per hectare.

While Table 3 identifies that there is currently sufficient Residential 1 zoned land to accommodate acontinuation of the current rate of residential growth, a significant proportion of the residential zoned areamay be constrained and unable to support conventional residential development. Should the currentuptake of residential land increase to one of the growth rate scenarios identified in Table 4 additional landmay be required to be rezoned.

Table 3: Portland Residential Land Supply and Demand

Available Land and DemandVacant residential lots (based on analysis of aerial photography in 2009) 600House construction over 5 years (2004-2008) 206Average annual lot take up (2004-2008) 41.2Average annual land take up (ha) (2004-2008) (assuming ave. 10dwellings per ha)

4.12

Estimated current supply of Residential 1 zoned land (ha) (includingvacant lots)

180*

Land required to provide 20 years supply at current take up rate (ha) 82.4* Extent of developable land may be significantly less than this due to development constraints

Table 4: Portland Growth Scenarios and Land Requirements

Growth Scenarios Averageover last5 years

Low Medium High

0.82% 2% 4% 6%Annual Demand for Lots 41.2 100 200 300Annual land required (assumingave. 10 dwellings per ha) (ha)

4.12 10 20 30

Land required to provide 20 yearssupply (ha)

82.4 200 400 600


5.1.4 Portland Community Plan

The aim of the Portland Community Plan is for residents to feel empowered to contribute to programs andprojects that provide social, economic, environmental and cultural sustainability. The vision for the futureencompasses four key areas as identified in Table 5.

Table 5: Portland Community Plan Vision

Key Area Vision

Strong communities Social services, facilities and networks sufficient to sustain quality of life,equity and wellbeing for all residents

Cultural diversity andexpression

Developing and renewing cultural diversity and cultural expression, to buildshared values and enduring relationships.

A clean, green city Managing land, ecosystems, energy, air and water in a way that protectstheir use for future generations and encourages new forms of eco living.

A diverse and vibranteconomy

A resilient economic structure, ongoing business growth and access tolocal employment for residents

The Portland Community Plan identified priorities for development as follows:

� Developing events and activities to encourage more tourism, including markets, arts activities,festivals, fishing and yachting activities and commemorating special events

� Recreation, sport and leisure development, including encouraging participation, improving facilitiesand better use and management of assets

� Community wellbeing, including increasing community participation in social activities and enhancingdelivery of health and community services

� Environmental initiatives including developing renewable energy, revegetation of degraded areas, andsupporting the geo-park at Kanawinka

� Developing community infrastructure, particularly focussing on improving community safety, such assafer pedestrian linkages, and better lighting

� Economic development opportunities, including developing transport links to the Port, strengtheningthe retail and tourism sectors, improving training and employment opportunities for young people andinvestigating opportunities for retirement village development.

5.2 Key Constraints5.2.1 Buffers between residential and industrial areas

Previous development in the town has not always maintained a buffer between residential and industrialareas. As a consequence, there are numerous examples of residential land within the nominal bufferareas of industries. The effect of this lack of buffers is that industrial use on industrial zoned land isconstrained and residential uses on residential zoned land may also be constrained. There is a strongpolicy need for future planning in the Shire to reduce and where possible eliminate conflicts between landuses as much as possible to protect residential amenity and enhance industrial efficiency.

There are large areas of zoned industrial land in and around Portland, particularly in the south. Much ofthis land is unsuitable for industrial development, because of sensitive land uses that are located withinnominal buffer areas for particular types of industry.


5.2.2 Future growth constraints

The extent of industrial areas on the periphery of Portland has implications for any future residentialgrowth. At present there is no need for large scale urban expansion, because population growth isrelatively slow. However, there is a need for the GSFP to identify opportunities for long term residentialgrowth in order to ensure that such areas are not developed for other purposes which may prejudice futureconventional residential growth. Land to the north of Portland is designated for major infrastructure andindustry. The need to maintain the smelter buffer prevents expansion to the south. Much of the rural landwest of the town is fragmented to a large degree or is within the buffer area of the Industrial 2 zone.

The most suitable option for some outward expansion would be to the south west, where there are someslightly larger lots. However, this area is currently partly within the buffer of the Council landfill and maynot be available for many years.

While there is no immediate need for additional zoned land for standard residential development, theredoes appear to be a shortage of land that is not subject to amenity drawbacks from industrial activities ormajor 24 hour transport routes. This may affect where development demand is focussed.

There is some potential for small infill re-zonings to the north of the town at Maretimo and other locations.Development of these areas would broaden the range of housing stock available. These options will needto be assessed further in the context of a housing strategy.

Council may also need to consider the potential need to relocate residents from areas subject to coastalerosion in the future.

Significant areas of land within or around Portland are subject to various development constraintsincluding:

� Ridgeline located in the north of Portland� Large elevation differences, affecting service provision� Numerous sink holes/ basins� Coastal erosion� Extent of land subjection to inundation and potential flooding� Fragmented rural residential development in the south west� Aluminium smelter and Port of Portland development buffer zones� Fragmentation of land uses and zoning within the town.


The Infrastructure Strategy identifies physical development constraints affecting land in Portland, these areillustrated in Figure 9.

Figure 9: Physical Development Constraints affecting Portland

Source: GSFP Infrastructure Strategy


5.2.3 Flooding

Council has commissioned flood modelling for Portland, Casterton and Heywood to support the GSFP. Theresults of this flood modelling are presented in the report titled Glenelg Flood Investigations.

The flooding modelling for Portland indicates that there are very strong flow paths surrounding both WattleHill Creek and Finn St Creek. Refer Figure 10. There is also extensive flooding at the confluence of thesecreeks, starting at Fawthrop Lagoon spreading as far north as Otway St and as far west as West BoundaryRd. Water pools up significantly behind the culverts at Bridgwater Rd and West Boundary Rd creating highsafety risks in those areas. The floodwaters in the 100 year Average Recurrence Interval (ARI) event aregreater than two metres in a majority of the floodplain, however velocities are generally low downstream ofWest Boundary Rd.

