21.07 MANAGING URBAN GROWTH AND...

MOORABOOL PLANNING SCHEME

MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.07 PAGE 1 OF 19

21.07 MANAGING URBAN GROWTH AND DEVELOPMENT

21.07-1 Overview

Managing future urban growth is a key strategic issue in the Shire. Planning must identifygrowth areas, the staging of future development and a suitable mix of residential densities.Consideration must be given to infrastructure capacities, land capability, protection oflandscape and environmental features, and maintaining the urban form and character ofsettlements. Planning must recognise that there is a wide range of physical andenvironmental constraints to urban growth particularly in relation to resource managementand environmental values. Planning will need to establish the upper limit in terms ofpopulation size for various communities and the physical limit to the area that towns canoccupy.

It is expected that the majority of population growth will continue to occur in the easternpart of the Shire in Bacchus Marsh and Ballan. The existing supply of residential land inBacchus Marsh that is serviced, or can be serviced can theoretically accommodate theexpected residential demand over the next 10 years based on up to 200 new houses peryear. However, market demands and consumer preferences have changed and the areas setaside for residential development do not necessarily meet projected future demands interms of location, aspect and lot size. The residential areas of Bacchus Marsh include anumber of lower density residential areas. The future planning of these low densityresidential areas, the relevant zoning and the future provision of sewerage (where this iscurrently not provided) are important planning considerations. The density of futureresidential development and the integration of such development with other urbandevelopment will be under continuing review by Council.

Council will endeavour to ensure that future residential development in the Shire is at ahigh standard, provides diversity of choice and meets a range of lifestyle, communitydemographic needs. The community and road infrastructure in a number of towns andsettlements in the Shire and particularly in Bacchus Marsh have limited capacity withoutfurther upgrading and additional maintenance. Growth in the urban rate base is critical tosupport upgrading of infrastructure

The Shire will undertake a review of the residential development in Bacchus Marsh whichis to be completed in 2000 in order to determine the appropriate scale and form of futureresidential development. The results of that review may initiate proposals to change thezoning, development and density provisions associated with low density residentialdevelopment areas.

Why is it important?

The Council’s strategy is to promote and support the highest possible quality ofresidential development.

Environmental and lifestyle qualities throughout the Shire will be compromised ifpopulation and urban growth is not managed and monitored. The character of theShire’s towns needs to be protected. The existing character of the Shire’s urban areas isdefined by compact town centres, significant landscape views, heritage streetscapes andsites, and rural landscape and bushland settings.

Changing population demographics are creating demands for a range of services andfacilities in the Shire’s towns, particularly Bacchus Marsh and Ballan.

Significant retail expenditure occurs outside of the Shire.

The Shire’s small settlements have a high standard of amenity that is a product of theirsize, form, design and rural location. However, there is wide variation in the age andcapacity of their community facilities, some are underfilled and others need upgrading.Demand for land in some of these communities exceeds the available supply where the

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town is reliant on septic tanks. The provision of sewerage to a number of towns wouldenable lots within the township to be developed

Some villages and rural residential developments are located in areas of high or severefire risk. Limited capacity of road networks and water systems makes both escape andfire-fighting difficult.

Development pressures at the edge of townships have the potential to impact on theproductive capacity of agricultural areas.

Maintenance of high quality residential environments is integral to the quality of life ofShire residents.

Effluent disposal and drainage problems exist within inappropriate subdivisions intownships such as Blackwood, Myrniong and Gordon

Provision of areas of linear open space along creeks and watercourses improve thefunction and recreation amenity of urban areas and provide links between communityfacilities such as schools and established open space areas.

What do we want to achieve?

The Moorabool Shire Settlement Strategy seeks to achieve the distribution of urban andparticularly residential growth in and around the Shire’s towns and settlements.

The communities, settlements and towns embraced by Moorabool Shire have a very strongrural character. There is an overwhelming desire by the traditional, and by the more recentpopulation, to maintain that character and feel. While there has been considerablepopulation growth in the Shire over the last two decades and further population increase isprojected, there is widespread support to ensure that such growth is not at the expense ofthe qualities of the rural setting and the environment, the features that long term and recentresidents value. The maintenance and continuation of agricultural land uses, and theprotection of the exceptional qualities of the Shire’s rural landscapes and physicalenvironment, are seen as major elements in ensuring the retention of the rural character.

