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ISIS PLANNING for people and places MOORABOOL RURAL STRATEGY PLAN Prepared by Isis Planning on behalf of Moorabool Shire Council April 2009
Transcript

ISIS PLANNING for people and places

MOORABOOL RURAL STRATEGY PLAN

Prepared by Isis Planning on behalf of Moorabool Shire Council

April 2009

CONTENTS Executive Summary ................................................................................................................... 4 1. INTRODUCTION.............................................................................................................. 8 2. STUDY APPROACH AND METHODOLOGY ............................................................ 10

2.1. Appendices........................................................................................................................... 10 2.1.1. Literature Review............................................................................................. 10 2.1.2. Demographic Review....................................................................................... 10 2.1.3. Land Capability Review................................................................................... 10 2.1.4. Lot Data Sheet.................................................................................................. 11 2.1.5. Dwelling Approvals ......................................................................................... 11 2.1.6. Submission Review.......................................................................................... 11 2.1.7. VCAT decisions ............................................................................................... 11

2.2. Structure of this report ......................................................................................................... 11 3. REGIONAL CONTEXT.................................................................................................. 12 4. PLANNING POLICY CONTEXT .................................................................................. 14

4.1. State Planning Policy Framework (SPPF) ........................................................................... 14 4.2. Local Planning Policy Framework....................................................................................... 16

4.2.1. Municipal Strategic Statement ......................................................................... 16 4.2.2. Local Planning Policies.................................................................................... 18 4.2.3. Application of Zone and Overlays Controls to Rural Areas ............................ 19 4.2.4. State Government Strategies ............................................................................ 20

5. CONSULTATION ........................................................................................................... 24 5.1. Councillor workshops .......................................................................................................... 24 5.2. Community information sessions......................................................................................... 24 5.3. Council staff......................................................................................................................... 25 5.4. Water authority information sessions .................................................................................. 26 5.5. Other authority information sessions ................................................................................... 27

6. NEW RURAL ZONES .................................................................................................... 28 6.1. Farming Zone....................................................................................................................... 29 6.2. Rural Activity Zone ............................................................................................................. 30 6.3. Rural Living Zone................................................................................................................ 30 6.4. Rural Conservation Zone ..................................................................................................... 31

7. WATER AUTHORITY POLICY.................................................................................... 32 8. EXISTING RURAL LOT CHARACTERISTICS........................................................... 33 9. RURAL LAND USE TRENDS AND ISSUES ............................................................... 35

9.1. The rural economy ............................................................................................................... 35 9.2. Land Capability.................................................................................................................... 35 9.3. Rural interface issues ........................................................................................................... 37 9.4. Rural subdivision and rural living........................................................................................ 37 9.5. The environment .................................................................................................................. 37 9.6. Key Rural Land Use Issues and Rural Strategy Plan Principles: A Summary .................... 41 9.7. Sustainable Rural Planning - Key Principles ....................................................................... 42

10. THE RURAL STRATEGY PLAN .............................................................................. 44 10.1. Catchment planning ............................................................................................................. 44 10.2. Land Use .............................................................................................................................. 44 10.3. Existing Policies and Strategies ........................................................................................... 44 10.4. Agriculture ........................................................................................................................... 44 10.5. Bio-Physical Characteristics ................................................................................................ 45 10.6. Rural Policy Area Assessment............................................................................................. 47 10.7. Rural Living......................................................................................................................... 53

Moorabool Rural Strategy Plan Report, November 2008 Prepared by Isis Planning

10.8. Other precincts ..................................................................................................................... 61

10.8.1. Navigators ........................................................................................................ 62 10.8.2. Cameron’s Road............................................................................................... 63 10.8.3. Rural Conservation Precincts ........................................................................... 64 10.8.4. Horticultural Land along the Bacchus Marsh Avenue of Honour ................... 67 10.8.5. Grow West........................................................................................................ 68 10.8.6. Planning for Water Catchments ....................................................................... 69 10.8.7. Isolated Non Rural Uses................................................................................... 70

10.9. INTERFACE MUNCIPALITIES........................................................................................ 71 11. LOCAL PLANNING POLICY FRAMEWORK........................................................ 74

11.1 Municipal Strategic Framework........................................................................................... 74 11.2 Local Planning Policies........................................................................................................ 74

12 SUMMARY OF RECOMMENDATIONS ................................................................. 75 12.1 Zones.................................................................................................................................... 75 12.2 Overlays ............................................................................................................................... 77 12.3 Summary of Submission Recommendations ....................................................................... 77 12.4 Isolated Non Rural Uses ...................................................................................................... 77

APPENDICES………………………………………………………………………………... 76 Appendix A Project Brief Appendix B Literature Review Appendix C Water Authority Policy Appendix D Demographic Review Appendix E Land Capability Review Appendix F Lot Data Sheet Appendix G Dwelling Approvals Appendix H Submission Review Appendix I VCAT decisions review LIST OF TABLES

Moorabool Rural Strategy Plan Report, November 2008 Prepared by Isis Planning

Table Description Page 1 Current Zone Controls 15 2 Community Consultation Outcomes 20 3 All Dwelling Approvals 2001-2006 29 4 Rural Dwellings – Current Status 29 5 CMA issues 34 6 Policy and Precincts Areas 41 7 Regional Policy Area Assessment 44 8 All Rural Living Areas 50 9 Ballan Rural Living Precinct 50 10 Bacchus Marsh Rural Living 51 11 Gordon/Mt Egerton Rural Living 53 12 Greendale Rural Living 54 13 Lal Lal Rural Living 55 14 Myrniong Rural Living 56 15 Yendon Rural Living 57 16 Navigators 58 17 Cameron’s Road 59 18 Rural Conservation Precincts 61 19 Control comparison 64 20 Land uses included under Agriculture 65 21 Proposed controls for non rural land uses 66 22 Interface Analysis 67 23 Zone/Overlay recommendation summary 70 24 Assessment of submissions 72 25 Proposed controls for non rural land uses 73

Executive Summary Moorabool Shire Council has prepared this Rural Strategy Plan (RSP) to assist in updating rural land strategies in its new MSS and respond strategically to the new suite of rural zones. A number of reports have provided the base information that supports the new Rural Strategy Plan. The translation of these technical documents into a land use planning strategy and policy is a key outcome of the RSP. The new RSP is firmly based on land capability. The proximity of Moorabool to Melbourne and Ballarat has placed increased pressure on rural areas for non rural land uses such as rural living, yet agriculture still provides the basis to the local economy. Moorabool will always be a rural municipality that supports a vibrant and growing population based on the three key towns of Bacchus Marsh, Ballan and Gordon. There are a number of key issues the RSP has addressed such as: • The protection of valuable agricultural land for agriculture; • The management of use and development in open proclaimed water catchment areas; • The management of environmental constraints such as the erosion and salinity and areas of poor

drainage; • The protection of native vegetation on private land; and • The management of existing rural living areas. A number of key principles have been developed to address these issues and guide the development of the RSP. The RSP is based on 4 rural policy areas (Lal Lal, Central, Balliang and Lerdergerg) and a number of smaller precincts that have been analysed on the basis of their own characteristics. The Farming Zone (and the current ESO1) has been retained over the vast majority of the rural areas. A selective application of the Rural Conservation Zone to areas that are restricted in their agriculture use, are proximate to crown land reserves and parks, contains significant stands of native vegetation or high conservation significance, have environmental constraints such as erosion and salinity (Grow West) or water quality issues. The Rural Activity Zone is proposed for the Korweinguboora corridor that leads to Daylesford and the Spa Country to reflect its tourism potential and the Navigators area to promote innovative new forms of agriculture. The strategy for rural living areas is to promote substantial infill to address the current over supply of land and restrict the extension of these areas in water catchment areas. A substantial planning scheme amendment would be required to implement the Rural Strategy Plan in the Moorabool Planning Scheme. It is recommended this be undertaken as a single amendment and not in stages. Depending on the timing the EVC mapping project, it may appropriate to introduce the new overlays in this amendment also. Summary of Recommendations

Moorabool Rural Strategy Plan, April 2009 Page 4 Prepared by Isis Planning

Section of Report Recommendation 9.6 Rural Policy Area Assessment

Retain all existing Farming Zone land in the FZ except for any identified in the rural areas and precincts assessment

Rezone land that has significant stands of remnant vegetation at the Wombat and Lerderderg forest interfaces to Rural Conservation Zone.

Rezone the Grow West project area to Rural Conservation Zone to reflect and support the objectives of this project

Retain the 100 hectare minimum subdivision size in the Farming Zone for land within

Moorabool Rural Strategy Plan, April 2009 Page 5 Prepared by Isis Planning

Land Classes 3, 4 and 5 and for land that is adjacent to and shares a common boundary with National, State or Regional Parks

Introduce a 40 hectare minimum subdivision size in the Farming Zone for Land Classes 1 and 2 except for:

o The horticultural areas around Bacchus Marsh where the minimum subdivision lot size with remain as 15 hectares

o The potato growing areas around Clarkes Hill where a minimum subdivision lot size of 30 hectares is proposed

Retain the 40 hectare minimum lot size for a dwelling Retain the Rural Living Zone to reflect existing rural living areas and retain the 6 hectare

subdivision minimum lot size Retain all Rural Conservation zoned land except for those identified in the precinct

assessments Rezone land at Mount Doran to the Rural Conservation Zone that is heavily vegetated as

a corridor link between the two areas of the Lal Lal State Park Rezone parts of The Tableland and Morrisons to the Rural Conservation Zone in

recognition of the steep topography and proximity to Lal Lal State Park Rezone land south of Beremboke to Rural Conservation Zone in recognition of

vegetation on private land and the role it plays as a link between Brisbane Ranges NP and Steiglitz Historic Park

Council to continue further discussions with the Corangamite CMA to determine the extent of new overlay controls that are identified in its Land Resource Assessment and its own biodiversity mapping

That Council liaise further with Central Highlands Water to determine the suitability of land zoned either Rural Living or Township given the environmental constraints (ie flooding, poor drainage)

Extend Township boundary for Wallace, Bungaree and Dunnstown to reflect existing development; particularly-

o Wallace – rezone Rural Living area to Township Zone and consider the potential of land north of the Freeway interchange an employment node (subject to further investigation).

9.7 Rural Living Ballan

That the existing rural living areas be retained.

Once the rezoning of Area 4 (north west) for residential purposes has been completed Council review the demand and supply of rural living and residential lots for Ballan.

Consideration be given to the rezoning of the industrial estate to Industrial 1 or 3.

For the land south of the railway line and bound by Geelong-Ballan Road, north of Gillespies Lane and the Industrial 2 Zone investigate pedestrian linkage opportunities, flooding issues and buffers to industrial land for township expansion to the south.

Bacchus Marsh

That Council completes a full review of the environmental constraints of the rural zoned land east of Long Forest Road to determine its suitability for rural living purposes.

That Council rezones the existing rural living area along Gisborne Road to Rural Conservation and increase the minimum subdivision lot size to 6 hectares and apply a Development Plan Overlay that implements sustainability principles for rural living and clearly defines the infrastructure requirements.

That Council (and landowners) investigate the potential of the Cameron’s road area for rural living purposes.

Gordon/Mt Egerton

That Council retains the area within the Rural Living Zone with a minimum subdivision size of 6 hectares.

That Council only considers extending the rural living zone when land supply is less than 10 years.

That Council rezones the north east sector and the areas further north to the forest interface that has significant vegetation to Rural Conservation Zone.

Greendale

That Council retains the existing extent of the Rural Living Zone and minimum subdivision lot size.

That Council rezone the larger blocks in the northern part of Greendale to Rural Conservation Zone.

Lal Lal

That Council rezone the land at Eaglesons Road to Rural Living retains the existing Rural Living Zone with a minimum subdivision lot size of 6 hectares.

Myrniong

That Council retains the Rural Living Zones in and around Myrniong except for the small cluster of lots on north side of Old Western Highway be rezoned to Rural Living.

Yendon

That Council retains the existing rural living zone and not consider an extension of the area until a substantial take up of lots has occurred.

That Council review the extent of the Township Zone and the occurrence of areas of flooding/poor drainage and determine a more appropriate zone.

9.8.1 Navigators That Council rezone the area to the Rural Activity Zone with a minimum subdivision lot size of 10 hectares

9.8.2 Bacchus Marsh Avenue of Honour

That Council retain the horticultural areas in the Farming Zone with the same schedule requirements.

That Council develop a local planning policy which represents the outcomes of the current landscape review and discourages the subdivision of the farm gate uses from the larger land that is used for horticulture and address interface issues with the urban areas of Bacchus Marsh

10.8.2 Cameron’s Road That the Cameron’s Road area be further investigated for its potential for rural living. That the northern portion of Cameron’s Road be rezoned to Rural Conservation.

10.8.3 Rural Conservation Zone

That a statement of significance be developed for all existing RCZ areas, including Dales Creek, Barkstead, Barry’s Reef and Blakeville.

That Bullarto South and Newbury be rezoned Farming zone with a 100ha subdivision minimum.

That the current schedule subdivision lot size minima be translated to the new RCZ schedule with the exception of Dales Creek (proposed 6ha).

That Bences Road be retained as Rural Conservation Zone with schedule requirements the same as the existing controls. A separate amendment should be prepared to introduce the new Local Structure Plan and proposed Development Plan arising from the Bences Road LSP.

That the Korweinguboora corridor be rezoned Rural Activity Zone with schedule requirements the same as existing controls.

10.8.5 Grow West That Council rezone the Grow West project area from Farming Zone to Rural Conservation Zone, identify it on the new rural framework plan and use the ESO for the corridor north of the Western Highway.

10.10.1 Municipal Strategic Statement

Introduce a Rural Areas Strategic Framework Plan in clause 21.01 that details the rural areas and precincts and rural living areas.

Update statistics with 2006 Census data, including information from DPI on agricultural production.

Enhance the statements contained in the MSS (clause 21.04) consistent with the key sustainability principles and the use of land capability as a basis for the new rural strategy plan by: • Detailing the rural strategy plan areas • Promoting Korweinguboora corridor tourism opportunities for farm stays, B&B’s,

etc. that seek to maximize the role the corridor plays as an entry to the spa towns. • Detailing clear rural living strategy with an emphasis on restricting expansion of

these areas in water catchments and noting the need to investigate the potential of Cameron’s Road as a planned rural living area guided by a development plan.

Amend clause 21.07 by introducing a new monitoring and review requirement for level of new dwelling starts in rural living areas.

Reference the new Rural Strategy Plan.

Local Planning Policy Review and enhance the house and house lot excision policy with reference to material contained in the strategy and a particular emphasis on the management of existing small lots within the rural areas and establishing firm criteria for the consideration of rural subdivisions

Introduce a new ‘Navigators’ policy to guide development in this new rural activity node promoted for innovative agricultural practices.

Assessment of submissions

Moorabool Rural Strategy Plan, April 2009 Page 6 Prepared by Isis Planning

SUBMISSIONS Submission Name Request Recommendation

1 Cosgriff Change from RUZ to RLZ Supported 2 TE & C Family Trust Change from RUZ to RLZ Not supported

3 Genetics Australia Change from RUZ to R1Z Further consideration of buffer requirements needed before residential rezoning. Rezoning not supported yet

4 Underbank Stud Change from RUZ to R1Z Identify on framework plan as long term potential residential. Rezoning not

supported yet 5 Avenue Bowling Club Change from RUZ to R1Z Support rezoning.