Two different modelling methods were used by Cardno Lawson Treloar with the flooding extent generallysimilar for both models. Council will need to determine which flood level they wish to use for flood planningand then introduce appropriate planning scheme controls to reflect the revised extent of flooding forPortland.

Figure 10: Modelling of a 1 in 100yr flood event in Portland

Source: Glenelg Flood Investigations

5.2.4 Drainage

Various areas around and within Portland are subject to current and future drainage constraints. Ofparticular note are the areas close to sea level which may be subject to issues in the medium to long termdue to sea level rise.


The area on the north side of Derril Road is subject to a perched water table. It lacks an appropriatelysized outfall to the Fawthrop Lagoon and may have a potential sink hole. Cardno Lawson Treloarrecommends that a drainage scheme or a Development Contributions Scheme for Drainage, or acombination of both, be prepared for this area to enable development to occur in an equitable manner. It isconsidered that without such an approach development of the area will not take place because of the highthreshold costs in providing drainage infrastructure.

5.2.5 Active Coastal Erosion

The issue of active coastal erosion is of considerable significance to low lying land in the vicinity of DuttonWay to the north east of Portland. Other localised areas where active coastal erosion is of concernincludes in the vicinity of Wade Street in Portland.

The GSFP identifies that a study is required into coastal processes affecting land in the vicinity of DuttonWay as a high priority.

5.3 Key OpportunitiesThe ILUP found that there is already enough industrial zoned land in Portland, however the opportunityexists to develop these industrial zoned areas in a way that maximises the benefits of a competitivelypriced industrial land market. The key locational advantages of the industrial zoned land at Portlandinclude the availability of transport infrastructure – road and rail - and the connectivity to the Port ofPortland, one of only four deep water ports in Victoria. There is a need however to ensure that theseindustrial areas are developed in a manner which minimises any detrimental effects on sensitive land uses.

There are significant areas of redundant industrial land within Portland that are well located and should beremediated and redeveloped for other purposes such as residential or commercial. Much of these areasare now underutilised or in some cases completely abandoned. These sites are identified in the GSFPrecommendations as strategic redevelopment sites.

5.4 RecommendationsFigure 11 identifies the key recommendations for Portland arising from the GSFP. In addition to these keyrecommendations the following recommendations have been developed to enhance residentialdevelopment in Portland:

� Encourage appropriate housing within activity centres to capture the benefits of walkability andconvenience whilst providing passive surveillance after business hours

� Resolution of flooding and drainage issues� Removal of obsolete Development Plan Overlays, to be replaced with a Local Policy for Portland

including a Strategic Framework Plan and Local Structure Plans� Encourage higher density housing around areas of high convenience and amenity� Ensure unused land within existing urban areas is fully and appropriately utilised� Ensure contaminated land not required for industrial purposes is remediated and redeveloped� Undertake an Urban Design Study for Portland with an emphasis on creating a vibrant urban

environment taking into account heritage assets� Undertake a housing study for the Shire, with the aim of increasing the diversity and affordability of

housing� Where appropriate create development contributions plans or Section 173 agreements to fund new

development.


Figure 11: Portland Recommendations


6.0 Casterton6.1 IntroductionCasterton is a historic rural service town with exceptional character. The landscape around the townincludes mixed farming, sheep, cattle, dairying as well as plantation forestry. Casterton is a service centrefor retail trade, farming and forestry services, health, education, Government and community services thatsupport the nearly 1,700 residents. Tourism in the area revolves around events such as the Kelpie Muster,veteran car rallies and eco-tourism.

Future development is especially sensitive to those factors which most impact on the main primaryindustries: sheep, cattle, cropping, forestry and the like.



Casterton is located within an agricultural area with the town surrounded by Farming zoned areas. Thereare significant areas of undeveloped Residential 1 and Low Density Residential zoned land. The onlyindustrial zoned area is located on the eastern periphery of the township and is zoned Industrial 1 Zone.The zoning of Casterton and its surrounds, including the smaller settlement of Sandford is shown in Figure12.

Figure 12: Casterton Zoning Map


6.1.2 Population

The population of Casterton was 1,618 at the most recent census conducted in 2006. Casterton hasexperienced a steady rate of population decline between 1981 and 2006 (approximately -0.7% annualaverage change). A significant proportion of the population of Casterton (28%) is aged over 65, thisproportion has been steadily increasing since 1981. Figure 13 illustrates population trends in Castertonbetween 1981 and 2006.

Figure 13: Population of Casterton 1981 – 2006


6.1.3 Land Budget

A residential land budget has been prepared for Casterton following an audit of Residential 1 zoned landwithin the town. Council records have also been examined to determine demand over the last 5 years forresidential land. Table 6 indicates that an additional 72 residential lots will be required over the next twentyyears if the rate of residential lot take up experienced over the last 5 years (2004-2008) continues. Thecalculation of land area required to accommodate residential development is based on an assumption ofan average density of 10 dwellings per hectare.

This desktop analysis of residential land supply and demand found that there is sufficient zoned land withinCasterton to cater for future housing development over the next twenty years based on the existing lowgrowth rate. However, this analysis did not take into account constraints on the ability to develop the landdue to steep slopes and flood prone areas. A detailed audit of the undeveloped residential zoned areas inCasterton is needed to determine the availability of this land given known constraints.

Should the future uptake of residential land increase to one of the growth rate scenarios identified in Table7 additional land may be required to be rezoned.

Table 6: Casterton Residential Land Supply and Demand


0.36


56

Land required to provide 20 years supply at current take up rate (ha) 7.2


* See comments above regarding the need for a detailed audit to determine availability of this area forresidential purposes.

Table 7: Casterton Growth Scenarios and Land Requirements


Low Medium High

0.5% 2% 4% 6%Annual Demand for Lots 3.6 15 30 45Annual land required (assumingave. 10 dwellings per ha) (ha)

0.36 1.5 3.0 4.5


7.2 30 60 90

6.1.4 Casterton and District Community Plan

The Casterton and District Community Plan was reviewed and updated in 2008. Many of the priorities inthe earlier plan have been actioned by the community and Council, including building a skate park andundertaking feasibility studies for the sale yards and a ‘Kelpie’ interpretive centre.