The future approach to managing change and growth in the Shire’s urban areas and townsis supportive of the goals outlined in the Shire’s Land Use and Strategic Vision document(1997). Implementation of this vision will mean limiting the ultimate size of settlements,providing a ‘hard edge’ to urban development which will ensure that land use expectationsin those areas are understood and realised, consolidating urban development aroundexisting and planned infrastructure, ensuring a clear separation between towns and farmingactivities, giving strong attention to environmental values and providing for high qualitydesign.

The overall objectives for the Shire’s settlement strategy are to:

recognise and promote Moorabool as a place to live based on its attractive ruralfeatures, its productive agricultural base, considerable environmental features, anetwork of country towns and settlements able to support various lifestyles andresidential living environments, and the easy access to Melbourne, Ballarat andGeelong;

ensure that new urban and residential development contributes to and reinforces thecountry town scale and feel of each town and the Shire as a whole;

ensure that new urban and residential development does not compromise or lessen theenvironmental values and qualities of the Shire including water quality particularly inproclaimed catchments, the productivity of agricultural areas and the continuingoperation of agricultural industries;

provide sufficient zoned and serviced residential land to accommodate the expectedgrowth over the next ten years by utilising the existing and planned infrastructureprovision and community facilities.

To encourage a continuing improvement in the quality of new residential development.



To facilitate and assist in the provision of residential land and forms of residentialdevelopment that meets standards.

The key elements of the Moorabool Shire settlement strategy are to:

Retain and enhance the rural environmental qualities and landscapes associated with theShire’s townships (the features that have attracted new residents)

Facilitate further residential development in those locations that build on the Shire’sproximity to Melbourne, its location on the Western Highway Corridor and access toBallarat and Geelong, specifically Bacchus Marsh and Ballan and in the western sectorGordon township.

Encourage and support residential development in those localities and areas whereCouncil and the community has invested in existing infrastructure and where furthercost effective investments can be made and long term maintenance of suchinfrastructure will be low;

Encourage residential development in Bacchus Marsh and Ballan where infrastructure isalready provided and in Gordon where future infrastructure is to be provided, or inplanned areas where new development will provide all the necessary infrastructure toavoid ratepayers subsidising new development;

Progressively plan for new residential and other urban development by providing for arange of commercial, civic and community facilities to meet resident needs, populationgrowth and changing community profiles;

Provide for limited residential development in those towns without reticulated servicesproviding such development is undertaken so as not to compromise water quality inproclaimed catchment areas or to encroach on land in agricultural production;

Continue to support the provision of a reticulated sewerage system for the townships ofGordon and Blackwood. The Shire’s policy is to continue to advocate the provision ofsewerage schemes for Wallace, Bungaree and Dunnstown on the basis that such ameasure would improve water quality in the proclaimed catchments, enable lots withinthe townships to be developed, provide for population growth given the range andquality of community facilities possessed by these towns and reduce the pressure for theuse of quality farmland for residential use.

Provide for limited residential development in areas zoned Rural Living where suchdevelopment can meet the following criteria:

Provision can be made for on site effluent disposal

The overall density of residential development can meet environmental and physicalrequirements for effluent disposal and stormwater drainage

Development does not limit or restrict agricultural production

All weather access roads are provided to service lots

Provide for consideration of the development of new stand alone residentialdevelopment area to supplement Bacchus Marsh beyond a ten year planning horizon.

Strategic planning and land use and development objectives are to:

Establish an urban growth strategy for Bacchus Marsh that reflects the capacity ofexisting infrastructure, promotes efficient urban forms, does not diminish the characterof the Shire’s rural areas and urban centres, and protects important environmental,conservation and recreation values.

Concentrate future urban development in the Shire’s major urban centres and limit theexpansion of smaller less accessible communities. There is strategic value in providingfor the development of a range of township sizes and urban form within physical andamenity constraints.



Realize the potential of Ballan based on its strengths including well developedinfrastructure, industrial development capacity and increased commuting with futurerail transport improvements.

Plan for the further development of Gordon township.

Provide certainty for landowners, communities, investors and service agencies about thelocation and direction of future development areas in the Shire’s towns.

Ensure all new development is designed and located to minimise the risk to life andproperty from wildfire.

Ensure that residential and other development is not supported in those towns andsettlements where reticulated sewerage systems are not available, and onsite effluentcannot be provided for. Continue to support the provision of reticulated seweragesystems in the towns of Gordon, Blackwood, Dunnstown, Wallace and Bungaree.

Encourage energy efficient subdivisions and residential buildings.