6, 7, 8, 9, & 10 Stanly (6) Carmody (7)

Lesko (8) Lidgett(9) Gorman (10)

Change from RUZ to RLZ Not supported as inconsistent with Key Principles 9 and 10

11 Council Trench Change from RUZ to PCRZ Supported

Proposed controls for non rural land uses

Moorabool Rural Strategy Plan, April 2009 Page 7 Prepared by Isis Planning

USE PROPOSED CONTROL JUSTIFICATION CFA Fiskville Special Use Zone Particular needs require Special

Use Zone Bacchus Marsh aerodrome Special Use Zone Particular needs require Special

Use Zone Kryal Castle Special Use Zone Particular needs require Special

Use Zone St Sava Serbian Orthodox Monastery Special Use Zone Particular needs require Special

Use Zone Redline Speedway Special Use Zone Particular needs require Special

Use Zone Lady Northcote Rural Activity Zone Significant tourism and or

accommodation component Christian Middle School Camp Rural Activity Zone Significant tourism and or

accommodation component Narmbool Station Rural Activity Zone Significant tourism and or

accommodation component Freeway Service Centres Special Use Zone Particular needs require Special

Use Zone YMCA Accom. Services Myrniong Rural Activity Zone Significant tourism and or

accommodation component Wineries Rural Activity Zone Rural nexus and significant

tourism and or accommodation component

1. INTRODUCTION In developing the project brief (Appendix A) Council was aware that much of the resource material had been completed under other projects and would be used to inform the basis of this rural strategy plan. These documents include:

• Moorabool Rural Housing Strategy March 2004, Hansen Partnership Pty. Ltd

• Moorabool Growth Management Strategy October 2002, Agriculture Services Victoria Pty. Ltd.

• Growing Moorabool, Economic Development Strategy and Action Plan 2006, SGS Economics and Planning

• Ballan Urban Growth Management Strategy 2003, Hansen Partnership and Parsons Brinkerhoff

• Bacchus Marsh Residential Growth Strategy 2004, Ratio Consultants

• Bences Road Local Structure Plan 2007, Ratio Consultants

• Planning scheme review The brief states that ‘Council is keen to establish a sustainable strategy for its rural areas that:

1. allocates the new suite of rural zones to appropriately reflect current and potential land uses, 2. encourages suitable and sustainable forms of development, 3. retains existing urban areas as centres for most residential growth, 4. maintains farming as the priority use, 5. protects the environmental qualities of the land, and 6. maximise the effective use of infrastructure.’

The rural strategy plan is to be based on areas/precincts determined by agricultural potential and/or land capability, the most effective use of infrastructure, transport orientation and accessibility, and environmental issues relating to catchments and biodiversity. A strategic rationale for addressing the existing supply of small rural lots and the allocation of the new rural zones is to be developed based upon a set of sustainability principles which are to be developed for prior approval by Council. Specific issues that need to be addressed are:

• Land abutting the Ballan town boundary immediately to the south of the railway station (see MSS document that states that multi units and re-subdivision should be encouraged within town centre and railway station but excludes land immediately abutting railway station). This area is to be considered with reference to the Ballan urban growth management Strategy and its recommendations with regard to the staged released of land around Ballan.

• Land currently affected by Restructure Overlays (with a view to determining if it is appropriate to continue these Overlays).

• Identifying land where current uses are inappropriately zoned rural and should be rezoned from Rural to Rural Living or Rural Conservation (small subdivisions of 5 acre lots currently zoned Rural but obviously rural living. Some of these subdivisions also have high quality native vegetation and habitat).

• Assessment of land where a request for rural land to be rezoned has been made (there are about eight specific requests for rezoning which would be most easily considered as part of the process of developing a rural strategy plan).

Moorabool Rural Strategy Plan, April 2009 Page 8 Prepared by Isis Planning

• Ensuring that controls in the west of the Shire appropriately reflect the biodiversity studies undertaken by the Corangamite Catchment Management Authority (there is currently land zoned

rural living, is mapped as Significant Biodiversity EVC’s, but currently no protection controls exist).

At a late stage in the preparation of the rural strategy plan the State Government introduced the new suite of rural zones as a direct translation. This rural strategy plan has been updated to reflect this outcome.

Amendment C34 introduced a new MSS and policies into the planning scheme. This amendment was the subject of a panel hearing and Council has adopted all recommendations. This strategy is now based on the new MSS and policies.

Lerdergerg Gorge

Moorabool Rural Strategy Plan, April 2009 Page 9 Prepared by Isis Planning

2. STUDY APPROACH AND METHODOLOGY The project brief required the preparation of a literature review of current reports and strategies including a review of the existing rural context including small lot distribution and constraints and opportunities for growth, the development of a strategic case for managing land in the rural areas, developing a set of recommendations and preparation of amendment documentation. The approach to the review of the rural areas is based on identifying 4 rural areas across the municipality that generally have similar land capability ratings, soil types and subdivision and housing patterns. As the areas are of a reasonably large size, Council acknowledges there are some individual areas that may require further detailed analysis to provide for forward planning of these areas. To accommodate this, 12 precincts have been identified within the 4 rural areas. The assessment of the rural areas and precincts provides the basis for a range of recommendations in respect to their role in providing for agriculture, rural housing (both rural and rural living), tourism and other ancillary rural uses.

2.1. Appendices The following provides a list of key information contained in the appendices. 2.1.1. Literature Review

Council has completed a range of documentation related to its rural areas since 2000. Much of this material remains relevant today. This Rural Strategy Plan utilizes this information to form the basis of recommendations for rural areas/precincts identified in the report. The documents reviewed are:

• Land Capability and Farming Practice in Moorabool Shire, Phillips Agribusiness 2000

• Moorabool Rural Housing Strategy March 2004, Hansen Partnership Pty. Ltd

• Moorabool Growth Management Strategy October 2002, Agriculture Services Victoria Pty. Ltd.

• Growing Moorabool, Economic Development Strategy and Action Plan 2006, SGS Economics and Planning

• Ballan Urban Growth Management Strategy 2003, Hansen Partnership and Parsons Brinkerhoff

• Bacchus Marsh Residential Growth Strategy 2004, Ratio Consultants The Amendment C34 Panel found the population projections in the Bacchus Marsh Residential Growth Strategy 2004 were unjustifiably high therefore affecting the amount of residential land required. It has now been deleted from the MSS as a reference document. The literature review is presented at Appendix B. Appendix C contains the water authority ‘in house’ policy. 2.1.2. Demographic Review This review presents an analysis of the broad demographic characteristics of the municipality and those specific to the rural areas. A copy of this review is provided at Appendix D. 2.1.3. Land Capability Review

Moorabool Rural Strategy Plan, April 2009 Page 10 Prepared by Isis Planning

The Rural Housing Review of 2004 utilised land capability data contained in the Land Capability and Farming Practice in the Moorabool Shire report prepared by Phillips Agribusiness in 2000. This data has

again been used for the Rural Strategy Plan and presents agricultural land quality units across the municipality based on a 5 class agricultural and environmental capability rating system which involved the consolidation of similar land systems into one class. A copy of this review is presented at Appendix E. 2.1.4. Lot Data Sheet Appendix F contains a comprehensive review of the all rural areas, all rural policy areas and rural precincts based on number of dwellings and lots and lot size characteristics for each rural zone within the area. 2.1.5. Dwelling Approvals Appendix G contains a detailed review of all dwelling approvals from 2001-2006 in the municipality. 2.1.6. Submission Review Appendix H reviews the submissions that have been received during the preparation of the rural strategy plan. 2.1.7. VCAT decisions Appendix I contains a review of all VCAT decisions in rural areas.

2.2. Structure of this report The Rural Strategy Plan report has been structured into the following sections: Section Three – Regional Context

An overview of the municipality and its regional context Section Four – Planning Policy Context

A review of the existing policy context from a state and local perspective Section Five – Consultation

A description of consultation undertaken and summary of outcomes Section Six – New Rural Zones

Description of the new suite of rural zones Section Seven – Water Authority Policy

A description of the water authority policy for development within proclaimed water catchments Section Eight - Existing Rural Lot Characteristics

An analysis of the current rural lot and dwelling characteristics

Section Nine – Rural Land Use Trends, Issues and Responses A snapshot of the guiding principles to be used in the development of the rural strategy plan

Section Ten – The Rural Strategy Plan

A description of the Plan and its findings

Moorabool Rural Strategy Plan, April 2009 Page 11 Prepared by Isis Planning

Section Eleven - Summary of Recommendations

3. REGIONAL CONTEXT The Shire of Moorabool was formed in 1994 via the amalgamation of the former shires of Bacchus Marsh, Ballan, large parts of Buninyong, Bungaree and a small part of Werribee Council. The municipality sits within a significant transport and growth corridor between Melbourne and Ballarat. Moorabool Shire covers an area of approximately 2110 square kilometres and is located on the western urban/rural fringe of the Melbourne metropolitan area and extends to the outskirts of Ballarat in the east. The largest town in Moorabool Shire is Bacchus Marsh followed by Ballan. Other townships include Gordon, Blackwood and Myrniong as well as a number of smaller rural communities including Bungaree, Dunnstown, Greendale, Wallace, Mt Egerton, Lal Lal, Barry’s Reef, Yendon, Elaine and Rowsley.

The Shire is positioned along the major road and rail transport corridor between the rapidly growing western areas of the Melbourne metropolitan area and the regional centre of Ballarat. It adjoins the western edge of the Melbourne metropolitan area and embraces the major portion of the land along the Melbourne-Ballarat transport corridor which is part of the Melbourne – Adelaide route. The Shire’s growth and development is increasingly influenced by its location on this corridor and the ready transport access to Melbourne, Ballarat and Geelong. The rural areas of the municipality are distinguished by a very distinct landscape pattern that covers the high rainfall hills areas in the north to the flat basalt plains in the south. Between are medium rainfall areas that have a strong grazing agricultural pattern. High quality agricultural areas are contained in the north-west around the potato growing areas of Clarkes Hill and the Bacchus Marsh Irrigation District. Figure 1 highlights the location of the municipality in the south west region of Victoria.

Moorabool Rural Strategy Plan, April 2009 Page 12 Prepared by Isis Planning

(Source: Growing Moorabool Economic Development Strategy – p6)

Moorabool Rural Strategy Plan, April 2009 Page 13 Prepared by Isis Planning

4. PLANNING POLICY CONTEXT This section reviews the legislative and policy context for the development of this rural strategy plan.

4.1. State Planning Policy Framework (SPPF) The purpose of the State Planning Policy Framework (SPPF) is to inform planning and responsible authorities of those aspects of state level planning policy which they must have regard to. There a number of policies included in the SPPF that is directly related to the use of agricultural land and planning in rural areas. There are also many aspects of the SPPF that are incidental to the issue of housing in rural areas. These policies are reviewed in this section of the report. Clause 11 (Introduction, Goals and Principles) advises responsible authorities of the expectations of the State Government for planning their municipalities. This based on the premise of orderly and proper planning principles and providing for use and development that provides the greatest net community benefit.

It is the State Government's expectation that planning and responsible authorities will endeavour to integrate the range of policies relevant to the issues to be determined and balance conflicting objectives in favour of net community benefit and sustainable development.

The desire of Council to achieve an ongoing benefit to the community in protecting the agricultural land resource and providing opportunities to those seeking a rural living lifestyle are the guiding principles for this rural strategy. Clause 14.01 (Planning for Urban Settlement) requires responsible authorities ‘to protect environmentally sensitive areas with significant recreational value……..should be protected from development which would diminish their environmental conservation or recreation values.’ The need to protect significant parts of the environment (clause 15) from agricultural and non agricultural land uses forms a significant part of state policy. The protection of catchments and waterways (clause 15.01), addressing salinity (15.03), planning for areas subject to wildfire (clause 15.07), the conservation of native flora and fauna (clause 15.09), retaining heritage (clause 15.11) are all key state policy areas. Flowing from these policies is the need to respond to the regional catchment strategies of the catchment management authorities, water quality strategies and flora and fauna reports at the local level. Rural living forms an important element in the provision of housing at the local level. Clause 16.03 (Rural living and rural residential development) requires responsible authorities to identify land suitable for rural living and rural residential development. To achieve this, the following are requirements of state policy:

• Minister’s Direction No 6, Rural Residential Development applies to the preparation of planning scheme amendments to allow rural residential development.

• Land should only be zoned for rural living or rural residential development where it:

o Is located close to existing towns and urban centres, but not in areas that will be required for fully serviced urban development.

o Can be supplied with electricity and water and good quality road access.

• Land should not be zoned for rural living or rural residential development if it will encroach on high quality productive agricultural land or adversely impact on waterways or other natural resources.

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• Planning authorities and responsible authorities, in considering proposed residential development in the vicinity of:

o Cattle feedlots should have regard to the Victorian Code for Cattle Feedlots (Department of Agriculture, Energy and Minerals, 1995).

o Broiler farms, should have regard to the Victorian Code for Broiler Farms, September 2001.

There is also a specific policy that relates to agriculture (clause 17.05) generally. This policy has direct relevance to the development of the rural strategy and sets a context within which land within the non urban areas should be planned and developed. This policy requires responsible authorities:

To ensure that the State’s agricultural base is protected from the unplanned loss of productive agricultural land due to permanent changes of land use and to enable protection of productive farmland which is of strategic significance in the local or regional context.

To achieve this objective the following is specific state policy:

• Land capability is a fundamental factor for consideration in rural land use planning.

• Planning authorities should consult with the Department of Primary Industries and utilise available information to identify areas of high quality agricultural land. Regional and State as well as local, issues and characteristics should be taken into account in the assessment of agricultural quality and productivity.

• Permanent removal of high quality productive agricultural land from the State's agricultural base must not be undertaken without consideration of its economic importance for the agricultural production and processing sectors.

• Planning should support effective agricultural production and processing infrastructure, rural industry and farm-related retailing and assist genuine farming enterprises to adjust flexibly to market changes.

• Planning and responsible authorities should encourage sustainable land use.

• Planning should provide encouragement for sustainable agriculture and support and assist the development of innovative approaches to sustainable practices.

• Subdivision of high quality productive agricultural land should not detract from the long term productive capacity of the land.

• In assessing rural development proposals, planning and responsible authorities must balance the potential off-site effects of rural land use proposals (such as degradation of soil or water quality and land salinisation) which might affect high quality productive agricultural land against the benefits of the proposals.

• In considering a proposal to subdivide or develop agricultural land, the following factors must be considered:

o The desirability and impacts of removing the land from primary production, given its agricultural quality and productivity.

o The impacts of the proposed subdivision or development on the continuation of primary production on adjacent land, with particular regard to land values and to the viability of infrastructure for such production.

o The compatibility between the proposed or likely development and the existing uses of the surrounding land.

o Assessment of the land capability.

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• Where inappropriate subdivisions exist on land of high agricultural quality, priority should be given by planning authorities to their re-structure.