The priorities identified in the Casterton Community Plan are identified in Table 8.

Table 8: Casterton Community Plan Vision

Priority No. Statement

1 Pursue industrial development and all sector business development in Casterton2 Improve community wellbeing within Casterton3 Continued upgrading of the Casterton Airstrip4 Securing water supply for the future of the Casterton area4 Improving the environment within the Casterton District6 Improving the childcare centre and children’s services in Casterton7 Development of youth services in Casterton8 Central business growth and development9 Better co-ordination and promotion of Casterton.

6.2 Key Constraints6.2.1 Infrastructure Services Assessment

Wannon Water has advised that there is capacity within the existing sewerage system to cater for furtherinfill growth, however the servicing feasibility for any township expansion would need to be assessed.

6.2.2 Flooding and Drainage

The flooding and drainage study undertaken in 2008 indicates that significant flooding occurs for both the100 year and 10 year ARI events. Apart from the main Glenelg River channel there are significantanabranches that are present across the entire floodplain. Significant depths and velocities are found inthese anabranches, creating high safety hazards. Floodwaters pond up behind the Glenelg Highway,causing heavy flooding and increased flood depths along Murray St.

Council will need to apply the results of this study by revising the existing planning scheme controls toreflect the revised extent of flooding for Casterton. Further flood investigations are currently underway forthe south east periphery of Casterton and for the township of Sandford.


Figure 14: Modelling of a 1 in 100yr flood event in Casterton


6.3 Key Opportunities

Opportunities exist to improve the movement networks within Casterton and to realise opportunities forgreater use of the racecourse precinct and heritage values of the township including potential for thefollowing projects:

� Creating improved physical links for pedestrians and cyclists as well as potential horse trail ridersbetween Henty Street, the Glenelg River, the Saleyard complex and the Racecourse. It currentlyappears that the racecourse and the Saleyard complex are not well connected. Potential exists viaClarke and Tyers Street along the Glenelg River and Racecourse Road. This also connects to theSaleyard complex.

� Opportunities to better realise the ecological values offered by the Glenelg River for study andenvironmental awareness projects

� Opportunities to utilise the racecourse precinct to include other equestrian events such as rodeo,show jumping, etc

� A heritage feature could be made of the remnants of the old railway crossing over the Glenelg River.

Diversification is a key strategy for dealing with the potential future impacts and opportunities arising fromclimate change and peak oil which will undoubtedly impact on the agricultural sector. Diversification of theemployment base of Casterton should be explored through investigating opportunities to provide improvedservices to the town to support industry.


Consideration needs to be given to rezoning additional land for industry in different locations to thatpresently zoned for this purpose. The ILUP identifies a number of locations worthy of further investigationfor rezoning to provide for industrial land uses. The high pressure natural gas pipeline which passesthrough Casterton provides an opportunity for industry that would benefit from this additional source ofenergy.

6.4 RecommendationsFigure 15 identifies the key recommendations for Casterton arising from the GSFP.

Figure 15: Casterton Recommendations


7.0 Heywood7.1 IntroductionHeywood is a rural service town located thirty kilometres north of Portland on the Fitzroy River, where theHenty and Princes Highways intersect. The town was established on a range of agricultural and forestryindustries and now includes manufacturing and retailing sectors. Eco-tourism and Aboriginal heritageattract tourists to Heywood which also hosts the popular Wood, Wine and Roses Festival each February.



Heywood is located within an agricultural area with the town surrounded by Farming zoned areas. Thereare significant areas of undeveloped Residential 1 and Low Density Residential zoned land within thetownship. There are areas of industrial zoned land to the south, north and east of the township and theSpecial Use Zone has been applied to the site formerly proposed for the Heywood Pulp Mill to the northeast of Heywood. The zoning of Heywood and its surrounds is shown in Figure 16.

Figure 16: Heywood Zoning Map


7.1.2 Population

The population of Heywood was 1,229 at the most recent census conducted in 2006. The population ofHeywood increased slightly between 1981 and 1991 however it has declined a similar amount between1991 and 2006 so that the population is similar in 2006 as it was in 1981.

A significant proportion of the population of Heywood (21%) is aged over 65, this proportion has beensteadily increasing since 1981. Figure 17 illustrates population trends in Heywood between 1981 and2006.

Figure 17: Population of Heywood 1981 - 2006


7.1.3 Land Budget

A residential land budget has been prepared for Heywood following an audit of Residential 1 zoned landwithin the town. Council records have also been examined to determine demand over the last 5 years forresidential land. Table 9 indicates that another 124 residential lots will be required over the next twentyyears if the rate of residential lot take up experienced over the last 5 years (2004-2008) continues. Thecalculation of land area required to accommodate residential development is based on an assumption ofan average density of 10 dwellings per hectare.

This desktop analysis of residential land supply and demand found that to cater for this demand anadditional 8 hectares of land will need to be rezoned for residential purposes. However, there is no need torezone land for residential purposes in the short term.


Should the future uptake of residential land increase to one of the growth rate scenarios identified in Table10 additional land may be required to be rezoned.

Table 9: Heywood Residential Land Supply and Demand


0.62


33

Land required to provide 20 years supply at current take up rate (ha) 12.4

Table 10: Heywood Growth Scenarios and Land Requirements


Low Medium High

1% 2% 4% 6%Annual Demand for Lots 6.2 12 24 36Annual land required (assumingave. 10 dwellings per ha) (ha)

0.62 1.2 2.4 3.6


12.4 24 48 72

7.1.4 Heywood and District Community Plan

The Heywood and District Community Plan was reviewed and updated in 2008.

The community mission is: “Heywood is a self reliant community that recognises its potential in business, communitywellbeing and recreation.”

Accordingly, Heywood in its community plan recognises the importance of encouraging individuals, familiesand group interaction, in a strong community atmosphere and a distinct sense of place.