Ensure that existing reserves of zoned residential land, including potential infilldevelopment, are substantially developed prior to rezoning any more rural land orbushland areas for urban purposes.

Encourage proposals for new extensions to residential areas to reflect existing streetpatterns and subdivision layouts and harmonise with the surrounding environment.

Ensure new growth areas and subdivisions comply with fire safety criteria and theadvice of the Country Fire Authority.

Create opportunities for a variety of residential densities and dwelling types particularlynear centres of commercial and community activities in larger towns.

Ensure the planning, density and design of new residential development is within theenvironmental and infrastructure constraints and preserves the distinctive character ofthe Shire’s various communities and individual towns and settlements.

Preserve and enhance the existing character and form of townships and villages.

Provide and locate open space areas and recreation facilities in relation to other majorland uses and ensure they are designed to be safe and easily maintained.

Develop integrated networks of paths and walkways along watercourses.

Encourage co-location of community facilities and open space areas to maximise accessand surveillance.

Achieving these objectives through the planning scheme

Implementation of the Moorabool Strategic Framework Plan through the application ofappropriate zones and overlays, and the responsible authority taking account of theobjectives in making decisions in accordance with the planning scheme.

Implementation of Township Structure Plans through Local Policies and application ofappropriate zones and overlays for Bacchus Marsh, Ballan, Gordon, Blackwood andMyrniong, and the responsible authority taking account of the objectives in makingdecisions in accordance with the planning scheme.

Apply Development Plan Overlays to expanding residential areas requiringdevelopment to consider existing density patterns, extension of existing street patterns,staging and integration between new and existing development, supply of reticulatedwater and sewerage, road access, fire prevention, and vegetation and landscapeprotection. Overlays are to be applied to some new residential areas in Bacchus Marsh.Plans for new development are to provide for a range of lot sizes including larger lotsizes for residential development.



New development proposals will be assessed on their capacity to provide for highquality lot layout which provide diversity and protect and enhance environmentalfeatures and natural resources.

Apply the Restructure Overlay to the following Crown townships: Blakeville, OldWallace Township, Elaine North and Rowsley

Application of residential zones and local policy to encourage higher residentialdensities, particularly for aged persons adjacent to town centres.

Use of residential zones and local policy to clearly define the boundaries of townshipsand to maintain their setting in a rural or bushland landscape.

By use of local policies to protect the State, regional and local significance of thelandscape, tourism, recreation and nature conservation values in and around Towns.

By inclusion of studies relating to the recreation use of public open space areas asreference documents to be considered in the determination of planning permitapplications and amendments to the planning scheme.

By ensuring a high degree of integration between the Planning Scheme and theMunicipal Fire Prevention Plan.

Further review of the planning scheme

Undertake a review of all areas zoned low density and rural living in the Shire todetermine:

The level of existing and potential residential development provided by the zoning

The level and type of market demand for such areas and type of development

The environmental and servicing conditions under which such future developmentshould proceed

The appropriate lots sizes under which development should proceed given theirenvironmental, land capability and road access constraints

The identification of any areas that should be zoned low density residential or ruralliving or should revert to a rural zone

Prepare a Residential Development Strategy for Bacchus Marsh and Ballan, andimplement through appropriate application of zones overlays and policies.

Prepare a Local Policy for the management of residential and township development inBlackwood, Barry’s Reef and Simmon’s Reef that addresses heritage, landscape,vegetation and environmental qualities and characteristics and by use of Design andDevelopment Overlay and an Environmental Significance Overlay.

Rates of urban development in the Shire’s major centres area to be monitoredconcurrently with the planning scheme review at three year intervals.

Prepare and implement a Development Contributions Plan for developing areas.

Supporting actions include:

Undertake the preparation of a rural residential and rural living strategy.

Continue support for capital works programs of infrastructure agencies to sewertownships in water catchment areas and to address the issue of future water supply.



21.07-2 Bacchus Marsh

Role and Character

Bacchus Marsh is the largest town within the Shire with a population of 11,279 persons(1996 Census). It has well-established commercial, business, industry and communityinfrastructure and is characterised by high levels of commuting and an attractive livingenvironment. It is the major urban growth centre in the Shire, but expansion is constrainedby topography, and land and mineral resources.

The Council recognises the benefits of maintaining a consolidated commercial centre inBacchus Marsh. Fragmentation of commercial centres leads to lower user convenience andtrade leakage. The relatively high commuter population also results in trade leakage. Moreconvenient, centrally located, consolidated and attractive commercial centres will assist inreducing trade leakage and enhancing the viability of the local centres.