• Planning and responsible authorities should consider the potential impacts of land use and development on the spread of plant and animal pests from areas of known infestation into agricultural areas.

Council is keen to foster the development of rural based tourism. The state policy for tourism (clause 17.04) is therefore relevant and seeks ‘to encourage tourism development to maximise the employment and long-term economic, social and cultural benefits of developing the State as a competitive domestic and international tourist destination.’

4.2. Local Planning Policy Framework The Local Planning Policy Frameworks consists of the Municipal Strategic Statement and local planning policies. 4.2.1. Municipal Strategic Statement The LPPF is a significant part of the planning scheme as it represents the major opportunity for Council to differentiate Moorabool from other parts of the state. This is where Council essentially provides a local perspective to the strategies contained in the SPPF. Council has completed its first review of the Municipal Strategic Statement and has now adopted all recommendations arising for an independent panel for Amendment C34 that introduced the review. Amendment C34 was approved by the Minister on 26th February 2009. Clause 21 contains the Municipal Strategic Statement. The Municipal Context acknowledges the Shire’s location within the Ballarat Transport corridor which has seen an increase in commuting to Ballarat and Melbourne from towns in the Shire and Melbourne 2030 recognises the corridor can accommodate additional development. This growth is constrained by other characteristics of the municipality.

There are planning challenges in accommodating and servicing residential growth and demand for lifestyle housing while protecting agricultural productivity, environmental values and significant landscapes. Moorabool Shire is characterised by its townships in rural settings and its distinctive rural landscapes which comprise a diversity of vast ranges, plains, ancient gorges, and areas of intensive horticulture. The varied and rich topographical features are integral environmental, agricultural and recreational resources of the Shire.

Approximately two thirds of the Shire is located in Special Water Supply Catchments, which include privately owned land, mainly used for agricultural purposes, or national or State Park or State Forest.

Agriculture is the key driver of the local and regional economy. It states that:

Agriculture is the major sector in Moorabool’s economy and also contributes to the rural landscape setting that typifies the Shire. Agricultural production is predominantly broad acre cropping and grazing with intensive horticulture on irrigated land around Bacchus Marsh.

A key contributing factor to the desirability of the shire as a place to live is the diverse landscape and rural character of much of the municipality. The Western Freeway and Melbourne to Ballarat railway line are important infrastructure in increasing the accessibility to Melbourne and attracting economic development to the shire. The key issues for future development include:

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• Maintaining the open rural landscape between the Shire’s eastern boundary and Bacchus Marsh as a visual buffer to metropolitan Melbourne.

• Development of both townships and rural land within Special Water Supply Catchments needs to be managed to protect water quality and quantity.

• Ensuring a clear separation between urban development and farming activities.

• The varied and rich topographical features of Moorabool Shire need to be conserved not only for their intrinsic environmental and landscape values but also as a recreational resource to the Shire.

• The environmental assets as well as significant waterways, historic buildings, rural townscapes, and landscape contribute to the Shire’s numerous places of natural and cultural heritage significance.

• Moorabool River, Werribee River and Lerdergerg River supply water for domestic and agricultural purposes. Inappropriate development, land clearing and sediment deposition from erosion can threaten riparian environments and water quality within the catchments.

• Continued productive and sustainable agriculture and horticultural land use, which is critical to the Shire’s economy and its ongoing economic development, requires protection from residential encroachment.

• It is important to ensure planning to accommodate demand for rural living opportunities produces enhanced environmental outcomes and also protects agricultural production, particularly highly productive areas in the west of the Shire and irrigated land around Bacchus Marsh.

• There is an ongoing need to manage existing and potential conflict between residential, rural residential and agricultural and horticultural production.

The MSS identifies 5 key strategic themes on which strategies will be based:

• Natural environment

• Settlement and Housing

• Economic Development and Employment

• Development and Community Infrastructure

• Heritage

• Bacchus Marsh

• Ballan

• Small towns Council seeks to protect the natural environment by ensuring the key qualities of the landscape are protected and enhanced, encouraging suitable development in areas free from wildfire hazards, maintain a rural buffer between Bacchus Marsh and outer Melbourne and protect landscape and scenic qualities of forested hill slopes, rural landscapes and bushland setting of the Shire’s rural areas, urban areas, towns and settlements. Agriculture and horticulture plays an important role in the economic development of the Shire. Council will protect good quality agricultural land and support the productivity and sustainability of existing and future agricultural and horticultural activities by: • Maintaining productive farm sizes and discouraging the fragmentation of non-rural land uses and

development; • Directing rural residential and rural living developments to strategic growth areas where they will not

impact on agricultural production;

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• Encouraging and support best practice water use efficiency, including the use of recycled water, in existing and planned new agricultural land use and development;

• Ensuring all new use and development of land in rural areas accords with proper land management practices relating to the retention of vegetation, revegetation, erosion control and management, vermin and weed eradication and management, water catchment management and salinity control;

• Requiring land use changes and new developments in productive agricultural areas to demonstrate they do not impact detrimentally on existing agricultural activities; and

• Encouraging the use and development of land for small scale tourist activities that area associated with, or enhance the use of the land for agricultural purposes.

The need for this rural strategy plan is listed as a key element of further strategic work. The Bacchus Marsh strategies seek to protect the surrounding horticultural areas from residential development and providing buffers to uses with off site impacts such as the Maddingley Brown Coal Mine, the airport and the Parwan Waste Water Treatment Plant. All strategies for small towns (Gordon etc.) seek to restrict urban development to within identified growth boundaries.

4.2.2. Local Planning Policies As a result of Amendment C34 the number of local planning policies has been reduced from 12 to 5. The remaining policies are: • Dams; • Special Water Supply Catchments; • House and House Lot Excisions in Rural Areas; • Animal Keeping; and • Presentation of Industrial Areas. Clause 22.01 refers to Dams and applies to the construction of any dam that requires a planning permit. It seeks to: • ensure that dams are designed and constructed to minimise dam failure. • ensure that dam sizes relate to the site capability, catchment yield and the intended use of the land. • prevent construction of dams in environmentally sensitive areas. • prevent construction of dams adjacent to major roads and highways.

Clause 22.02 refers to Special Water Supply Catchments and applications in proclaimed water catchments. It strongly discourages subdivision of land in proclaimed water catchments and discourages land use and development that has potential to reduce the quality or quantity of water produced. Applications are to be supported by a report from a geotechnical engineer that addresses on site wastewater disposal and allow the conditional use of high technology packaged treatment plants within 100 metres of a waterway. Clause 22.03 refers to Houses and House Lot Excisions in Rural Areas. The basis of this policy is the recognition that agriculture is a major component of the Shire’s economy and fundamental to the long term future of Moorabool. The Shire contains valuable agricultural land which has state significance. Inappropriate fragmentation and housing development could threaten the on-going viability of the Shire’s rural areas. The objective of clause 22.03 is as follows: • To ensure that subdivision and dwellings in rural areas are required to increase agricultural productivity. • To minimise the potential for adverse impacts on farm production through land use conflicts. Clause 22.04 refers to Animal Keeping and the need to ensure establishments are appropriately located, sited, designed and managed so they will have no adverse impact on the environment.

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Clause 22.05 (Presentation of Industrial Areas) seeks to ensure industrial areas are designed, landscaped and screened particularly on town entrance points.

4.2.3. Application of Zone and Overlays Controls to Rural Areas

Zones The application of the existing controls is typical of many rural areas throughout Victoria. During the introduction of the new format planning schemes in the late 1990s, many rural municipalities used the ‘best fit’ approach to allocating the new format zone and overlay controls with limited consideration given to a strategy driven approach. This resulted in: o the broad use of the Rural Zone to most agricultural/rural areas, o the use of the Environmental Rural Zone to many small settlements in the north of the municipality, o the use of the Rural Living Zone to existing areas. However, now with the introduction of the new suite of Moorabool rural zones there is an opportunity for Council to provide a local context to these zones. This strategy is seen as the first opportunity to comprehensively review the rural areas to ensure the new rural zones are appropriate at the local level. The table below documents the use of schedule provisions in the current planning scheme.

Table 1: Current Zone Controls Zone Distribution Subdivision Dwelling Farming Generally applied to the

balance of all rural areas 15ha to Bacchus Marsh Irrigation District 100ha to remaining balance

15ha to Bacchus Marsh Irrigation District 40ha to remaining balance

Rural Conservation Small settlements in the north of municipality

0.75ha (av. 1ha) to Bences Road 0.6ha Dales Creek 6ha Korweinguboora, Blakeville, Barkstead, Bullarto South, Newbury, Barry’s Reef 100ha to balance

Permit required

Rural Living Dispersed in localities of Yendon, Lal Lal, Gordon/Mount Egerton, Ballan, Wallace, Greendale, Pykes Creek/Myrniong, Gisborne Road, Long Forest

6ha 6ha

Overlays Moorabool is physically and environmentally constrained in its options and capacity to support and accommodate future urban development. Almost 74% of the Shire is located in National or State Park or State Forest, or in the case of the majority of the area, within proclaimed potable water catchments. The Environmental Significance Overlay is used widely (5 schedules) in the Moorabool Planning Scheme. The extent of the ESO is determined largely by Schedule 1 which relates to Proclaimed Water Catchment Areas. The map below indicates the extent of this overlay.

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(Source: Moorabool Planning Scheme)

The Wildfire Management Overlay (WMO) has recently been updated and applies to extensive areas of fire prone land in the municipality. The Vegetation Protection Overlay (VPO) is only applied to a limited area around Bacchus Marsh and Blackwood; yet there are further opportunities for extending this to other vegetation on private land. The Design and Development Overlay (DDO1) applies to the Bences Road area. The Design and Development Overlay (DDO2) applies to all rural land; however only imposes a permit trigger for buildings and works where reflective materials are proposed. The Design and Development Overlay (DDO3) applies to the Western freeway corridor and imposes buildings and works requirements. The Flood Overlay is not used in the Moorabool Planning Scheme.

4.2.4. State Government Strategies Melbourne 2030

Melbourne 2030 was essentially developed to guide the long term growth and development of the metropolis of Melbourne, however there is policy that relates directly to areas outside of urban Melbourne.

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Key Direction 3 is Networks with the Regional Cities and seeks to promote the growth of regional cities (Policy 3.1) and key towns on regional transport corridors as part of a networked cities model and control development in rural areas to protect agriculture and inappropriate rural residential development

(Policy 3.2). The Shire of Moorabool forms a significant part of the Melbourne – Ballarat corridor. Importantly the strategy outlines the need to increase the share of new dwellings locating in regional cities and reducing the share of dispersed rural residential development. In respect to Moorabool new urban development will be encouraged in Bacchus Marsh and Ballan. Melbourne 2030 acknowledges that towns within the transport corridors will come under increased development pressure for commuter and lifestyle-related development. Policy 3.1 states that pressure ‘will be focused on towns that are best able to accommodate increased growth, while also protecting heritage and conservation values and the surrounding natural resource base. These key towns will already have the necessary physical, social and cultural infrastructure to support expanded populations and provide local employment opportunities, or they will be able to accommodate it.’ Policy 3.2 seeks to address rural residential development. Over time, Melbourne 2030 proposes to reduce the proportion of new housing development provided in rural areas in order to encourage consolidation into existing settlements where the investment in physical and community infrastructure and services have already been provided. Rural residential development should: • Maintain the long-term environmental qualities and management of existing natural resource

attributes, in activities such as agricultural production, • Protect existing environmental qualities, such as water quality, native vegetation, biodiversity and

habitat, • Minimise or avoid short-term and long-term property servicing costs carried by local and state

governments. Existing small lots in rural areas, where the neighbouring uses are predominantly for natural resource extraction or production, will be discouraged for use for rural living or other incompatible uses. Such lots should be reduced in number through lot consolidation. An outcome of Melbourne 2030 is the Transit Cities program, which is designed to revitalise metropolitan and regional centres and make them economically stronger and better places to live and work. Ballarat is the focus of the Transit Cities program and has relevance to the development of this rural strategy. All developments are centred around public transport upgrades both within Ballarat and the introduction of the Fast Train project between Melbourne and Ballarat and also servicing the towns of Bacchus Marsh and Ballan within the Shire of Moorabool.

Ballarat Region Action Plan

The Ballarat Region Action Plan was developed in response to Initiative 3.1,1 of Melbourne 2030 which is to develop action plans for the regions centred on Bendigo, Ballarat and Geelong. The report provides a strategic review of current issues relating to land use planning, transport, energy and communications infrastructure, water and natural resource management by: • Identifying key issues facing the region • Reviewing current government initiatives which respond to key issues;

o raised by Councils and stakeholders, o arising from implementation of government policy, and o resulting from current and future economic, social and environmental infrastructure trends in

the region • Identifying gaps between current initiatives and key issues • Initiating actions to address gaps It covers the City of Ballarat and the 7 surrounding municipalities, including Moorabool, with a study area of 22,000 kilometres and 186,000 people. The Plan responds to the following six activity areas:

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Source: Ballarat Region Action Plan 2004, page 13

• Managing growth in the Ballarat-Melbourne corridor – the report identifies the interrelated

planning, community, infrastructure and environmental issues and opportunities arising from the rapid growth of population in the corridor.

• Rural land use planning – land use planning needs to support an expanding, productive and sustainable agricultural sector and manage rural living with its attendant impacts.

• Transport, energy and communications infrastructure – transport, energy, primarily gas and communications infrastructure services are analysed.

• Water management – water is recognized as a valuable and finite resource. • Natural resource and heritage management – the important natural resource management issues in

the region and actions associated with them are analysed. • Planning capacity – there is a need to increase planning capacity at all levels to manage strategically

the built and natural environment.

This Plan sets the context for the corridor strategy and identifies other relevant initiatives from the state and local governments. In relation to this strategy plan the expectation of significant population growth in the regional towns and the desire of the community to seek a rural living lifestyle need to be balanced against the protection of the natural resource base, including water catchments, agricultural land for agricultural uses and the right to farm in rural areas.

Beyond Five Million

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Beyond Five Million is the Victorian Government’s Population Policy and sets out a population growth strategy for regional Victoria. The regional growth targets of 1.25% in 2006 and 1.75 million persons by 2020 are predicated on specific strategies such as to:

• continue to support a more balanced distribution of population growth – thus easing the population pressures on Melbourne, and

• develop the critical mass to maintain and improve services in regional areas. It explicitly states that; • Provincial Victoria needs to grow faster • Intrastate migration from Melbourne offers the greatest source of growth for provincial Victoria • Growth is driven by a variety of factors especially employment, access to services, housing and lifestyle opportunities Provincial Victoria Statement In November 2005, the Victorian State Government released a $502 million ‘action plan’ designed to bolster regional investment, infrastructure and jobs over the next five years. Moorabool is well placed to make funding applications to State Government as part of this Statement, especially given its location within the Melbourne-Ballarat Growth Corridor and position along the Melbourne-Ballarat Regional Fast Rail project. State Water Policy State government policy is directed towards ensuring sustained water catchment management and adequate long term water supplies to meet the needs of current and future population levels. Four documents provide the framework relevant to Moorabool Shire;

• Our water, our future: Securing our water future together, (DSE, 2004) sets an overall State framework

• The Draft for Community Comment: Sustainable Water Strategy Central Region (DSE, April 2006) seeks to provide a framework for long-term planning of water resources in the central part of Victoria including the metropolitan area and all of Moorabool Shire.