The priorities which resulted from the review of the community plan are identified in Table 11.

Table 11: Heywood Community Plan Priorities

No. Priority Comments

1 Website and promotion of theHeywood District

2 Heywood – A world classtown

� There are a number of opportunities that could bedeveloped that link in with the Budj Bim NationalHeritage Landscape, including a TourismInformation centre in Heywood

� It is considered that the town needs to prepare for apotentially significant increase in tourism activityrelated to Budj Bim and Lake Condah

3 Timber – A new HeywoodIndustry

� There is the capacity for a range of businesses to



increase their turnover by supporting the ever-growing timber industry in this area

� Increased residential growth from a larger timerworkforce may increase demand for schools andother community services, which will require carefulplanning

4 Multi-purpose indoor centrewhich provides a range ofdifferent activities includinghydrotherapy

5 Men’s Shed Project – RailwayPrecinct.

Planning and development priorities include:

� Transport planning to manage increase tourist traffic and increased heavy vehicle traffic from timberprocessing activities

� Facilities for tourists including a visitor information centre, amenity blocks and facilities for caravansand motor homes

� Business development, particularly for those businesses which support tourism (food,accommodation, transport, etc)

� Playground infrastructure and recreation areas (such as Apex Park and the river frontage)� Pedestrian safety and upgrading of road links to the Lake Condah development which includes

providing increased signage� Locating a suitable site for a multi-purpose indoor centre and assisting the Heywood community with

developing the concept� Assisting with locating a suitable site for a Men’s Shed and with seeking grant funding for its

establishment.

7.2 Key Constraints7.2.1 Flooding and Drainage

The flood modelling completed in 2008 indicates that the extent of flooding along the Fitzroy Riverfloodplain to the north of the town centre is considerable and is on average 500 metres wide in the 100year ARI events. The depths are shallow on the majority of the floodplain, less than 40 centimetres, withdepths increasing towards the river. Flow passes through the Princes Highway Bridge effectively, howeverit does pool up behind the railway bridge. There is also a strong breakout flow path to the north of theFitzroy River. The majority of the floodplain has a low safety risk except areas in and around the river,where safety risk increases to high. The majority of the flooding occurs to the north of the river, where theland-use is mostly rural; very little flooding occurs in residential or commercial areas.

The water depths, extent of flooding and velocities are all much reduced in the 10 year ARI event. Thebreakout flow is still present but not as prevalent and water still pools up behind the railway bridge but ismuch shallower and not as widespread.


Figure 18: Modelling of a 1 in 100 year flood event in Heywood



7.3 Key OpportunitiesHeywood is well located to capitalise on employment generated from the timber industry, being located inclose proximity to plantations within the green triangle region and at the intersection of two key heavyvehicle routes.

The Special Use zoning of the site formerly intended for the Heywood Pulp Mill located to the north east ofHeywood should be reviewed in light of other proposals for timber industry related projects at this site.These other uses proposed for the site provide significant opportunities for employment for Heywood.

The ILUP recommends a review of the industrial zoned areas at Heywood in light of the recently completedflood modelling, taking into account the land already committed to industry, as well as potential additionalindustrial developments.

The designation of a major industry corridor between Portland and Heywood and to the immediate north ofHeywood, as identified in the ILUP, provides significant opportunities for industrial development associatedwith the processing of materials which require good road and / or rail infrastructure and close proximity tothe Port of Portland.


7.4 RecommendationsFigure 19identifies the key recommendations for Heywood arising from the GSFP.

Figure 19: Heywood Recommendations


8.0 Dartmoor8.1 IntroductionDartmoor is a small town located where the Glenelg River crosses the Princes Highway within anagricultural area. The township is located approximately 50 kilometres to the east of Mount Gambier and70 kilometres to the north west of Portland. Services include town water and electricity but no sewerage.

With very little employment offered in the town, it currently faces the prospect as acting as a dormitorysettlement for Mount Gambier or for employees working in the timber industry with the upcomingharvesting of the blue gum plantations in the area.



Dartmoor is located within a rural area and is surrounded by Farming zoned land. The town is denoted bythe Township Zoning.

Figure 20: Dartmoor Zoning Map


8.1.2 Population

The population of Dartmoor was 264 at the most recent census conducted in 2006. Dartmoor experienceda steady rate of population decline between 1981 and 2001 with a slight increase in population between2001 and 2006. Figure 21 illustrates population trends in Dartmoor between 1981 and 2006.

Figure 21: Population of Dartmoor 1981 - 2006


8.1.3 Land Budget

There are 167 properties (223 parcels) in the township zone in Dartmoor. Given that in 2001 there were118 dwellings in the town, and that in the Township zone there are 223 parcels, there is the potential for anadditional 105 dwellings in the town (a 89% increase in size). There are many small properties andparcels in the town. It is considered unlikely that any further land will need to be rezoned for residentialpurposes in Dartmoor in the foreseeable future.

A detailed land budget has not been prepared for Dartmoor and is considered unnecessary given that thislocation is not identified for significant future residential growth.


8.1.4 Dartmoor Urban Design Framework

The Dartmoor Urban Design Framework (2003) indicates the following priorities for development in thetown:

� Developing the community’s energy and networking through the school, the Mill and sporting clubsand volunteer groups such as the Progress Association and the Community Capability BuildingProgram

� Planning appropriate residential development in the town to encourage population growth� Improving the presentation of key facilities and sites, and building on the timber theme to enhance the

character of the town� Link tourist attractions with interpretive signage� Promotion of the museum as a community and tourist destination asset� Expand the town’s economic base through the Green Triangle Mill operations� Develop a reticulated water supply.

The UDF will need to be reviewed now that the Mill has ceased operations.

8.2 Key ConstraintsSome land within Dartmoor is affected by flooding, however the extent of flood prone land in the townshipis not reflected in the Glenelg Planning Scheme.

The closure of the mill is a significant constraint having been the major employer at Dartmoor.

8.3 Key OpportunitiesThe key opportunities for Dartmoor are those identified in the Dartmoor Urban Design Framework asidentified above.