The Bacchus Marsh town centre serves a rapidly growing community on the fringe ofmetropolitan Melbourne. It has attractive elements such as magnificent approach roads,historic buildings and a village like main street. However it is not providing a level ofservice which fulfils the needs of its target markets. Council has developed a town Centrestrategy that seeks to redress these issues.

Projected population growth will provide an opportunity for higher order retailing andservice facilities to be provided at Bacchus Marsh. The existing consolidated commercialactivity centre at Bacchus Marsh provides a sound base from which a regionallycompetitive commercial centre can be developed.

Bacchus Marsh’s character is defined by the following elements:

Township character with a strong range of commercial and business enterprises setwithin a rural landscape and highly productive agricultural areas.

Significant heritage buildings and trees including the Bacchus Marsh Avenue of Honourand Maddingley Park.

Networks of open space throughout residential areas.

Werribee and Lerderderg Rivers and associated highly productive irrigated river flats.

Strong industrial base providing local employment opportunities, particularly in thetransport and value adding agricultural industries.

Diversity and range of residential areas based on residential layout, lot design andhousing styles and types.

Objectives

To reinforce Bacchus Marsh’s regional role as a regional centre for employment,shopping, tourism, industry, business and cultural services.

To recognise the role of the township as a commuter centre for employment inmetropolitan Melbourne.

To provide clear township boundary definition for future population and urban growth.

To recognise that growth and demographic changes creates demand for wider housingchoice, urban consolidation and infill of vacant land and the need for a diverse range ofcommunity facilities.

To protect the urban and landscape elements that contribute to the township’s ruralcharacter and image.

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To recognise the economic importance of mineral and extractive materials located in therural areas around the township and provide for protection of these resources.

To provide for the viable and sustainable development of the commercial centre ofBacchus Marsh.

To ensure that the commercial centre of Bacchus Marsh provides residents and visitorswith a comprehensive range of goods and services.

To improve the provision of commercial services and retail mix within the town centre.

To improve the visual and physical appearance of Main Street, Bacchus Marsh throughthe application of Urban Design Framework October, 1999.

To improve the road and car-parking infrastructure within the commercial centre.

Development Constraints

Expansion at the western and northern areas is restricted by significant ridgelines andsteep slopes;

Expansion to the east is restricted by highly productive agricultural land in the WerribeeRiver flats; and,

Expansion to the south is restricted by the Maddingley Brown Coal Mine and coalreserves.

Many areas zoned residential do not justify or warrant the expenditure of developmentfunds to enable them to be serviced. Further, information available to Council indicatesthat many of the vacant serviced lots have been located or developed in a format whichis not attractive to the residential market.

Planning principles

In order to achieve the overall settlement strategy goals and aims a physical limit will needto be set for the Bacchus Marsh urban area in terms of the area that can contain residentialdevelopment. Insufficient study has been undertaken to determine that figure. It isproposed that a limit will be set based on the Residential Strategy that is to be undertaken.Setting this limit will provide a general figure in terms of the number of residential lots thatcan be developed and the future maximum population of Bacchus Marsh. This provisionneeds to be related to a clearer understanding of the existing supply of residential land. It isproposed that Council will set indicative population figures for each of the Shire’s majortowns and settlements.

The location, form and design of new development in the township shall be consistent withand respond to the Bacchus Marsh Township Structure Plan and the Urban DesignFramework for Bacchus Marsh 1999.

Conventional residential development with opportunities for medium density developmentwill be supported in and around those areas of Bacchus Marsh zoned residential includingland between the Werribee River and Western Freeway. Generally lower density residentialdevelopment will be supported north of the Western Freeway at Darley.

When considering new residential development and further expansion, Council willrecognise the following matters:

Existing reserves of zoned residential land, including potential in-fill developmentareas;

Findings and recommendations from the Residential Land Supply and Market DemandReview (to be completed during 2000);

Industrial development areas will be encouraged generally south of the Werribee Riverincluding land on the east side of the Geelong-Bacchus Marsh Road at Parwan South and



where such areas are capable of being serviced by infrastructure including sealed accessroads.

New commercial development in Bacchus Marsh shall be in accordance with “BacchusMarsh Town Centre Urban Design Framework” October 1999.

New commercial use and development will be encouraged to locate within the town centre.