• The Ballarat Water Action Plan (City of Ballarat, 2005) and the Our Water, Our Future Western Water Area Regional Action Plan (DSE, August 2005) cover parts of Moorabool Shire

In accordance with the Provincial Victoria Policy Statement, Moving Forward, which provides a significant funding boost to drive economic and population growth across provincial Victoria, it is Council’s intention that Moorabool will significantly increase its population level over the next 25 years.

The Moving Forward policy statement notes: • ‘Smaller towns and communities now play a critical role in the growth of provincial centres by providing lifestyle

opportunities, housing, workers, consumers, recreation areas and tourist attractions.’ p.14 • ‘attracting more people to live, work and invest in regional and country areas is the key to provincial Victoria’s

future growth and success.’ p.24

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5. CONSULTATION Council is committed to extensive consultation on any strategic planning investigation. A considerable amount of consultation has already occurred in the preparation of previous planning documents outlined in Appendix B of this report. The community was informed of Councils intention to prepare this rural strategy plan in advance of commissioning a consultant. This has led to a number of individual written submissions which will be addressed along with other submissions following a public comment exhibition period. In addition to other consultation, the following consultation has been completed in the preparation of a draft rural strategy plan:

5.1. Councillor workshops There have been seven information sessions and workshops with the councillors and executive management in developing this strategy plan. The key issues arising from these sessions are: • The use of the Rural Conservation Zone to land that is used for agriculture and the need for a

planning permit to use land for agriculture; • The subdivision minimum in the Rural Living Zones and the need to reduce it to provide more

subdivision opportunities; • The need to apply zones that reflect current land uses and characteristics; • The need to allow for more development in small towns such as Dunnstown, Wallace and Bungaree;

and • The need to avoid referencing material from documents that Council has not adopted.

5.2. Community information sessions

Three community information sessions were held in June 2007, as follows:

Location Details Gordon (public hall) Monday 18th June 2007, 7pm – 9pm Bacchus Marsh (Council room) Tuesday 19th June 2007, 7pm – 9pm Dunnstown (football club) Thursday 21st June 2007, 7pm – 9pm

The study objectives and methodology were introduced with a brief background on the preparation of the new rural zones. The purpose of the sessions was also to: o Provide a forum for discussion of the key rural issues in their locality o Ensure change occurs in an orderly and strategic manner o Ensure a high level of community input to the strategy A zone map for the municipality was used a basis for discussion. The background to the new rural zones was addressed and their implications/opportunities. At the conclusion of each session Council committed itself to distributing minutes to the attendees with a copy of the new practice note for the rural zones. The issues raised in the sessions are summarized below:

Table 2: Community consultation outcomes

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Community session

Key Issues

Gordon o If the strategy removes existing rights to agricultural land then there should be compensation

o Need to preserve the value of farms/allow for subdivision to encourage succession farming and retain the family on the farm

o Water should be retained in the area and not transferred to other areas that will make farming unviable

o The new rural zones will result in the loss of community facilities as they do not encourage communities to stay on the land

o Korweinguboora should not be rezoned to RCZ as the land itself has no special importance and tourism should be encouraged in this area to take advantage of the Melbourne access road to the spa towns to the north

o Some RCZ areas should be rezoned rural living o The RCZ requires a permit for agriculture however existing use rights will enable

farmers to continue farming without the need for a permit. o Pentland Hills should be considered for rural living as the land is difficult to farm,

has power/town water/sealed roads o The RAZ should replace the Farming Zone

Bacchus Marsh o Cameron’s Road area should be considered for rural living – the planning scheme flags this. Average lot size is 8-10ha however there is no town water or sewerage. A minimum lot size of 8ha should be used providing for a net increase in dwellings of 60-70

o Frustration with the difficulty in getting a permit for a rural dwelling o Lifestyle use of agricultural land is inflating prices beyond their productive value –

farming becoming priced out of the market o Makes good sense to consolidate residential growth in serviced towns to reduce the

pressure on rural areas o Lifestylers who purchase rural dwellings generally are not good custodians of the land

and pest plants and animals are not addressed o General support for more rural living land in close proximity to Bacchus Marsh but

not on land with good soils/fire prone/close to services and facilities o Agricultural land should be retained otherwise food prices will go up and water will

be used for other purposes o Unanimous agreement that the Bacchus Marsh Irrigation District should be retained

and protected as it is iconic/of state significance/historic and aesthetically pleasing Dunnstown o Maintain and build population levels in small communities

o The need for strategies that provide for (or reduce barriers to) succession farming (the number of young farmers is reducing dramatically)

o The dangers of inflation and the impact on land valuation and rates (land valuations apparently vary dramatically if there is or isn’t a house on the lot). Farming will be ‘rated out’ if the area is valued on the lot potential of residential/lifestyle rather than as a farm

o The increase in lifestyle farming where people are running stock and working off farm

o Wallace has reticulated water and gas – should encourage development o Concern over loss of water for urban use elsewhere o There is some evidence of new horticultural activities (organic vegetables) on old

potato country. New businesses like this would still have to rely on off farm income to support the capital input

5.3. Council staff

There have been various opportunities through the process to discuss the key issues and opportunities with Council staff. Unfortunately there has been a variety of staff to deal with due to job vacancies and reasonably high staff turnover. The following is a summary of discussions: • The drought has severely limited agricultural productivity. There are some signs of new, more

intensive agricultural uses such a vegetable growing on areas previously used for grazing or cropping.

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• The subdivision pattern in the rural areas is heavily fragmented, particularly in the west/north west given its proximity to Ballarat. Previous planning controls in old format planning schemes seem to have resulted in this outcome.

• Highly productive soils in the north-west and the horticultural areas around Bacchus Marsh are of State significance and should be protected. The Farming Zone should be applied.

• The dryland cropping areas to the south are still very productive however depend on average rainfall years.

• Council is to restrict most residential development to the three key towns of Bacchus Marsh, Ballan and Gordon. However this does not indicate that small towns will not benefit from limited growth opportunities which will be dictated by service provision.

• There is a distinct separation of views between the Council and the water authorities (and their use of their local policy).

• The lot sizes proposed at Bences Road are more reflective of the LDRZ and the current RCZ only reflects the proximity of the Long Forest Native Conservation Reserve and few special characteristics of the land itself; although there are still significant areas of native grasslands and the existence of an EPBC listed flower. As the land is to have reticulated sewerage and town water the LDRZ should be considered with appropriate overlay controls to protect the grasslands and the Long Forest Native Conservation Reserve.

• The Mount Doran area lies between the two areas of the Lal Lal State Park and operates effectively as a rural living area and is heavily vegetated. Consideration should be given to the Rural Conservation Zone for this area.

• The Corangamite CMA has produced environmental mapping for proposed VPO’s on private land and roadsides. Similar information is being prepared for the Port Phillip CMA and there may be an opportunity to introduce this through this strategy. The current planning scheme is lacking in updated environmental mapping overlays.

• There are some heavily vegetated small subdivision areas around Mount Doran that effectively form a natural corridor between the two areas of the Lal Lal State Forest. This area should be considered for the Rural Conservation Zone.

• Development in bushfire prone areas in the north of the municipality should be limited. • Most small towns are unsewered however Wallace has natural gas and town water and Bungaree has

town water. Limited residential development could be promoted in them to retain the viability of these smaller communities.

• The Economic Development Strategy encourages: o Council to plan for new agricultural clusters with a preference for more profitable

horticultural activities. The strategy should consider the locations and zoning for this to occur (Navigators was mentioned), and

o Develop a tourism network and strategy that could benefit from the proximity of Daylesford in Hepburn Shire and the role the Korweinguboora area could play.

• There has for some time been reference in the planning scheme to the role the Cameron’s Road area could play in new rural living opportunities in close proximity to Bacchus Marsh with existing road and electricity infrastructure. This area lies outside of water catchments but has some environmental constraints (vegetation and erosion).

5.4. Water authority information sessions The municipality is covered by a number of water authorities – Central Highlands, Western Water, Barwon Water and Southern Rural Water and to limited degree by Goulburn Murray Water. Two information sessions have been held with the water authorities in December 2006 and July 2007. The water authority submission to Amendment C34 introducing the new MSS and local policies provided an insight into the key issues. This provided the opportunity to both detail their issues and respond to some initial directions of the strategy. The following key issues were identified by the water authorities:

• The water authorities support the preparation of the rural strategy plan.

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• Water authorities are required by their Statement of Obligations to have direct input into the local planning processes for water catchments.

• Core issue is that 74% of the municipality is within a proclaimed (and open) water catchment or covered by national and state parks.

• The water authority policy is based on the interim guidelines for management of proclaimed water catchments released in 2000 by DoI. The policy is currently being reviewed with an emphasis on introducing more flexibility in the application of the 1:40 dwelling control. The catchment wide review foreshadowed in the interim guidelines has not been completed.

• General approach for rural dwellings is that land capability is required to support management of effluent on site and if there is more than one dwelling within a 1 km radius of a site the water authority generally objects to proposals based on the interim guidelines.

• Old land capability assessments for the former municipalities of Ballan, Bungaree and Buninyong shires prepared by the Soil Conservation Authority are very detailed and accurate and remain relevant today. The CHWA uses these documents in responding to any planning referrals. Areas (particularly small townships) identified as prone to poor drainage/flooding/waterlogging should be considered for rezoning to a more appropriate zone.

• Central Highlands Water would have concern at any proposal to rezone the Navigators area for rural living purposes or have the Section 55 referral power removed. A widening of the referral powers would be preferred.

Many authorities and agencies were consulted in the preparation of this rural strategy plan. The rural strategy plan has direct relevance to many groups involved in natural resource management.

5.5. Other authority information sessions An information session was held with other authorities in July 2007. Department of Primary Industries did not attend. Catchment Management Authorities The municipality is covered by two CMA’s – Corangamite and with a small portion in Port Phillip. The Corangamite CMA has prepared some detail EVC mapping for the western portion of the municipality. This information has been further enhanced by Council’s Biodiversity Mapping Project that completes the information for the whole municipality. The CCMA has provided support for this mapping exercise. Council intends to introduce a variety of ESO’s and VPO’s as a result of this project and a project brief has been prepared. Department of Planning and Community Development The DPCD is generally supportive of the approach and direction of the rural strategy plan. The DPCD emphasised the need to refer to the new practice note on the rural zones for guidance on applying the new zones and encouraged the inclusion of other overlay mapping (ie ESO/VPO as above). Council expressed concern about the delays in finalising the Ballarat Corridor Strategy however a date for this the completion of this work could not be provided.

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6. NEW RURAL ZONES This role of this Rural Strategy Plan has altered with regard to the new suite of rural zones since the introduction (via translation) of the new zones in August 2007 (Amendment C31). The rural strategy plan will now refine the allocation of these zones within the local context. The former Department of Sustainability and the Environment (DSE) introduced these zones to replace all existing rural zones contained within the Victorian Planning Provisions (VPP). This included a review of the: • Rural Zone; • Environmental Rural Zone; and • Rural Living Zone. The new suite of rural zones includes the following: • Farming Zone (to replace the Rural Zone); • Rural Activity Zone (to be applied where relevant); • Rural Conservation Zone (to replace the Environmental Rural Zone); • Rural Living Zone (to replace the existing Rural Living Zone); and • Green Wedge Zone (introduced as part of Melbourne 2030). The Rural Conservation Zone and Green Wedge Zone have been introduced into the VPP as part of Amendment VC22 (21st November 2003) which follows on from the formal adoption of Melbourne 2030 by the State Government. Amendment VC24 (11th June 2004) introduced the remaining rural zones. A key requirement of this strategy is to introduce the new rural zones in the Moorabool Planning Scheme. The state government is offering a direct translation of the Rural Zone to the Farming Zone and the Environmental Rural Zone to the Rural Conservation Zone with without the need for a supportive rural strategy. While there is no specific policy direction the use of the Green Wedge is restricted to metropolitan areas. The DSE released a new practice note; Applying the Rural Zones in March 2007. This provides guidance on the application of the new zones in the following manner: • The Farming Zone will apply to areas currently in the Rural Zone where activities are predominantly of

an agricultural nature. • The Rural Activity Zone will apply to some areas that are currently in the Rural Zone or other zones

where the competing interests of agriculture, the environment, tourism and other rural activities need to be balanced. The application of the Rural Activity Zone is anticipated to apply to areas where strategic work has identified the need to balance competing interests and has provided the necessary tools.

• The Rural Living Zone will apply mostly to areas in the existing Rural Living Zone or other areas where residential use in a rural environment has been strategically justified. It should not be applied to clusters of dwellings on small lots as a reflection of the settlement pattern.

• The Rural Conservation Zone, introduced as part of Amendment VC22, will apply to areas currently in the Environmental Rural Zone and other areas that have been strategically justified as having predominantly conservation values. The practice note particularly refers to potable water catchments and the use of the Rural Conservation Zone to control agricultural and residential uses.

The following diagram shows the proposed translation of the existing rural zones to the new rural zones.

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The primary intention of the new rural zones is to re-articulate a strategic direction for Victoria’s rural areas which takes broader account of such things as market changes in agriculture, land capability and productivity analysis, identification of land for farming as a business and the identification of land requiring environmental protection. The purpose of each of the proposed and recently introduced rural zones is as follows.

6.1. Farming Zone

The Farming Zone will replace the Rural Zone where activities are predominantly agriculture in nature. The particular purpose is as follows:

The new Farming Zone unambiguously caters for agriculture as an industry and encourages the use of the land for a range of agricultural activities. Discouraging uses that could undermine agriculture is a key purpose of this zone. A limited range of non agricultural uses that support and improve agricultural activities and improve agricultural activities may be considered, but the controls on use and development in this zone are much tighter that those in the existing Rural Zone and the new Rural Activity Zone.

Clause 35.07 (Farming Zone) states the purpose of the zone as follows: • To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the

Municipal Strategic Statement and local planning policies. • To provide for the use of land for agriculture. • To encourage the retention of productive agricultural land. • To ensure that non-agricultural uses, particularly dwellings, do not adversely affect the use of land for agriculture. • To encourage use and development of land based on comprehensive and sustainable land management practices and

infrastructure provision. • To protect and enhance natural resources and the biodiversity of the area. In terms of encouraged use and development, the following is relevant:

No permit required: Agriculture, Crop raising, Extensive animal husbandry and Cattle

feedlot (subject to compliance with relevant code of practice) and Dwellings.

Permit required: Rural industry, Rural store, Intensive animal husbandry.

Prohibited: Industry (excluding Rural industry) and most commercial and retail activities.

Minimum lot size: 40 hectares default, if no minimum is specified.

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Small lot excisions: One excision possible subject to conditions to prevent the further house lot excisions.

Dwellings: No permit is required for a house on a lot greater than 40 hectares or the minimum lot size set by the council. A landowner may apply for a permit for a house on a lot smaller than 40 hectares or the minimum lot size set by the council. A landowner may apply for additional houses on a lot. A permit application for a house must include a written statement that addresses certain guidelines in the zone.