Other opportunities include attracting people to Dartmoor for the country lifestyle and rural setting, withMount Gambier in commuting distance.


8.4 RecommendationsThe main recommendation to arise from the GSFP is the need to recognise existing low density residentialland uses located on land currently zoned Farming to the south of the Princes Highway as identified inFigure 22..

Figure 22: Dartmoor Recommendations


9.0 Digby9.1 IntroductionDigby is located due north of Portland at the intersection of the Casterton – Portland and Dartmoor –Hamilton Roads. Digby is a small township located within an agricultural setting. Council has prepared anUrban Design Framework for the town.



Digby is located within a rural area and is surrounded by Farming zoned land. The town is denoted by theTownship Zoning. Importantly, the extent of the township zoning does not correlate with the originalsubdivision of the township, with some areas of small lots included in the Farming Zone to the east andwest of the Township zoned area.

Figure 23: Digby Zoning Map


9.1.2 Population

Census data is not available for Digby however the population is estimated to be approximately 100.

9.1.3 Land Budget

A land budget has not been prepared for Digby and is considered unnecessary given that this location isnot identified for significant future residential growth.

9.1.4 Digby Community Plan

The Digby Community Plan (2008) represents the community’s intention to continue to develop Digby as awonderful place for people to live, work and undertake recreation. It will provide an opportunity to continueto coordinate improvements and to increase the quality of life of people within Digby.

The key priorities for Digby arising from the Community Plan are identified in Table 12.

Table 12: Digby Community Plan Priorities


1 Gazebo and Tennis CourtProject

repair gazebo near tennis courts

2 Purchase of a Town Mower to enable public and private lawns to be mown more frequently

3 Hall Improvements plan upgrade of the Digby Community Hall4 Access to Health Nurse ensure that the local community have continued access to rural

health services5 Town Entrances develop concepts for entrance treatments to the town and seek

community input6 Planning and development in

and around Digbyplan future residential development and appropriate locations ofblue gum plantations

7 Intersection of theDartmoor/Hamilton Road andthe Casterton/Heywood Roadin Digby

planning to improve intersection safety

8 Rejuvenation of the publicsprings

Improve the maintenance of the public springs

A significant concern raised as part of the community plan process is the close proximity of blue gumplantations to the township and the potential impacts of this in terms of aerial spraying and wildfire risk.

9.2 Key ConstraintsThe township of Digby lacks infrastructure services such as sewer and reticulated water which areconsidered essential for any significant expansion of residential growth. The township is also located somedistance from larger towns.

9.3 Key OpportunitiesThere is considerable potential for infill development at Digby. The township currently comprisesapproximately 109 land parcels in the township zoned area with many of these lots undeveloped. Digbyoffers lifestyle opportunities and the ability to commute to larger towns while living in a small settlement.


9.4 RecommendationsThe main recommendation arising from the GSFP is the need to ensure that there are adequate distancesbetween plantations and the township and to recognise the wildfire risk as identified in Figure 24..

Figure 24: Digby Recommendations


10.0 Merino10.1 IntroductionMerino is a small township approximately 340 kilometres west of Melbourne, between Casterton andHeywood. The township is nestled in a valley of Merino Creek and Palmers Creek and surrounded by lowundulating hills. Services include town water (piped from Casterton) and electricity but no sewerage.



Merino is located within a rural area and is surrounded by Farming zoned land. The town is denoted by theTownship Zoning.

Figure 25: Merino Zoning Map


10.1.2 Population

The population of Merino was 183 at the most recent census conducted in 2006. Merino experienced asteady and significant rate of population decline between 1981 and 2006. Figure 26 illustrates populationtrends in Merino between 1981 and 2006.

Figure 26: Population of Merino 1981 - 2006


10.1.3 Land Budget

In 2001 there were 108 dwellings in Merino, 30 of which were vacant. The vacancy rate of 28% is high(Portland’s is 11% and the overall Victoria figure is 10.4%). Analysis of aerial photography reveals anumber of vacant parcels, so there is some potential for additional dwellings in Merino. Considering thehigh vacancy rate, it is unlikely that there will be demand for further land to be rezoned for residentialdevelopment in the short term.

A detailed land budget has not been prepared for Merino and is considered unnecessary given that thislocation is not identified for significant future residential growth.

10.1.4 Urban Design Framework

The development vision for Merino is set out in the 2004 Urban Design Framework. It includes thefollowing key directions:

� To provide the community with initiatives that are achievable and are primarily community capacitybuilding exercises that can be undertaken by residents of Merino to create a stronger sense ofcommunity spirit and morale

� To build upon the township’s attractive setting and documented history to promote the town and itsdevelopment

� To improve the presentation of the township in terms of the appearance of vacant land


� To encourage community activities and over time investment in business to facilitate occupation ofsome of the vacant shops

� Focus on upgrading the community infrastructure currently available to local residents� Strengthen community development initiatives to ensure community infrastructure is used well, and

improves community spirit and sense of place and� Explore event based strategies, such as conducting the local league football finals carnival at the local

Merino Football ground, as a means of generating greater interest in the town and improving itseconomic viability.

10.2 Key ConstraintsThe township of Merino has experienced long term population decline which impacts on the long termvitality of the town. The township is located a considerable distance from larger towns.

10.3 Key OpportunitiesThe township of Merino has historical significance as an early Victorian inland settlement whichexperienced considerable growth in the 1850s and 1860s. The ability to attract tourists to the township is akey opportunity available.


10.4 RecommendationsThe GSFP identifies the need to review the small lots currently zoned for Farming to the east of thetownship as part of the rural zones review as identified in Figure 27..

Figure 27: Merino Recommendations


11.0 Nelson11.1 IntroductionNelson is a small town located on the Glenelg River near the South Australia border approximately 60kilometres west of Portland. Nelson is approximately halfway between Melbourne and Adelaide.

Services include electricity but no reticulated water, sewerage or gas.

Nelson is popular as a holiday retreat which offers river, ocean and national park based activities. TheGreat South West Walk passes through the lower Glenelg National Park which is popular with campersand walkers.