Commercial use and development along roads leading into the town centre will bediscouraged.

Use of existing vacant shops in the town centre will be preferred to construction of newbuildings on the fringe of the town centre.

Further research

It is essential for the future residential development strategy for Bacchus Marsh that furtherstrategic and land use planning research is undertaken. To address this situation Councilwill:

Conduct a residential land supply and market demand review to be completed by nolater than mid 2000. The review will address the following matters:

Prepare a fully accurate profile on what lots are available for development and theirapplicability to market demand.

Identify the opportunities and constraints for development of zoned residential land.

Determine the most appropriate form and nature of future residential developmentparticularly on the fringe of the zoned residential area bearing in mind the constraintsand limitations associated with:

land adjoining the horticultural areas;

the servicing of land;

the provision of community facilities;

the topography and landscape features surrounding urban Bacchus Marsh.

The form, type and density of residential development;

The extent of residential development given servicing constraints and the capacity ofthe road infrastructure and the provision of community facilities;

The boundary between residential land and the irrigated horticulture area;

The ultimate population size of Bacchus Marsh;

The physical extent of Bacchus Marsh’s residential development given thecommunity desire to embody the concept of a ‘country town’ feel.

Implement the adopted recommendations from the review by amendments to theplanning scheme.

Reference documents

Bacchus Marsh Urban Design Framework, Macroplan October, 1999.



Bacchus Marsh Structure Plan



21.07-3 Ballan Township

Role and Character

Ballan is a significant town within the Shire with a population of 1414 persons (1996Census). It performs the role of providing daily and weekly needs of the residentpopulation. The township also is defined through its role as a commuter town with manyresidents travelling to Ballarat, Bacchus Marsh or Melbourne for work. An industrial estate,local businesses and retail and wholesale trade provide local employment.

Ballan’s character is defined by the following elements:

Township setting within the Moorabool River environs and surrounding open rurallandscape.

Boundaries naturally defined by the river catchment, rail line to the south and WesternFreeway to the north.

Strong heritage streetscape appearance in the commercial centre.

An existing and largely developed rural residential area between the town and theWestern Freeway.

Range of health and community facilities including a hospital, maternal and child healthcentre, kindergarten, state and catholic primary schools and recreational areas includingthe golf course.

The Council recognises the benefits of maintaining a consolidated commercial centre inBallan. Fragmentation of commercial centres leads to lower user convenience and tradeleakage. The relatively high commuter population also results in trade leakage. Moreconvenient, centrally located, consolidated and attractive commercial centres will assist inreducing trade leakage and enhancing the viability of the local centres.

Projected population growth at Ballan will provide an opportunity for improved localconvenience retailing and service facilities that address the day to day needs of a localcatchment population.

Objectives

To realise the residential development potential of Ballan based on its strengthsincluding established infrastructure and industrial base.

To recognise the role of the township as a commuter centre for employment in Ballarat,Bacchus Marsh and metropolitan Melbourne.

To provide a clear township boundary definition for future population and urbangrowth.

To recognise that growth and demographic changes creates demand for wider housingchoice, urban consolidation and infill of vacant land and the need for a diverse range ofcommunity facilities.


To provide for the viable and sustainable development of the commercial centre ofBallan.

To ensure that the commercial centre of Ballan provides residents and visitors with acomprehensive range of good and services.

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The location, form and design of new development in the township is to be consistent withand respond to the Ballan Township Structure Plan and the Moorabool Shire Land Use andDevelopment Strategy 1997.

Use and development of land in the township and environs that utilises existing andplanned infrastructure and community facilities and adds to the open landscape and urbancharacter of the township will be supported.

Existing reserves of zoned residential land, including potential in-fill development areas, issubstantially developed prior to rezoning more land for urban or rural residential purposes.

The town centre shall retain its existing compact form and core, and new commercial useand development will be encouraged to locate within the town centre.

New commercial use and development be compatible with existing amenity andstreetscape.

Development of increased local level convenience retail facilities will be supported in thetown centre.

Use of existing vacant shops in the town centre will be preferred to construction of newbuildings on the fringe of the town centre.



Ballan Structure Plan



21.07-4 Gordon Township

Role and Character

Gordon is a smaller town within the Shire with a population of 378 persons (1996 Census).Town layout is characterised by two residential areas including a closely settled central areaand areas outside this core comprising larger more dispersed lots. Sewerage reticulation isplanned for the town in the short term that will provide opportunities for residential growth.