6.2. Rural Activity Zone The Rural Activity Zone is to be applied to selected land to be identified where agricultural activities and other land uses can co-exist. A wider range of tourism, commercial and retail uses can be considered in this zone. Agriculture has primacy in this zone, but other uses may be established if they are compatible with agricultural, environmental and landscape qualities of the area. The purpose of the zone is as follows: • To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the

Municipal Strategic Statement and local planning policies. • To provide for the use of land for agriculture. • To provide for other uses and development, in appropriate locations, which are compatible with agriculture and the

environmental and landscape characteristics of the area. • To ensure that use and development does not adversely affect surrounding land uses. • To protect and enhance natural resources and the biodiversity of the area. • To encourage use and development of land based on comprehensive and sustainable land management practices and

infrastructure provision. In terms of encouraged use and development, the following is relevant:

No permit required: Agriculture, Crop raising and Extensive animal husbandry.

Permit required: Rice growing, Dwelling, Intensive animal husbandry (subject to compliance with relevant code of practice).

Prohibited: Industry (excluding Rural industry), Office, Retail premises.

Minimum lot size: No default. Appropriate subdivision size based on land Capability and the nature of rural activities proposed rather than arbitrary lot size. Allow re-subdivision of existing small lots where better outcome achieved.

Small lot excisions: Application may be lade to council subject to conditions preventing further house lot excisions.

Dwellings: No permit is required for a house on a lot greater than the minimum lot size set by council.

Subdivision: A permit is required for subdivision. Each lot must be the area specified for the land in the Schedule to the zone set by council.

6.3. Rural Living Zone The Rural Living Zone replaces the existing Rural Living Zone. It provides for residential use in a rural environment. This zone applies to rural areas in selected locations where residential use is specifically encouraged. The principles of Ministerial Direction No. 6 Rural Residential Development must be considered when considering this zone.

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Clause 35.03 (Rural Living Zone) states the purpose of the zone as follows:

• To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

• To provide for residential use in a rural environment. • To provide for agricultural land uses which do not adversely affect the amenity of surrounding land uses. • To protect and enhance the natural resources, biodiversity and landscape and heritage values of the area. • To encourage use and development of land based on comprehensive and sustainable land management practices and

infrastructure provision. In terms of encouraged use and development, the following is relevant:

Range of lot size: 8 hectares default. Discretion to consider the re-subdivision of lots in situations when better planning outcomes are achieved and a 173 agreement prohibits the further subdivision of the lots.

Dwellings: A dwelling does not require a permit under the Rural Living Zone providing the lot meets the minimum area specified in the Schedule to the zone. If no area is specified than the lot must be at least 8 hectares. Only one dwelling must be on the lot and the dwelling must be provided with all-weather vehicle access, be connected to necessary services or satisfactory alternative arrangements and contain an adequate water source for fire fighting purposes.

6.4. Rural Conservation Zone The Rural Conservation Zone replaces the Environmental Rural Zone and is to be used to protect and enhance the natural environment and its historic, archaeological, scientific, landscape, faunal habitat and cultural values. Agriculture is allowed in the zone, provided it is consistent with the environmental and landscape values of the area. A schedule to the zone requires the specific conservation values of the land to be stated. The Rural Conservation Zone is the most restrictive zone. Small-lot excisions and most non-rural uses are prohibited. The minimum lot size for subdivision is 40 hectares, which is based on the minimum lot size in the Rural Zone and the Environmental Rural Zone. If a different lot size is proposed, this should be determined following an analysis of the existing lot sizes that apply to land in conservation areas. Clause 35.05 (Rural Conservation Zone) states the purpose of the zone as follows: • To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the

Municipal Strategic Statement and local planning policies. • To conserve the values specified in the schedule to this zone. • To protect and enhance the natural environment and natural processes for their historic, archaeological and scientific

interest, landscape, faunal habitat and cultural values. • To protect and enhance natural resources and the biodiversity of the area. • To encourage development and use of land which is consistent with sustainable land management and land capability

practices, and which takes into account the conservation values and environmental sensitivity of the locality. • To provide for agricultural use consistent with the conservation of environmental and landscape values of the area. • To conserve and enhance the cultural significance and character of open rural and scenic non urban landscapes. A permit is required for the construction of a dwelling within the zone irrespective of the lot size. The dwelling must be the only dwelling on the lot. A permit is required to subdivide land. Each lot must be at least the area specified in the Schedule to the zone. The subdivision default minimum is 40 hectares. Smaller lots may only be created by re-subdivision or to create a lot for a utility installation.

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A planning practice note has been prepared by DSE assisting Councils in implementing the new rural zones.

7. WATER AUTHORITY POLICY There are four water authorities that have responsibilities for urban and rural water supplies and reticulated sewerage in the Shire of Moorabool. These are Central Highlands Water, Barwon Water, Southern Rural Water and Western Water. The state government released in August 2000 the “Interim guideline for planning permit applications in open, potable water supply catchment areas” with the purpose of assisting responsible authorities in their assessment of planning permit applications for use and development in all open, potable water supply catchments in Victoria. It was prepared under Section 60(1) (b) (ii) of the Planning and Environment Act 1987 and applies until a review of water catchment issues has been completed. This review has not been completed. Central Highlands Water developed an ‘in house’ policy in 2003 titled Protecting Water Quality in the Moorabool Shire, Water Catchment Protection Policy 2003 (Appendix C). This was based on the interim guidelines. The policy uses the density of dwellings as a prescriptive requirement on the following basis:

• Where a planning permit is required to use and develop land for a dwelling or to subdivide land:

o The density of dwellings should be no greater that one dwelling per 40 hectares (1:40 ha); and

o Each lot created in the subdivision should be at least 40 hectares in area. Variations were considered based upon a catchment management plan or land capability assessment. The Moorabool Rural Housing Strategy identifies the following concerns with the policy, particularly the density provisions:

there is some conflict with the zone provisions,

are arbitrary,

are unrelated to land capability,

fail to have regard to high quality waste water treatment systems,

raise conflict with existing land uses, and

are inconsistent with the ESO1 (Proclaimed Water Catchment Areas). The report recommends amending the ‘policy’ and the ESO1 for developments in the rural zones as follows:

• The subdivision size permitted by the zone in which the land is included,

• The capability to accommodate effluent without impact on water quality, and

• The type of treatment system proposed.

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This policy is not supported by Council and it has not been integrated into the Moorabool Planning Scheme. The current CHW submission to C34 requests its inclusion in the planning scheme. However a review of VCAT decisions (Appendix I) indicates the Tribunal has given weight to the policy to refuse applications for rural dwellings. On 2 out of 4 occasions the Tribunal upheld Councils own decision to refuse a permit for a rural dwelling. This indicates in reaching its decision the Moorabool Shire Council has given weight and support to the policy on some occasions.

8. EXISTING RURAL LOT CHARACTERISTICS Prior to making an assessment of individual areas of the municipality it is important to review the existing conditions and characteristics of the rural areas, particularly lot size and residential use. In terms of all dwelling approvals activity for the municipality it is expected that residential areas will be the key driver. This is clearly the case with Moorabool as the table below indicates.

Table 3: All Dwelling Approvals 2001-2006 YEAR ZONE

2001 2002 2003 2004 2005 2006TOTAL Average

per year Rural (FZ, RCZ)

45 41 36 47 27 39 235 39

Rural Living (RLZ)

19 14 18 31 19 16 117 20

Residential (R1Z, TZ, LDRZ)

124 181 141 214 166 179 1005 168

TOTAL 188 236 195 292 212 234 1357

Over the period 2001-2006, 1357 dwellings were approved at an average of 226 per year. The majority (74%) of dwellings were built in urban areas with 26% in rural areas. Appendix G documents dwelling approvals activity for all areas of the municipality. Appendix F contains a table documenting the numbers of lots, dwellings and vacancy rates in both all rural areas and within specific precincts (as detailed in Section 10.7). The following observations can be made in respect of all rural areas (non-urban) in the municipality. • There is a concentration of rural dwellings at the western end of the municipality and around Bacchus

Marsh influenced by Ballarat and Melbourne respectively. These areas are also characterised by smaller rural lots.

• In all rural zones (FZ, RCZ, RLZ) there are a total of 3698 dwellings located on 38% (3701) of all rural lots (9740) which indicates a ratio of 1:1.

• In all rural zones nearly 31% of all lots are less than one hectare in size and almost half (47.5%) of all rural lots are 5 hectares or less in size. This indicates a lot size more equivalent to a rural living zone is a prevailing characteristic in parts of the municipality, particularly in land in the north-west. This also supports the trend for rural lifestyle opportunities.

• In all rural zones only 17% of all lots are greater than 25 hectares in size which is still significantly less than the rural zone minimum lot size.

• The distribution of dwellings by zone is:

Table 4: Rural Dwellings – Current Status

ZONE No. & % of Dwellings

All rural zones 3698 dwellings Farming (FZ) 2523 or 68% Rural Conservation (RCZ) 260 or 7% Rural Living (RLZ) 915 or 25%

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This analysis indicates the vast majority of dwellings outside of non urban areas are located in the Farming Zone and only a relatively small portion (25%) are located in a zone that objectively encourages residential use in a rural environment. However the majority (7616 or 78%) of rural lots are zoned Farming. The Moorabool Rural Housing Strategy 2004 identified there were over 6000 vacant rural lots which, it argued, provided further capacity for rural living opportunities and negated the need to rezone land for rural living purposes however further detailed analysis indicates there are only 893 vacant lots with an area less than 2 hectares; half of which are located in proclaimed water catchments. The conclusion that can be drawn

from this is the existing lot size and distribution should not be a criterion for the assessment of rural living opportunities. There is a need for Council to proactively plan for rural living opportunities in appropriate areas in the municipality. There are 3,526 vacant lots in rural areas that are greater than 2ha in area. Many of these lots will be the various holdings that comprise existing farms. It is unlikely that all but a minor proportion of these were created specifically for rural living (residential) purposes. Examination of the pattern of lots across the Shire supports this. Most lots appear to represent existing (historical) lots sizes created as part of the original subdivision of rural land and at the time of settlement or later subdivisions to facilitate rural production and transfer of land. This even appears to apply in some areas that have been zoned Rural Living. This type of subdivision has virtually been eliminated from rural areas since the introduction of the new format planning scheme in the late 1990’s. In respect of the distribution of small vacant rural lots less than 2 ha in area, with a couple of exceptions they are not found distant from townships or small settlements or in some cases historical towns associated with gold mining. The municipality is not characterised by small lots randomly dispersed throughout broad acre farming areas. Even within the areas that are zoned Rural Living there are no concentrations of small lots and there are very few isolated randomly dispersed lots. Generally the concentration of small vacant lots in rural areas is as a result of historical subdivisions associated with early land settlement patterns, in some cases gold mining settlements or more recent ‘rural residential’ subdivisions on the fringe of a town or settlement. Table 3 indicates a total of 235 dwellings were approved between 2001-2006 with an average of 39 per year for the Farming and Rural Conservation Zones. There were no significant variations apart from a relatively low 27 approvals in 2005 with all other years in the range 36-47. A comparison of this data for the rural areas against the rural living data contained in Section 9.7 indicates there was nearly double the amount of approvals in the FZ/RCZ compared to the RLZ which supports the analysis in Table 4 that indicates only 25% of all rural dwellings are located within the Rural Living Zone. The important information that can be drawn from this is Council requires a strong and decisive policy framework to drive decision making in its rural areas to ensure rural living activity is guided to appropriate areas and the protection of productive agricultural areas and those with significant environmental constraints should be the key objective of any new framework.

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9. RURAL LAND USE TRENDS AND ISSUES This section of the report discusses some of the key land use trends, developing issues and responses.

9.1. The rural economy

The Growing Moorabool Economic Development Strategy 2006 was prepared by SGS Economics and Planning and has been adopted by Council. This strategy established the following in respect to the rural economy: • In 2001 those directly employed in agriculture, fishing and forestry comprised 6.4% of the workforce. • Significant and sustained population growth is a prerequisite for ongoing economic growth. • In 1994-95 the value of agricultural production was $59 million, dropping to $54m in 1997 and

growing to $75.6m in 2005. Horticulture contributed 36% of the value, cropping 9% and livestock 49% in 1994/5.

• Agriculture is a high value element in Moorabool’s economy. It has a high export/import index value plus it has a strong employment multiplier as well as providing a substantial number of jobs.

• Agriculture et al provides 13% of all jobs in the municipality. • For every job in agriculture et al there are 11 jobs created elsewhere through the multiplier effect. • Many jobs are created from export earnings such as;

o Other Livestock Farming – 24 jobs overall with 19 coming from export earnings o Services to Agriculture – 30 jobs, 22 due to exports o Agriculture, undefined – 13 jobs in total with 9 due to exports

• Growth in jobs in agriculture is dependant on increasing production and adding value. Agriculture is a major land use within the Shire of Moorabool because of the area of land it occupies, the value of output (particularly when value adding is taken into account), and its importance in terms of environmental management. The nature of farming is dominated by the horticultural areas of the Bacchus Marsh Irrigation District and the potato growing areas in the north west of the municipality. These two areas comprise excellent class 1 and 2 soils and there is some evidence of new horticultural activities (organic vegetables) in the north- west. There are virtually no intensive animal industries such as poultry or piggery establishments as the majority of the land is within open water catchments and the high value soils are more appropriate for other agricultural uses.

9.2. Land Capability

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The capability of agricultural land should be the starting point for the new rural strategy plan. Detailed work was completed in the early 2000’s with the preparation of land capability mapping by Phillips Agribusiness. Appendix F contains a review of this information, including the typical farming systems for land classes 1 through to 5. The map below identifies broadly the distribution of the capability classes for Moorabool.

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(Source: Land Capability and Farming Practice in the Moorabool Shire, Phillips Agribusiness May 2001)

9.3. Rural interface issues

The strategic location of the municipality between metropolitan Melbourne and Ballarat and a state highway connecting the two has resulted in many rural areas preferred by rural lifestylers that are not necessarily directly involved in agriculture. This has resulted in the land price increases that are essentially well above their productive capacity, particularly around the eastern end of the municipality. The proximity and ease of access to Melbourne is a major factor in the changing face of agriculture in Moorabool. While Council has a strong focus on resident development within the 3 key towns, there is also a strong desire of the farming community to allow for the succession of the family owned farm within the family structure and provide on site accommodation to family and farm workers. Likewise these farming families also wish to continue to farm without the adverse impacts of the rural lifestyle seekers who bring little or no knowledge of land management and are willing to pay higher prices for land than their productive capacity would indicate. This makes it increasingly difficult to increase farm sizes. The right to farm is also impinged by the potential of non farmers to not respect the nature of uses in an area and the right for these uses to operate without reasonable constraints. The Rural Conservation Zone triggers the need for a planning permit for agriculture and it uses should be selective and not a broad application.