The township of Nelson is denoted by the Township zoning under the Glenelg Planning Scheme. Publiclandholdings to the north, east and south of the township are identified on the zoning map as Public Parkand Recreation Zone. The surrounding privately owned land is zoned Farming.

Figure 28: Nelson Zoning Map


11.1.2 Population

Census data is not available for Nelson however the permanent population is estimated to beapproximately 200 with a significant increase during peak holiday periods.

11.1.3 Land Budget

A land budget has not been prepared for Nelson and is considered unnecessary given that this location isnot identified for significant future residential growth.

11.1.4 Nelson Community Plan

The Nelson community aims to achieve more participation by local people and groups in communitydecisions and actions, resulting in a better quality of life for local residents. The Nelson Community Plan2008 aims to continue to develop the Nelson community as a wonderful place for people to live, work andundertake recreation.

The following priorities represent the range of project ideas that were reconfirmed in June 2008:

Table 13: Nelson Community Plan Priorities

No. Priority

1a Community Centre/Hub (scope and plan a bigger, more user friendly community centre)

1b Community Activities (consider the community activities that will be undertaken within the yet tobe built larger community centre)

2 Zoning Issues (review and clarify residential and rural zoning regulations, and undertakeplanning scheme amendments if necessary, and also clarify why areas of land in Nelson andsurrounding areas are deemed to be included in National Parks when there is no identifiablehabitat value)

3 Hydrological Study to Maintain Estuary Flow (CMA and Deakin Uni to keep community updatedon progress)

4 Foreshore Re-Development (Support the Foreshore Committee of Management plan toredevelop the foreshore in Nelson)

5 Road safety issues: Border to Portland including Nelson (related to concerns about theincreased number of heavy vehicles using key roads)

6 Walking/Cycling Trail from Beach Road to Estuary (develop consistent and well-signed walkingtrail to increase safety and provide a scenic off-road route for tourists)

7 Town Entrances/Signage (design and develop new town entrance signage or treatments thatare uniform and consistent with the beauty of the town).


11.2 Key ConstraintsThe key constraint to further development at Nelson is the lack of infrastructure such as sewer and water.The town has been identified in the Victorian Coastal Strategy as having low growth capacity with furthergrowth to be contained within existing zoned areas.

11.3 Key OpportunitiesNelson is experiencing development pressures due to the lack of available vacant allotments withinexisting subdivisions. This poses a threat in the future because of the Township’s high scenic quality,surrounding coastal bushland and visual prominence of areas due to the undulating terrain. Planningcontrols should guide future subdivisions to ensure the high quality visual amenity of the township andimmediate surrounds remain an asset for future generations.

In terms of protecting liveability (amenity) and the sensitive estuarine environment, it is considered from aplanning perspective that installing a reticulated sewerage system for the town would be of significantbenefit.


11.4 RecommendationsKey recommendations of the Nelson Urban Design Framework (UDF) were aimed at retaining andprotecting the township’s built form and character by doing such things as:

� Protecting long range views and ensure new development is sympathetically sited and of appropriatescale

� Retaining the compact residential to rural edge;� Retaining the compact core township services.

These recommendations are identified in Figure 29.

Figure 29: Nelson Recommendations


12.0 Cape Bridgewater12.1 IntroductionCape Bridgewater is situated nineteen kilometres south-west of Portland. The Cape is a National TrustClassified Landscape, which is surrounded by rugged volcanic land, sweeping bays, great beaches andserene lakes.

Cape Bridgewater is a tourist destination and dormitory settlement for Portland. Its scenic localenvironment offers much for tourists and residents.

The community has no reticulated water, sewerage or gas. Potable water is obtained through the use ofrainwater tanks.

Traditionally a holiday destination, there are now a number of permanent residents, leading to concernsregarding management of sewerage, access and development pressures.



Figure 30: Cape Bridgewater Zoning Map


Cape Bridgewater is in a Rural Conservation Zone. The area features three distinct subdivision patterns.The Panoramic Drive area features residential blocks over 2,000 m2 in area, while lots fronting ontoFlinders Street typically contains lots of approximately 600m2. The surrounding area features considerablylarger rural lots.

12.1.2 Population

Census data is not available for Cape Bridgewater however an analysis of aerial photography indicatesthat there are 42 dwellings and 25 undeveloped land parcels in the town in 2008.

12.1.3 Land budget

A land budget has not been prepared for Cape Bridgewater and is considered unnecessary given that thislocation is not identified for significant future residential growth.

12.1.4 Community Plan

A community plan has not been prepared for Cape Bridgewater.

12.2 Key Constraints12.2.1 Wastewater management

Wastewater management is a serious concern in Cape Bridgewater, due to the potential impact ongroundwater quality. Many of the smaller lots within Cape Bridgewater are considered unable toappropriately dispose of effluent on site due to the highly permeable soils. The Wastewater ManagementPlan recommends that consideration be given to the construction of a Common Effluent Drainage systemto ensure appropriate disposal of effluent from some of the smaller lots fronting the foreshore / FlindersStreet area and that trench systems in Panoramic Drive use dosing pumps.

12.2.2 Access

There is only one road access into and out of Cape Bridgewater which is of concern given wildfire risk or inthe case of a high tide impacting upon the main access road.

12.3 Key OpportunitiesThe Victorian Coastal Strategy does not recognise Cape Bridgewater as a settlement; therefore it isconsidered that there is no opportunity for further residential development beyond that on small lotsalready created for this purpose (Panoramic Drive, Flinders Street). Any development occurring in thislocation needs to be responsive to the environmental issues of the area, such as the need to protect thelandscape and potential vulnerability to climate change.


12.4 RecommendationsA key issue for the GSFP is to provide clear demarcation between the smaller residential lots at CapeBridgewater and the larger rural lots in the surrounding area. The recommendations for Bridgewater areidentified in Figure 31.