Gordon’s character is defined by the following elements:

Township location in the She Oaks catchment.

Attractive landscape setting including undulating terrain, central creek and significantstands of vegetation.

Limited shops and services in the main street.

Western Freeway to the north of the township.

Objectives

To plan for the further development of Gordon township including the provision ofreticulated sewerage.

To protect water quality within the catchment.

To provide a clear township boundary definition for future population and urbangrowth.


The location, form and design of new development in the township is to be consistent withand respond to the Gordon Township Structure Plan and the Moorabool Shire Land Useand Development Strategy 1997.

Design and siting of new residential development that protects and enhances the rurallandscape character and setting of the town will be supported.

Council will support the provision of reticulated sewerage to the town and the subsequentresidential development of the town in accordance with and in response to the provision ofthis infrastructure service.

Subdivision be encouraged within the rural living corridor between Gordon and MtEgerton.

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Gordon Structure Plan



21-07.5 Blackwood, Barry’s Reef and Simmons Reef

Role and Character

The above townships provide some of the most scenic localities within Moorabool Shire,largely as a result of the native vegetation present within the townships, and thesurrounding State Forest areas. The trees provide scenic qualities to the town, and should beretained to maintain the townscape ambience and scenic attributes for which these areas arerenowned.

Development of land within these township areas needs to take into account the constraintsprovided by the site and the infrastructure and servicing requirements of any proposeddevelopment.

Blackwood functions as a village where day to day services are met, supported by tourism,commuting and the town’s popularity as a weekend retreat. The town is located withinState forest that provides important landscape amenity and scenic qualities for residents andvisitors. The town’s settlement pattern is in part due to its historical development as agoldmining area. The area is characterised by a dispersed population base due in part toexisting crown allotment patterns, undulating terrain, historic buildings dating back to thegoldmining era, tourism and recreation uses, natural mountain forest and waterways.

Blackwood and Barry’s Reef’s character is defined by the following elements:

Residents enjoy a ‘rural retreat lifestyle’.

Significant State Forest and undulating landscape setting.

Heritage buildings and culturally significant landscapes.

Dispersed population base

Significant scenic backdrops and views.

Significant tourism and weekend-retreat market from metropolitan Melbourne andsurrounding areas.

Lack of reticulated sewerage and small lots that could threaten environmental andcatchment qualities.

Subject to threats from wildfire from surrounding forest areas.

Objectives

To protect the water quality of adjacent waterways.

To protect remnant native vegetation.

To retain the visual dominance of the bush landscape.

To ensure the future urban form is determined through assessment of the followingmatters:

Limiting expansion to the existing town edge;

Development of vacant residential lots that contribute to consolidation of theexisting township;

Rearrangement of lot boundaries that demonstrate more sustainable and beneficialuse of lots;

Assessment of new development according to a set of Development Principles;

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Protection of the environment, catchment quality, remnant native vegetation andheritage features and assets;

New development design and location that minimises risk to life and property fromwildfire; and,

Provision of sewerage services or the provision of alternative effluent disposal inBlackwood that satisfies the provisions of the Septic Tank Code of Practice.

The location, form and design of new development in Blackwood is to be consistent withand respond to the Blackwood Township Structure Plan, the Moorabool Shire Land Useand Development Strategy 1997.



Blackwood Township Structure Plan



21.07-6 Myrniong Township

Role and Character

Myrniong is a small settlement with an estimated resident population of approximately 150persons (1996 Census). The township is relatively small and comprises a hotel/motel anda historical bluestone Anglican Church. It provides a limited range of services and localconvenience needs to its resident population. The town does not have potable water supplyor reticulated sewerage services. These factors place considerable constraints on futuredevelopment potential for the town.

The town has developed in two stages – the older township alongside the main streetgenerally comprising smaller lots, and the newer part of the town occupying the ridgelineand the lower lying area north of Shuter Street. This area is characterised by larger lotsranging up to 0.8 Ha. The older part of the town contains an interesting character withroadside planting, some historic buildings and leafy service lanes. The physical positionand future form of the town is dominated by the Western Freeway and the Myrniong Creek.

Objectives

To provide a clearly defined and compact urban form and character for the town.

To protect prominent view-lines to and from the Western Freeway.

To ensure that location, form and design of new development in the township is consistentwith and responds to the Myrniong Township Structure Plan and the Moorabool Shire LandUse and Development Strategy 1997.

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Myrniong Township Structure Plan

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