9.4. Rural subdivision and rural living

It is evident that previous planning scheme controls applied under pre-amalgamation local governments enabled the creation of many smaller rural lot subdivisions that could not reasonably support farming activities. This has resulted in some clusters of small lots with the rural zone, particularly around Mount Doran, The Tableland/Morrisons, Beremboke and Balliang East. Many of these lots are now used for residential purposes and not farming, are isolated from urban communities and lack services, particularly town water and reticulated sewerage. Many are also encumbered by remnant vegetation, proximity to crown land and topography. The ongoing management of these areas must be considered further by this rural strategy plan with an emphasis on constraints and retaining rural areas for farming. The new format planning scheme controls have effectively curtailed the creation of small rural lots within rural areas. The minimum subdivision lot size is 100 hectares and the trigger for a permit for a dwelling is 40 hectares in the rural zone. The only exception to this is the Bacchus Marsh Irrigation District which has a 15 hectare subdivision size. The effect of this is there is some deterrence to subdivision that allows for farm expansion as the majority of lots are far smaller than the 200 hectares required to meet the rural zone subdivision requirement, especially in the northern half of the municipality. The rural strategy plan should review the schedule requirements for subdivision and dwellings and apply them more strategically (based on land capability). There is a reasonable spread of rural living areas across the municipality however most of these are located within open water catchments and none have reticulated sewerage or town water. Therefore this rural strategy plan should have a presumption against the ongoing expansion of these areas and provide for a planned rural living approach outside of open water catchments.

9.5. The environment

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The Moorabool Growth Management Strategy 2002 contains a detailed assessment of the environmental characteristics of the municipality. The following represents a summary of the flora, fauna and habitat areas. Vegetation

Native vegetation is described by their Ecological Vegetation Classes (EVC’s). This description allows a link to be made between vegetation patterns and broad landscape features such as coasts, lakes, plains, mountains and their respective climates. There are 38 ECV’s mapped in the municipality; however the majority is located on public land in reserves and state forests (60%). Therefore the relevance of this to the rural strategy plan is limited however the wider distribution of vegetation across the municipality is a very important consideration in developing rural strategy. Native tree coverage is relatively poor as much of the land has been cleared for agriculture. Conservation Reserves The municipality contains a number of national parks, state parks and reserves that are valued nationally as biodiverse flora, fauna and land types, significant landscapes, historic and environmental significance, scenic and natural tourist destinations. Major parks include the Brisbane Ranges National Park, Wombat State Park, Werribee Gorge State Park and the Lerderderg State Park. Catchment Management Authorities The municipality is split between the Corangamite and Port Phillip Catchment Management Authorities. The table below provides a summary of the key environmental issues identified by these authorities.

Table 5: CMA issues*

Issue Corangamite CMA Port Phillip CMA River basins Moorabool and Barwon Werribee Bioregions Central Victorian Uplands

Victorian Volcanic Plain Central Victorian Uplands

Waterway Condition Barwon - 47% either poor or very poor Moorabool - 71% either poor or very poor

Werribee - 34% either poor or very poor

Land Use Barwon - 42% livestock grazing, 36% dryland agriculture, 0.5% irrigated agriculture Moorabool - 39% livestock grazing, 34% dryland agriculture, 0.4% irrigated agriculture

Vegetation Central Victorian Uplands 50% of remaining native vegetation is on private land Victorian Volcanic Plain 74% of remaining native vegetation is on private land

30% of remaining native vegetation is on private property

Threats Corangamite Sediments and turbidity Nutrients Salinity Decreased flow Increased flow Weeds Pest animals Diseases Fauna destruction Soil deterioration Climate change Disasters

Population increase Salinity – Rowsley and Balliang Clearance of native vegetation Water quality Pest plants – serrated tussock, Gorse

*obtained from the Regional Catchment Management Strategies

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The Port Phillip and Westernport CMA administer a program called Grow West that seeks to provide a bio-link across private land between the Brisbane Ranges National Park, Werribee Gorge State Park and the Lerdergerg State Park. This is discussed further in Section 10.8.5. Land and Water catchment management

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Moorabool Shire is physically and environmentally constrained in its options and capacity to support and accommodate future urban development. Over 74 per cent of the Shire is located in National or State Park or State Forest, or in the case of the majority of the area, within proclaimed potable water catchments. The Environmental Significance Overlay is used widely (5 schedules) in the Moorabool Planning Scheme. The extent of the ESO is determined largely by Schedule 1 which relates to Proclaimed Water Catchment Areas. The map below indicates the extent of this overlay.

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(Source Moorabool Planning Scheme)

Moorabool Shire has a large percentage of land dedicated to agriculture including crops, private plantations and livestock production. The impact of European settlement has contributed to the decline of the quality and quantity of native vegetation, land and waterway condition. Land and water conditions are influenced by various agricultural and urban land uses. The rural strategy plan must maintain the protection of water catchments and address how Moorabool Shire Council should actively seek to promote and facilitate sustainable management of land and water resources to ensure long-term agricultural productivity and conservation and enhancement of our natural resources. Significant large reservoirs are located within the Shire, in particular the northern sector of the municipality, which are privately owned and supply potable water to towns in the Shire as well as metropolitan Melbourne, Ballarat and Geelong. Additionally, the Moorabool River and Werribee River traverse through the Shire and significant areas of land fall within their catchment environs. This has imposed a strong management role on land use and development to ensure the integrity of these water catchments but has also created a significant constraint on the development of rural land and the towns located within those catchment areas. The Shire seeks to work cooperatively with the relevant Catchment Management Authorities, Water Licensing Authorities and other relevant stakeholders to protect these significant environmental assets and facilitate sustainable land use and development. Conservation and Shire Identity and Character The towns, rural landscapes and forested areas are important elements of the Shire’s character and identity. Maintenance of the Shire’s identity and character supports the quality of life, enhances the attractiveness of Moorabool as a place to live, invest and visit and provides for improved environmental outcomes. Maintenance of identity and character will be supported by: Preventing urban sprawl through the establishment and maintenance of urban growth boundaries

with structure planning, the actions such as development and implementation of residential growth strategies, and precinct structure plans for identified growth areas.

Protecting the character and appearance of small towns and urban areas through measures such as development and implementation of neighbourhood character studies and application of Neighbourhood Character Overlays by the identification of key neighbourhood character elements of the Shire’s towns and settlements as an interim measure.

Retaining non-urban breaks between towns and settlements through measures such as implementation of residential growth strategies and the designation of future areas for residential growth.

Protecting and enhancing environmental qualities and features through measures such as the application of Vegetation Protection and Environmental Significance Overlays and actions which support economic utilisation of land based on providing for carbon credits.

Avoiding indiscriminate development in rural areas through such measures as developing and implementing a rural housing policy.

Protecting and reinforcing the Shire’s built and natural heritage by implementation of heritage studies.

9.6. Key Rural Land Use Issues and Rural Strategy Plan Principles: A Summary

A snapshot of the key issues that have been informed by the consultation process and the review of existing material are provided below: Farming Population

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• The number of professional full time farmers within the Moorabool Shire is declining. Their preference is to relocate beyond the Shire’s boundaries where land values are more attuned to rural earning capacity. Land ownership and management in Moorabool is increasingly determined by part time farmers, be they traditional farmers who have moved to that position, or new

entrants to farming from urban backgrounds. Many rural households gain additional off farm income from employment in either Ballarat or Melbourne.

Environment

• Drought – without access to guaranteed water supply, intensification of production is not likely to be feasible.

• Open water catchments need to be effectively managed to protect water quality and quantity.

• Inappropriate land management practices by some (e.g. not making efforts to prevent the spread of environmental weeds, erosion, etc.).

• The community is more environmentally aware which is resulting in a change in farm practices and greater environmental accountability. This may increase farm costs but it can also provide market opportunities where compliance is easily realized.

• Significant portions of remnant vegetation are located on private land. Rural Economy

• Higher land prices associated with increased demands for rural residential living (often without an accompanying agricultural focus).

• More rural lots being subdivided when farmers typically need larger lots to assist viability.

• Continuing adverse movements in terms of trade that can only be accommodated through increasing productivity and farm size. This position is aggravated when land prices rise beyond agricultural values due to strong urban based demand.

• A shift in production centres, service industries and other infrastructure support brought about by changing industry focus and declining farm numbers. This can reduce some of comparative advantage of local agriculture.

• Limited additional agricultural land to enable more production in the Bacchus Marsh Irrigation District.

9.7. Sustainable Rural Planning - Key Principles

This list of key rural land use issues has guided the establishment of a number of sustainability key principles for rural planning at the local level. These principles support state planning policy for rural and agricultural areas. Key Principle 1

The Shire will remain a rural shire with a number of key towns and smaller settlements set within a rural landscape distinguished by its variety of landscapes, soil types, agricultural uses, significant native flora and fauna and lifestyle living opportunities which need to be protected and enhanced. Key Principle 2

Agriculture will continue to be an important part of the local economy, and will be maintained and supported particularly on the high quality soils in the north-west around Clarkes Hill and the river flats around Bacchus Marsh. Productive agricultural land should be used for land uses which require this capability. Agricultural land capability will form the basis of the new rural strategy plan.

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Key Principle 3

Protection of water quality, particularly potable water supply, is a high priority. Proclaimed water supply catchments and crown land reserves cover 74% of the municipality and must be managed to ensure water quality is not compromised. Development is to be managed in proclaimed water supply catchments. Key Principle 4

Areas of environmental and landscape significance form the basis of the municipalities character and should be protected. These landscapes are highly valued by residents and visitors and development that compromises these qualities will not be supported. Key Principle 5

There are significant areas of native vegetation on public and private land that are vital for the protection of biodiversity in the municipality. 25% of the municipality is within national of state parks. Key Principle 6

Erosion, salinity levels and flooding constraints should be identified and may restrict land use options. Key Principle 7

Rural residential development in its various forms is an important part of the lifestyle of the municipality and plays a role in population growth. There is currently an adequate supply of rural living opportunities and infill of these areas is preferred to any further expansion particularly for those areas within proclaimed water catchments. Opportunities do however exist around Bacchus Marsh.

Application of the Rural Zones

Key Principle 8

The Farming Zone should be used on land where the predominant activity is agriculture, the land is relatively cleared of native vegetation and does not have a key role in the preservation of flora and fauna.

Key Principle 9

The Rural Conservation Zone should be used where there is combination of a limited agricultural use of the land and constraints such as:

• flora and fauna;

• proximity to Crown land;

• erosion or salinity issues; and

• proximity to waterways and water quality issues.

Key Principle 10

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The Rural Living Zone should be applied the current extent of Rural Living areas following a review of the environmental constraints such a flooding and poor drainage. An investigation of the Cameron’s Road area will proceed as an independent investigation.

10. THE RURAL STRATEGY PLAN The Moorabool Growth Management Strategy 2002 established the need to plan for growth based on policy areas. The four policy areas were Lal Lal, Central, Balliang and Lerderderg. The MGMS (p14) defined policy areas as:

A unit that shares certain environmental and socio-economic characteristics within which particular interventions (especially by Council) can be expected to have similar impacts.

For the purposes of this Rural Strategy Plan this approach has been adopted in assessing the rural areas of the municipality. However within these policy areas there are specific precincts that require further detailed analysis given their individual characteristics (these are assessed in Sections 10.7 and 10.8). The policy areas are chosen on the basis of a number of criteria as defined in the Moorabool Growth Management Strategy and detailed below:

10.1. Catchment planning The catchment boundary is a logical unit to base a policy area, as many of the issues associated with land use and the natural environment are water-based. Fundamentally, the river basin is describable, it is united by hydrology and it is permanent. Environmental threats, such as stream bank erosion, water quality, sediment transport and salinity are water-orientated problems and are generally confined within catchment boundaries. Therefore, these environmental threats are best addressed with management strategies that consider the problem at a catchment scale. Catchments within river basins are, hence, an appropriate geographic unit for the development of many management actions; this has been recognised by the State Government endorsed Regional Catchment Strategies (RCS’s). Three main river basins exist within the Moorabool Shire: Barwon, Moorabool and Maribyrnong.

10.2. Land Use There is an increasing need to integrate land use planning with catchment management and the preservation of the natural environment. Land use patterns contribute significantly to the types of issues prevalent within an area. For example, an area dominated by agricultural land use will have considerably different issues to the alternate areas that are dominated by public land, especially when it is managed for conservation.

10.3. Existing Policies and Strategies The Rural Strategy Plan should consider other policies and strategies at the State level that are relevant to the Moorabool Shire. There is a need for consistency across these policy statements/strategies. Melbourne 2030 sets the land use direction of the metropolis of Melbourne and has effect outside of the Urban Growth Boundary either directly through the regional cities component or indirectly through the development pressure particularly at the eastern end of the municipality. Regional Catchment Strategies (Corangamite, Port Phillip and Westernport) are also important state level documents.

10.4. Agriculture

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Agriculture is, and will continue to be a major economic contributor to the Shire’s economy. The Rural Strategy Plan will seek to protect areas that have been identified as having a high suitability for intensive agriculture and those areas that are suitable for multiple agricultural land uses.

10.5. Bio-Physical Characteristics The MGMS considered several biophysical constraints for the definition of Rural Policy Areas. They include the following:

• Water Resources – Moorabool contains a number of proclaimed water catchments where land use should be restricted to avoid any adverse impacts on the quality and quantity of water in the defined catchment.

• Vegetation and biodiversity – these are identified through Ecological Vegetation Class (EVC) assessments and are important in identifying areas of depleted vegetation that require protection.

• Salinity – can result in decreased agricultural productivity and can also have a major impact on infrastructure.

• Soil erosion – is a natural geological process however the rate of erosion can be increased by human activity, such as the removal of native vegetation.

• Public land – often has number of restrictions, meaning they are not often available for agriculture and other production.

In developing the methodology for the rural strategy plan the municipality was divided into 4 rural policy areas based on water catchments. Within these rural policy areas a number of individual precincts have been identified. The urban areas of Bacchus Marsh, Ballan and Gordon are not considered as part of the Rural Strategy Plan. The rural policy areas and relevant precincts are described below:

Table 6: Policy and Precincts Areas

RURAL POLICY AREA RURAL PRECINCT Lal Lal • Western part of Shire with influence from

Ballarat • Agriculture and forestry dominate

Navigators Yendon Rural Living Lal Lal Rural Living Mt. Egerton/Gordon Rural Living

Central • Dominated by agricultural land and timber

production • Population growth is centred along the Western

Highway spine

Ballan Rural Living Myrniong/Pentland Hills Rural Living

Lerderderg • Northern part of Shire • 90% public land • 10% freehold land • Situated on the Volcanic Victorian Uplands and

contains a number of environmental features of national and international importance

Greendale Rural Living Korweinguboora Corridor

Balliang • Eastern part of the Shire • Werribee and Lerderderg Rivers flow into area

and merge south of Bacchus Marsh • Strongly influenced by metro Melbourne

Bacchus Marsh Rural Living Bacchus Marsh Avenue of Honour Cameron’s Road Bences Road Grow West

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10.6. Rural Policy Area Assessment This section of the report reviews the settlement characteristics, opportunities and threats for each Rural Policy Area, identifies objectives and strategies for each area and specific recommendations for the planning scheme controls.