Figure 31: Cape Bridgewater Recommendations


13.0 Tyrendarra13.1 IntroductionTyrendarra is a small community south of Heywood, on the Fitzroy River. It consists of approximately 40small lots, occupied by about 10 dwellings. There are 26 vacant small lots. Overall, including nearby farmlots, there are approximately 20 dwellings.


13.1.1 Glenelg Planning SchemeTyrendarra is currently covered by a Farming Zone under the Glenelg Planning Scheme. Submissionshave been made to include it in an urban zoning.

Figure 32: Tyrendarra Zoning Map


13.1.2 Population

There is no population data available for Tyrendarra. An analysis of aerial photography indicates that thereare approximately 10 dwellings located on the smaller lots.

13.1.3 Land Budget

A land budget has not been prepared for Tyrendarra and is considered unnecessary given that thislocation is not identified for significant future residential growth.


A community plan has not been prepared for Tyrendarra.

13.2 Key ConstraintsA number of significant constraints apply to land in Tyrendarra, including the following:

� The township is in the middle of the National Heritage listed Tyrendarra Lava flow, one of the mostsignificant Aboriginal Cultural Heritage sites in Australia

� Biodiversity issues related to the special ecology of the lava flow� Tyrendarra is not identified as a settlement in the Victorian Coastal Strategy, indicating that there is no

significant growth identified for this location.� The land around the township is subject to flooding on three sides and accurate flood boundaries are

yet to be determined.� The need to consider the application of a suite of overlays (e.g. Environmental Significance Overlays,

Significant Landscape Overlays, Wildfire Management Overlays, Heritage Overlays and FloodingOverlays).

For the reasons outlined above it may be more appropriate to apply the Rural Living Zone to the small lotsat Tyrendarra as opposed to a residential zoning such as the Township Zone.

13.3 Key OpportunitiesIt is considered that there is little opportunity for residential growth at Tyrendarra however, there is somemerit in recognising the small lots at Tyrendarra in the Glenelg Planning Scheme through a zoning otherthan Farming Zone which is not reflective of their use.


13.4 RecommendationsFigure 33 identifies the recommendation for Tyrendarra arising from the GSFP.

Figure 33: Tyrendarra Recommendations


14.0 Narrawong14.1 IntroductionNarrawong is a coastal settlement situated on the mouth of the Surrey River. It is approximately 18kilometres east of Portland. The community mostly consists of retirees and holiday homeowners.Narrawong is located in an area of very high landscape significance, and the State Coastal SpacesLandscape Assessment recommends protection of the area through a significant landscape overlay (SLO).



The township of Narrawong is bisected by the Princes Hwy and the small lots within the town are zonedTownship. The primary dunes and foreshore area to the south of the township are included in the PublicPark and Recreation Zone. Rural areas immediately surrounding the town to the north, east and west arepredominantly zoned Rural Living with some Farming zoned land and Rural Conservation Zone.

Figure 34: Narrawong Zoning Map

14.1.2 Population

The population of Narrawong was 179 at the most recent census conducted in 2006. Long term populationtrends are not available for Narrawong with census data only available for 2001 and 2006. The populationhas remained stable between 2001 when it was 175 and 2006.

14.1.3 Land Budget

A land budget has not been prepared for Narrawong and is considered unnecessary given that thislocation is not identified for significant future residential growth.


A community plan has not been prepared for Narrawong.


14.2 Key ConstraintsThe settlement is within the area specified by the Victorian Coastal Strategy as potentially being at riskfrom changed coastal processes. This means that any potential planning scheme amendment must bebased on long term risk management, taking into account sea level rise of at least 0.8m by 2100.

Constraints to development in Narrawong include:

� Location in a flood plain and the risk of inundation during flooding events (Refer Figure 35)� Groundwater quality, particularly issues of salinity� Effluent disposal, with septic tank trench systems deemed to be unsustainable in the long term due to

highly permeable soils� The need to protect landscape values, which will require restrictions on development location and

type.

Figure 35: Modelling of a 1 in 10 year flood event in Narrawong

14.3 Key OpportunitiesThe coastal location of Narrawong and its location on the Princes Highway provide considerable exposureto Narrawong to enable it to attract a considerable number of tourists.


14.4 RecommendationsFigure 36 identifies the key recommendations for Narrawong arising from the GSFP.

Figure 36: Narrawong Recommendations


15.0 Rural Areas15.1 Introduction

There a significant number of issues and matters that need to be addressed in relation to rural land useand development within the Shire. These include:

� The need for a Strategic Framework within the Planning Scheme to address loss of productiveagricultural land to rural residential/living style developments

� The inappropriate application of a 2 hectare minimum lot size to the Rural Conservation 2 Zone,thereby creating a de facto rural living zone

� Uncertainty in regards to the Shire’s role and enforcement of the Code of Practice of TimberProduction

� Increased use of land for timber production versus traditional food and fibre production� The capability of rural land within the Shire to cater for a variety of agricultural land uses and also its

location� Possible implementation of requirements for whole farm plans to be submitted to Council for

consideration� Utilisation of water supplies for irrigation purposes� The impact of climate change on the way rural land will be used and developed in the future.



The majority of the rural areas of the Shire are zoned Farming with considerable tracts of public land zonedPublic Conservation and Resource Zone (State Forests) and Public Park and Recreation Zone (NationalParks). Significant areas of land are also zoned Rural Conservation in the south of the Shire and RuralLiving on the periphery of Portland and Narrawong as indicated in Figure 35.

Figure 37: Rural Areas Zoning Map


15.1.2 Population

A significant decline was experienced in the population of the rural areas of the Shire between 1998 and2001, the population between 2001 and 2006 is relatively steady. This is illustrated in Figure 36.

Figure 38: Rural Areas Population


15.2 Key constraintsAgricultural land uses are the predominant land uses in the rural areas of the Shire. The productivity of therural areas of the Shire is impacted upon by climate conditions, with climate change a considerable issuethat needs to be factored into future rural planning.

15.3 Key OpportunitiesOpportunities for the rural areas of the Shire including the upcoming commencement of harvesting of bluegum plantations in the Shire which will generate employment including associated with transport and anyprocessing of the plantation timber that occurs within the Shire.