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Table 7: Regional Policy Area Assessment

REGIONAL POLICY AREAS ASSESSMENT Lal Lal Central Balliang Lerderderg

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Land Capability Land Class 1, 2 and 3 Land Class 3 and 4 Land Class 1, 3 and 4 Land Class 4 and 5

Catchment

Total number of lots 3840 1096 766 2095

Lots without dwellings 1274 245 404 787

Lots with dwellings 2566 851 362 1308

Properties without dwellings

637 177 153 443

Average lot size 14.2 hectares 24.2 hectares 116.2 hectares 9.7 hectares

Assets Large areas of high quality agricultural land in north west Deep clay loam soils with high rainfall excellent for vegetables/potatoes Cropping and grazing are dominant land uses further south on basaltic plains Lal Lal reservoir and environs are declared water supply catchment Timber pine plantation in south west with sawmills and processing facilities in close proximity Large areas of remnant vegetation on private land Areas adjacent to Ballarat have a rural living character Existing farms comprise many lots Intensive agriculture dependent on irrigation by dams and groundwater

Contains large areas of agricultural land highly suitable for a range of commodities. This versatility enables the land to maintain productivity under different economic conditions Forestry on private and public land is important for pine and eucalypt species

Contains high quality agricultural land in north and west for beef cattle and sheep grazing/barley and lucerne for hay Bacchus Marsh horticultural area is important at the state level. Farm gates are an iconic feature of the avenue. Well suited to plantation timber (eucalypts) Around Balliang township there is marginal agricultural land – low rainfall and poor soils however larger farms remain productive Brisbane Ranges National Park/Steiglitz Historic Park important for flora and fauna conservation. There are private land holdings south of Beremboke that retain significant vegetation and lie between these parks; consideration should be given to the Rural Conservation Zone. Werribee Gorge State Park provides an important breeding habitat for the Peregrine Falcon and Wedge-tailed Eagle Werribee Plains Project proposes a pipeline of recycled water from the Western Treatment Plant to service southern areas around Balliang and Balliang East which would substantially improve the productivity of this area. Balliang East has a rural living subdivision pattern that is significant different from the surrounding large farming holdings. This land should be considered for the Rural Living Zone

Lerderderg State Park covers the headwaters of the Werribee Catchment, contains threatened flora and fauna species and 71% of the Lerderderg River Also part of the catchment and storage of potable water used to service the Geelong region Attractive for rural lifestyles and as a tourist destination leading to Daylesford and Trentham

Table 7: Regional Policy Area Assessment

REGIONAL POLICY AREAS ASSESSMENT Lal Lal Central Balliang Lerderderg

Moorabool Rural Strategy Plan, April 2009 Page 49 Prepared by Isis Planning

with a suitable minimum subdivision size that restricts further subdivision.

Threats Overuse of groundwater resources Isolated concentrations of rural living developments around Lal Lal, Mount Doran and The Tableland within declared water catchments Significant rural living activity within Navigators adjacent to and influenced by Ballarat The purchase of water rights for non agricultural uses

Threatened flora such as Yarra Gum, Dense Mint-Bush and Scented Bush Pea due to land clearing, impacts of surrounding uses and invasion of pest plants High correlation between threatened flora sites and drainage lines. Protection required for landscape processes, flood mitigation, control of erosion, water quality and maintain biodiversity

Strong correlation with areas of EVC at risk and those protected for conservation Invasion of pest plants and animals into conservation areas High potential for increased salinity and soil erosion Agricultural land west of Bacchus Marsh is recognized as containing some of the most degraded farming land in Australia due to poor soils, steep valleys and low rainfall resulting in land degradation issues. Proposed to be addressed through the Grow West Project through re-afforestation of the area between the Brisbane Ranges National Park and the Lerderderg State Park. Consideration should be given to the RCZ for this area or for steep and elevated slopes.

Contains large areas with EVC’s that are at risk, mainly on public land managed for conservation High susceptibility to wildfire, particularly for access to small settlements such as Blackwood, Blakeville and Spargo Creek Ordovician duplex soils are easily dispersed making them prone to erosion. Removal of vegetation and steep land increases this risk Some risk of rising salinity levels

Key Issues Water Resources Balanced management of the water resource is required to avoid limiting production and yield in high value agricultural area Agriculture Maximise production from high value areas and avoid non agricultural land uses Promote innovative agricultural uses to establish in Navigators Water Quality Protect water catchment areas and reservoirs to ensure adequate supply of potable water Rural Living Need to provide a hard edge to existing rural living settlements to avoid their expansion in water catchment areas. Liaise with the water authorities further to determine those areas not suitable for rural living or township areas. Rural Dwellings

Agricultural diversification & land suitability Highly adaptable to changes in agriculture Water Quality Werribee River near Ballan has been classified as being in excellent or good condition Flora and Fauna Area is predominantly cleared however some isolated areas of depleted, endangered or vulnerable vegetation remain Salinity Considerable areas identified as at high risk to dryland salinity Erosion Water course erosion risk is high Forest Interface The Wombat State Forest interfaces with areas of heavily vegetated private land. Consideration should be given to the RCZ for these areas.

Urban Development Maintain non urban separation between Bacchus Marsh and Melton Salinity Large areas identified as potential high risk Flora and Fauna Extensive vegetation clearance has occurred throughout the area, enabling invasion of pest species resulting in many species becoming threatened. The RCZ should be used where there are significant stands of remnant vegetation linked with national and state parks. Erosion Soil characteristics and land use pattern result in increased risk of water erosion Agricultural Productivity Land degradation and climatic variations threaten agricultural productivity in the many parts of the policy area Rural Conservation Isolated areas where good remnant vegetation is retained on private land

Water Quality Protect water catchments to ensure water quality is protected and enhanced for domestic use and overall health of the ecosystem Rural Living Expansion of hobby farms and rural residential development adjoining Lerderderg State Park/environmental risk/visual impacts Township Growth Blackwood expanded rapidly between 86-96 with increased risk to surrounding environmental values Fire Risk Wildfire is a threat to residential uses in the area and a positive environmental experience to enable regeneration Flora and Fauna Areas of remnant vegetation are threatened by adjoining land uses and invasion of pest plants Tourism Promote the Korweinguboora corridor, as the main access from Melbourne to the spa

Table 7: Regional Policy Area Assessment

REGIONAL POLICY AREAS ASSESSMENT Lal Lal Central Balliang Lerderderg

Moorabool Rural Strategy Plan, April 2009 Page 50 Prepared by Isis Planning

Provide clear policy guidance on rural dwellings Navigators Determine the future role of Navigators as an adjunct to the Ballarat rural living area and as a mix of innovative agricultural uses Rural Conservation Mount Doran and The Tableland/Morrisons are constrained by remnant vegetation and topography and should be considered for the RCZ Forest Interface The Wombat State Forest interfaces with areas of heavily vegetated private land. Consideration should be given to the RCZ for these areas.

such as south of Beremboke adjacent to the Brisbane Ranges NP and Grow West. Forest Interface The Lerderderg State Park interfaces with areas of heavily vegetated private land. Consideration should be given to the RCZ for these areas.

towns for tourism based uses.

Objectives - General To protect areas within proclaimed water catchments from inappropriate development To consider the rezoning of areas with established rural living characteristics to a more appropriate zone To protect areas of environmental significance including flora and fauna To confine urban development to established areas and only provide for urban growth at the periphery where environmental constraints and infrastructure permit To encourage innovative forms of agriculture at appropriate locations

Objectives - Specific To protect areas of highly productive agricultural land around Clarkes Hill from inappropriate land uses To promote the infill of rural living areas zoned for that purpose and discourage the further growth of these areas To consider the growth pressures resulting from Ballarat on areas that may accommodate new dwellings To protect the Western Freeway corridor from inappropriate development To protect the forest interface where significant remnant vegetation occurs on private land.

To provide for a mix of agricultural uses based upon land capability To protect the Western Freeway corridor from inappropriate development. To protect the forest interface where significant remnant vegetation occurs on private land.

To protect the Bacchus Marsh horticultural area as an area of state agricultural significance To provide for an established non urban break between Bacchus Marsh and the metropolitan Melbourne To discourage non agricultural land uses on areas with high landscape value, steep land, areas prone to erosion and servicing constraints To provide planning scheme protection to the Maddingley Coal Mine To protect the Western Freeway corridor from inappropriate development. To protect the remnant vegetation on private land where there are links to state or national parks. To protect the forest interface where significant remnant vegetation occurs on private land.

To provide for a variety of tourism based uses in rural areas that protect and maintain the environmental values of the areas To restrict residential based development to Blackwood and Greendale

Table 7: Regional Policy Area Assessment

REGIONAL POLICY AREAS ASSESSMENT Lal Lal Central Balliang Lerderderg

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Strategies – General Ensure that all new use and development of land in rural areas accords with proper land management practices relating to the retention of vegetation, revegetation, erosion control and management, vermin and weed eradication and management, water catchment management and salinity control.

Ensure that any further subdivision of rural land has regard to the viability of existing and surrounding agricultural activities. Ensure that any further subdivision of rural land has regard to the maintenance and management of the landscape and the natural environment Protect agricultural land from inappropriate residential development; Maintain and enhance the landscape character of rural areas by retention of existing vegetation, revegetation of degraded areas and protection of view lines, rural

landscapes and landmarks. Encourage recycled water use in existing and planned new agricultural land use and development. Encourage the use and development of land for small-scale tourist activities that are associated with, or enhance the use of the land for agricultural purposes. Ensure that use and development of rural land does not increase the risk of wildfire. Protect good quality agricultural land and support the productivity of existing and future agricultural and horticultural activities by:

o maintaining productive farm sizes o discouraging the fragmentation for non-rural use and development; o directing rural residential and rural living developments to areas where they will not impact on agricultural and horticultural production; o directing subdivision for residential purposes to strategic growth areas; and o requiring land use changes and new developments in productive agricultural areas to demonstrate that they will have regard to not impact detrimentally on

existing agricultural activities, Optimise opportunities for high value agriculture by encouraging land uses that are related to suitable soil type, climatic conditions and protection of land and water

resources. Encourage the development of new agricultural enterprises in accordance with land capability studies and the Growing Moorabool Strategy. Protect rural and agricultural infrastructure such as roads and water supply. Maintain agricultural and horticultural land use along the Avenue of Honour. Provide for flexibility in lot sizes in designated areas to provide for an opportunity to retain primary product areas in large holdings. Ensure that where rural living / rural residential development takes place that it is supported by long term land and natural resource management arrangements. Encourage the sustainable development of timber plantation industries where there is appropriate infrastructure such as roads. Require strategies to address land management issues associated with timber plantations which ensure minimal detriment to the surrounding environmental values,

particularly in regards to water resources. Ensure timber plantations conform to the Code of Practice for Timber Production Encourage sustainable agricultural enterprises that maintain the viability of productive land in the Shire.

RECOMMENDATIONS Retain all existing Farming Zone land in the Farming Zone except for any identified in the precinct assessment or below (Key Principle 8). Rezone land that has significant stands of remnant vegetation at the Wombat, Lerderderg and Lal Lal forest interfaces to Rural

Conservation Zone (Key Principle 9). Rezone the Grow West project area to Rural Conservation Zone to reflect and support the objectives of this project. Retain the 100 hectare minimum subdivision size in the Farming Zone for land within Land Classes 3, 4 and 5 and for land that is adjacent

to and shares a common boundary with National, State or Regional Parks. Introduce a 40 hectare minimum subdivision size in the Farming Zone for Land Classes 1 and 2 except for:

o The horticultural areas around Bacchus Marsh where the minimum subdivision lot size will remain as 15 hectares o The potato growing areas around Clarkes Hill where a minimum subdivision lot size of 30 hectares is proposed

Retain the 40 hectare minimum lot size for a dwelling. Retain the Rural Living Zone to reflect existing rural living areas and apply a 6 hectare subdivision minimum lot size (Key Principle 10). Rezone land at Mount Doran to the Rural Conservation Zone that is heavily vegetated as a corridor link between the two areas of the Lal

Lal State Park.

Table 7: Regional Policy Area Assessment

REGIONAL POLICY AREAS ASSESSMENT Lal Lal Central Balliang Lerderderg

Moorabool Rural Strategy Plan, April 2009 Page 52 Prepared by Isis Planning

Rezone parts of The Tableland and Morrisons to the Rural Conservation Zone in recognition of the steep topography and proximity to Lal Lal State Park.

Rezone land south of Beremboke to Rural Conservation Zone in recognition of vegetation on private land and the role it plays as a link between Brisbane Ranges NP and Steiglitz Historic Park.

That Council continue further discussions with the Corangamite CMA to determine the extent of new overlay controls that are identified in its Land Resource Assessment and use the biodiversity mapping as an additional tool.

That Council await the completion of similar work by Port Phillip CMA for the eastern half of the municipality before introducing new controls.

That Council liaise further with Central Highlands Water to determine the suitability of land zoned either Rural Living or Township given the environmental constraints (ie flooding, poor drainage)

Extend Township boundary for Wallace, Bungaree and Dunnstown to reflect existing development; particularly- o Wallace – rezone Rural Living area to Township Zone and consider the potential of land north of the Freeway interchange an

employment node (subject to further investigation).