Climate change is also considered to be an opportunity for the Shire as changed climatic conditions maybe of benefit to some agricultural practices, particularly given that the region is likely to be less impactedupon than other regions in Victoria.


15.4 RecommendationsThe GSFP identifies the need to review the current Local Planning Policy Framework including arestructure and format of the MSS and introducing new local planning policies into the framework inrelation to:

� Agricultural Production, focussing on rural land use, rural subdivision and housing� Excision of dwellings in the Farming Zone� Encouraging the preparation of Whole Farm Plans� Adaptation to climate change� The appropriateness of the Rural Conservation 2 Zone in some areas


16.0 Opportunities to enhance liveability in the ShireThere are many opportunities to plan to improve the way of life for the community of the Shire.Responding to demographic change, climate change and economic development will require a wide rangeof responses by Council. Key issues to enhance liveability in the Shire are identified in this section of theGSFP.

16.1 Develop Portland’s profile as a retirement destinationThere is considerable potential to develop Portland’s profile as an attractive retirement and semi-retirementdestination given the coastal setting and range of services available. This would have numerous benefitsfor both existing and new residents including:

� increasing the catchment for health services� increased economic activity associated with dwelling and retirement village construction� more customers for retailers� improved services and a better quality of life for retirees able to take advantage of lower housing

prices� the community may have a wider pool of skilled retirees and part-time workers to draw on for skilled

labour and volunteer activity.

16.2 Develop more accommodationAn opportunity exists to develop more short-term accommodation, both for tourists and to accommodateshort term residents employed on major projects. Being able to house workers during construction periodsor major maintenance activities will enhance the attractiveness of Glenelg for various types ofdevelopments (for example, renewable energy projects), and will reduce disruptions for local residents.

In the not too distant future it is possible that there will be several major projects such as the expansion ofthe blue gum chip handling facilities at the Port of Portland ($50M dollar project), construction of the OriginEnergy Mortlake gas fired power station and the Santos Orford gas fired power stations (approximately$2BN).

There are also opportunities to develop permanent accommodation in various towns around the Shire toaccommodate the blue gum harvest workforce. Housing demand from these workers may provide thecatalyst for many of the township improvements discussed in the various Community Plans.

16.3 Education sector opportunitiesPotential exists to partner with tertiary education providers to improve the availability of post-secondaryeducation and training in the Shire. Tertiary institutions may be encouraged to link with current andemerging areas of specialty within the local economy (e.g. maritime industry, timber processing andrenewable energy research and development). Training for the retail and tourism sectors to support theexpansion of eco-tourism and cultural tourism related to the ecological, scientific and cultural assets of theregion is another opportunity. There may be further opportunities to develop educational opportunitiesassociated with the development of the Council operated airport.

An integrated strategy that covers all levels of education from early childhood to tertiary studies should bedeveloped. This should be undertaken on a co-operative basis utilising all available resources across thecommunity. Council could take leadership on this issue by initiating development of a Shire EducationStrategy.


16.4 Community development activitiesThe Community Planning process that has been undertaken for many of the towns in the Shire hasidentified numerous opportunities for various community development activities at the local and Shire-widescale. The desire to increase social and cultural activities and enhance the attractiveness of the varioussettlements for residents and visitors is common to all of the Community Plans.

16.5 Develop tourism opportunitiesThe designation of Kanawinka Global Geopark and Budj Bim National Heritage Landscapes create aunique opportunity to develop an individual and unique tourism offering based on the region’s natural andcultural heritage. This could enhance both the tourism sector and the local community’s understanding ofthe value of their location. Investment in improving accessibility at key tourism sites for both visitors andresidents, and increasing the number of events throughout the year to attract visitors, will build the tourismindustry and attract new residents to the Shire.

16.6 Leveraging existing industriesThe opportunity exists to leverage off existing industries and the development of the rail link and airport tobroaden the employment base in the Shire. This may have a snowball effect, increasing diversity andhence economic resilience

The further development of the airport may provide opportunities to broaden the uses of this facility, forexample for increased tourism use.

Existing industries where opportunities may exist to create further employment include the timber industry,renewable energy industry and the fishing industry.

16.7 Implement Urban Design FrameworksUrban design frameworks have been prepared for a number of towns in the Shire, however not for thePortland CBD and Casterton. It is recommended that urban design frameworks should be prepared for thePortland CBD and Casterton, particularly given the heritage values of these locations. Therecommendations of the urban design frameworks need to be implemented for all of the townships in themunicipality to improve urban design treatments, particularly in historic precincts.

16.8 Provide direction and clarity through planning schemeA key role of the GSFP is to provide clear direction regarding future land use and development within theShire to provide certainty for investment. The implementation of the recommendations of the GSFP in theGlenelg Planning Scheme will take some time, however in the interim the GSFP will provide clarityregarding the direction in which Council is heading. The GSFP will lead to the development of improvedplanning policies and the application of appropriate zones and overlays to reflect these policies.


17.0 ConclusionsThe GSFP provides a framework for future land use and development in the Shire and identifiesopportunities and constraints affecting the Shire. The GSFP brings together the findings of numerousstudies undertaken over the last five years. These studies provide Council with a thorough understandingof many of the issues affecting the Shire, However there are still gaps in knowledge such as those relatingto the issue of active coastal erosion and climate change.

The recommendations of the GSFP have taken into account feedback received from the local communityregarding what the document should address and also advice provided by relevant stakeholders includingservicing authorities.

The GSFP will provide the basis for significant amendments to the Glenelg Planning Scheme which willresult in a considerably improved planning scheme that will provide the basis for sound decision making.Other Council policies will need to take into account the recommendations of the GSFP to ensureconsistency is achieved.

Importantly, the GSFP is designed to provide clear direction regarding future land use and developmentwithin the Shire to provide certainty for investment. The implementation of the recommendations of theGSFP in the Glenelg Planning Scheme will take some time, however in the interim the GSFP will provideclarity regarding the direction in which Council is heading.

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