10.7. Rural Living The shire has many areas zoned for rural living purposes. For the purposes of this rural strategy plan the term ‘rural living’ is applied to land zoned Rural Living (RLZ) within the planning scheme. However as the analysis above indicates there is only 22% of all rural dwellings located within the Rural Living Zone. Many of the dwellings in the Farming Zone, comprising 71% of all rural dwellings, would be associated with agricultural activities, however the assumption is a significant portion of them are for de facto rural living purposes. This is particularly evident in Beremboke, Navigators, Mount Doran, The Tableland/Morrisons, Balliang East and Rowsley. Rural living is therefore applicable to lots ranging 8 hectares (the default minimum lot size in RUZ) and beyond. The current schedule minimum lot size in the RLZ is 6 hectares. Demand for rural living has increased over the last 20 years in regional Australia as urban dwellers seek out the perceived ‘lifestyle quality’ of living in a rural environment. Improvements to transport (roads and motor vehicles) and advances in communications (mobile phones, computers and the internet) have assisted in overcoming the isolation previously seen as a disadvantage to living in a rural area. Unfortunately, the establishment of rural living areas can also come at a cost to some communities and the environment. The extent of the cost will depend upon the location of the area, the existing use of land, environmental sensitivities and the proximity to an urban area. Costs can include (but are not limited to):

loss of agricultural land – if the occupier/owner chooses not to continue agricultural production or under utilises the agricultural potential of the land;

on site effluent disposal and its effect on open, potable water catchments;

conflicts with operational aspects of commercial farms (e.g. noise, spray drift, odour, domestic pets etc.);

additional infrastructure requirements such as road construction and maintenance;

poor land management due to inexperience of the occupant/owner (e.g. weed infestations, overgrazing, land clearing etc.);

increased risk of hazards such as bushfire or flooding through higher population density; and

increase in value of rural land that may be prohibitive for the expansion of commercial farms. Some of these costs can be off set by well located rural living areas that require environmental improvements that could be supported by an Environmental Management Plan and improved servicing. Rural living generally caters for persons seeking a semi-rural (or non-urban) lifestyle, which may or may not involve an agricultural activity. As the bulk of household income is derived from sources external to the land, rural living areas are traditionally located within commuting distance of larger towns or regional centres. Ministerial Direction No.6 is now directly applicable to rural living proposals. A core requirement of this Direction is for rural living areas to be an extension of established urban areas. A review of areas already zoned for rural living purposes indicates many do have some relationship to urban areas however these are generally small scale with only local service capabilities such as Lal Lal and Yendon. The de facto areas of Beremboke, Mount Doran, The Tableland/Morrisons, Balliang East and Rowsley are isolated from any local service centres or associated facilities and infrastructure. There may be an argument to rezone these areas to reflect their rural living characteristics however in terms of the Ministerial Direction and the rural zones practice note a rezoning would be difficult to justify purely on this basis. Table 8 provides a summary of all rural living areas within the municipality zoned for that purpose, including Bacchus Marsh, Ballan, Gordon/Mt Egerton, Greendale, Lal Lal, Myrniong and Yendon. The following observations can be made:

Moorabool Rural Strategy Plan, April 2009 Page 53 Prepared by Isis Planning

Between 2001-2006, 117 dwellings were approved in rural living areas; whereas Table 3 in Section 8 indicates that double that amount (235) were built in the farming/rural conservation zones;

Those areas zoned for rural living purposes occupy a relatively small area of the rural landscape which is appropriate for the uses envisaged;

Lal Lal, Yendon, Gordon/Mt Egerton and Ballan areas are all located with the ESO1 for Proclaimed Water Catchments;

47% of lots do not have a dwelling which indicates a significant potential for new rural dwellings and therefore a significant perceived land supply;

24% of lots are less than 1ha in size which indicates lots of this size would have difficulty in adequately treating effluent on site;

By maintaining the 6 hectare minimum lot size for subdivision, there would only be limited potential for further subdivision at the zone minimum. Lots of 12 hectares or greater would have the potential for further subdivision at the zone minimum. Only 82 lots (or 5.7%) would therefore have further subdivision potential; and

By maintaining the 6 hectare minimum lot size for a dwelling Council will retain control over the approval of dwellings in the majority of circumstances. Notwithstanding this, the ESO1 control will require a permit for a dwelling no matter what the size of the land is.

Table 8: All Rural Living Areas

ITEM DISCUSSION Precinct All Rural Living Areas - Summary

5603.51ha Land Area 4% % of all rural land 1451 No. of Lots 815 No. of dwellings 55% average % with dwellings 3.9ha with 44% less than 2ha & 77% less than 5ha Average Lot Size 25% % of all rural

dwellings 2001 2002 2003 2004 2005 2006 Dwelling Approvals 19 14 18 31 19 16 117 Total dwellings

2001-2006 20 Average dwellings

per year

Table 9: Ballan Rural Living ITEM DISCUSSION Precinct Ballan Rural Living

Central Rural Policy Area 873.17 hectares Land Area 181 No. of Lots 93 No. of dwellings 51% % with dwellings 4.8 hectares with 76% less than 3 hectares Average Lot Size Rural Living Zone 6 hectares Min. Subdivision

Size 6 hectares Min. Lot Size for

Dwelling Overlay ESO1 – Proclaimed Water Catchments

ESO2 – Waterway Protection Agricultural Land

Moorabool Rural Strategy Plan, April 2009 Page 54 Prepared by Isis Planning

3 – progressive farm practice is to establish perennial grass and clover species

for specialist grazing activities. However due to cold winter temperatures and the waterlogging tendency of the soils, reversion to less productive species is common and periodic pasture renovation is required. Enterprise specialities are merino wool production, some prime lamb and cattle breeding and fattening.

Class

2001 2002 2003 2004 2005 2006 Dwelling Approvals 4 5 1 5 8 5 28 Total dwellings

2001-2006 5 Average dwellings

per year Discussion The rural living areas around Ballan are focused to the north of the freeway and

west of the town. The areas are around 50% of development capacity and have further subdivision and dwelling potential. Dwelling approvals for 2001-2006 averaged 5 per year. There are 14 lots that would have further subdivision potential. This (potential additional lot yield of 43), combined with the potential of existing vacant lots, indicates there would be a land supply of approximately 26 years. The C34 Panel found the actual growth rate was 1.1% pa and the Ballan Urban Growth Management Strategy 2004 significantly overstated (4%) this growth with obvious implications for the town growth. It recommended the area to the north west (Area 4) be identified for short term growth and the area south of the railway line for medium term growth. Area 4 (north-west) comprises 70ha and is the preferred short term residential development option for the next 15-20 years. If this land was to be rezoned it would significantly reduce the potential of rural living land supply. The area south of the railway line (Area 3) is the next area identified for residential development – but not for at least 15 years. The project brief required the consideration of this land for rural living purposes however this strategy should acknowledge the recent panel report recommendations that this area be further investigated.

Recommendation That the existing rural living areas be retained.

Once the rezoning of Area 4 (north west) for residential purposes has been completed Council review the demand and supply of rural living and residential lots for Ballan.

Consideration be given to the rezoning of the industrial estate to Industrial 1 or 3.

For the land south of the railway line and bound by Geelong-Ballan Road, north of Gillespies Lane and the Industrial 2 Zone investigate pedestrian linkage opportunities, flooding issues and buffers to industrial land for township expansion to the south.

Table 10: Bacchus Marsh Rural Living ITEM DISCUSSION Precinct Bacchus Marsh Rural Living

Balliang Rural Policy Area 1696.63 hectares (RLZ – 759.7ha ERZ – 936.93ha) Land Area RLZ – 188 ERZ - 95 No. of Lots RLZ – 149 ERZ - 29 No. of dwellings RLZ - 61% with 25% b/w 6-7ha ERZ – 30% with 60% less than 3ha % with dwellings RLZ – 8.6ha ERZ – 9.9ha Average Lot Size RLZ/RCZ Zone 6 hectares Min. Subdivision

Size 6 hectares Min. Lot Size for

Dwelling

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Overlay ESO1 – Proclaimed Water Catchments

ESO2 – Waterway Protection Agricultural Land Class

5 along Gisborne Road - has low to nil agricultural capability because of poor soils, steep slopes and susceptibility to erosion 4 east of Long Forest Flora Reserve - low agricultural capability with major constraints being light, unstable soils, sensitive to erosion weed infestation and steep contour and poor soil fertility. Productivity is low and restricted to grazing. This land class is expensive to maintain for agricultural purposes and when livestock returns are low, tends to be neglected. This can result in reversion to increased weed infestation and erosion hazard 2001 2002 2003 2004 2005 2006 Dwelling Approvals 0 0 0 0 0 0 0 Total dwellings

2001-2006 0 Average dwellings

per year

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Discussion There are 2 areas of rural living around Bacchus Marsh; Long Forest and along the Gisborne Road. The dwelling statistics indicate both areas are popular for different reasons. The Long Forest estate is purposely developed for rural living purposes with a consistent lot size (all but 1 lot is under 3ha) and high conservation values and the Gisborne Road area sits on a north/south ridge line with steep land either side leaving further subdivision opportunities very limited if not prohibitory given this and other environmental constraints. The lots sizes are larger and most vary between 0-1ha, 6-7ha and 10-20ha. The Long Forest estate is near capacity with only 5 out of 100 lots remaining vacant. The municipal boundary and Djerriwah Creek effectively forms the eastern boundary with the area, which comprises 14 lots (each with a dwelling) on the east side of Long Forest Road that remain in the Farming Zone. This area is noted for its proximity to the creek and existing native vegetation however may have some potential for rural living based on the surrounding zone, the limited potential of the land for agricultural purposes and its location outside of proclaimed water catchments. The existing rural living area should be retained in the Rural Living Zone. On the basis of the existing subdivision pattern the Gisborne Road area still has some potential to accommodate more dwellings as 39 lots are vacant however this should be assessed in the context of the existing constraints. The Macedon Ranges Planning Scheme zones the land further north on Gisborne Road Rural Conservation Zone with a 40ha minimum subdivision lot size. This zone recognizes the unique locational attributes of the land, including the ridge line alignment, visual impacts, erosion, wildfire potential and lack of infrastructure services. The land within Moorabool should also have a similar consistent approach. On this basis the land should be rezoned to ensure there is limited opportunity for additional lots to be created. Council should consider increasing the minimum subdivision lot size from 6ha to 8ha to ensure the number of lots that could be created are minimised. This will assist in protecting the areas environmental attributes and address the constraints. The current lot configuration suggests either there has been no landowner desire to subdivide their land or Council does not/would not support the subdivision of the land. The rezoning of Gisborne Road area and the full development of the Long Forest Road estate will result in virtually no land supply for rural living purposes. This is also supported by the lack of any approvals for new dwellings within either area or Bences Road between 2001-2006. In addressing the requirements of the Ministerial Direction No.6 any new rural living zone would have to be located in close proximity to urban areas, on land with limited agricultural potential, address and not exacerbate environmental impacts and have the capacity to retain treated effluent on site if not able to be connected to services. There is a strategic case to increase the rural living land supply. The land that for some time now has been recognised in previous planning schemes as having

rural living potential is the Cameron’s Road area that is located west of the sand mine (refer to Section 10.8.2). Appendix G indicates there are only 15 lots with further subdivision potential at an 8ha subdivision minimum; this in conjunction with the environmental constraints would indicate very modest potential lot yield from this area. The C34 Panel however considered this area should be investigated further prior to any rezoning. The Bences Road area is currently zoned Rural Conservation Zone with a minimum lot size of 7500m2 or 0.75 hectare and average lot size of 1 hectare. These lot sizes are more akin to the rural living zone. A review of lot sizes indicates there is significant capacity to subdivide land on this basis and provide for rural living opportunities. The current zone indicates the area does have environmental issues that must be considered such as retention of native vegetation, slope and siting issues. Retaining the Rural Conservation Zone with similar zone minimums would be the most appropriate approach to this area with a VPO and other controls to protect the Long Forest Native Conservation Reserve.

Recommendation That Council completes a full review of the environmental constraints of the rural zoned land east of Long Forest Road to determine its suitability for rural living purposes.

That Council rezones the existing rural living area along Gisborne Road to Rural Conservation and increase the minimum subdivision lot size to 6 hectares and apply a Development Plan Overlay that implements sustainability principles for rural living and clearly defines the infrastructure requirements.

That Council (and landowners) investigate the potential of the Cameron’s road area for rural living purposes.

Table 11: Gordon/Mt Egerton Rural Living ITEM DISCUSSION Precinct Gordon/Mt Egerton Rural Living

Lal Lal Rural Policy Area 1825.93ha Land Area 459 No. of Lots 247 No. of dwellings 53.8% % with dwellings 3.98ha with 31.9% less than 2 hectares and 74.5% less than 5ha Average Lot Size Rural Living Zone 6 hectares Min. Subdivision

Size 6 hectares Min. Lot Size for

Dwelling Overlay ESO1 – Proclaimed Water Catchments

ESO2 – Waterway Protection

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Agricultural Land Class

2 south of Gordon - mixture of productive red friable clay loams and less permeable and fertile grey clay loams. The farming systems practised can be potato production but its level of intensity is dependent upon the incidence of suitable soils. The grey soils are not as good for cropping due to their heavy textured nature and susceptibility to winter waterlogging. As a result the intensity of farm practice is less, with livestock activities assuming a more important role. However, it still remains a versatile and productive land class. 3 middle and north of Gordon – progressive farm practice is to establish perennial grass and clover species for specialist grazing activities. However due to cold winter temperatures and the waterlogging tendency of the soils, reversion to less productive species is common and periodic pasture renovation is

required. Enterprise specialities are merino wool production, some prime lamb and cattle breeding and fattening. 5 south around Mt Egerton - has low to nil agricultural capability because of poor soils, steep slopes, vegetation and susceptibility to erosion. 2001 2002 2003 2004 2005 2006 Dwelling Approvals 5 5 9 17 7 8 51 Total dwellings

2001-2006 9 Average dwellings

per year Discussion This area runs north and south from Gordon to Mt Egerton, has nearly 75% of

all lots under 5ha in size, is within a proclaimed water catchment and has significant potential to accommodate more dwellings as only 54% of lots are developed. The approvals data indicates ongoing new dwelling activity of 9 per year. On this basis and that 97% of all lots are under 9 hectares in areas which indicates no subdivision potential, there is around 23 years of rural living land supply. Gordon is also soon to have reticulated sewerage which will provide for infill township development and this should be the focus of Council. Land in the north east sector of the RLZ north of Ballan and further north to the forest interface should be considered for rezoning to Rural Conservation given the extent of native vegetation.

Recommendation That Council retains the area within the Rural Living Zone with a minimum subdivision size of 6 hectares.

That Council only considers extending the rural living zone when land supply is less than 10 years.

That Council rezones the north east sector and the areas further north to the forest interface that has significant vegetation to Rural Conservation Zone.

Table 12: Greendale Rural Living ITEM DISCUSSION Precinct Greendale Rural Living

Balliang Rural Policy Area 547.81ha Land Area 283 No. of Lots 204 No. of dwellings 72% % with dwellings 1.9 hectares with 69% less than 2ha & 92% less than 5ha Average Lot Size Zone 6 hectares Min. Subdivision

Size 6 hectares Min. Lot Size for

Dwelling Overlay ESO1 – Proclaimed Water Catchments

ESO2 – Waterway Protection 4 - low agricultural capability with major constraints being light, unstable soils, sensitive to erosion weed infestation and steep contour and poor soil fertility. Productivity is low and restricted to grazing. This land class is expensive to maintain for agricultural purposes and when livestock returns are low, tends to be neglected. This can result in reversion to increased weed infestation and erosion hazard.

Agricultural Land Class

2001 2002 2003 2004 2005 2006 Dwelling Approvals 7 0 2 6 2 1

Total dwellings 2001-2006

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18

3 Average dwellings per year Discussion Greendale has developed over the years as a rural lifestyle opportunity at the

base of the Wombat State Forest and is located within easy access to the Western Freeway and on the road to Blackwood and Trentham. The area is serviced with a general store, does not have reticulated sewerage and is contained within a proclaimed water catchment. Development is based on a number of small lot subdivisions with high levels of development (dwelling per lot) yet there is still a reasonable capacity to accommodate new dwellings with 79 lots remaining vacant and almost no subdivision potential. While there is an average of 3 dwelling approvals for 2001-2006 and supply is relatively low, the lack of reticulated sewerage, other town facilities and its location within a proclaimed water catchment inhibits the potential for Greendale to expand. The RLZ area has an interface with the Lerderderg State Park. These lots are larger than others in Greendale principally due to the presence of extensive areas of native vegetation and should be considered for rezoning to the Rural Conservation Zone; consistent with the policy of addressing the forest interface.

Recommendation That Council retains the existing extent of the Rural Living Zone and minimum subdivision lot size.

That Council rezone the larger blocks in the northern part of Greendale to Rural Conservation Zone.

Table 13: Lal Lal Rural Living ITEM DISCUSSION Precinct Lal Lal Rural Living

Lal Lal Rural Policy Area 1276.16ha Land Area 282 No. of Lots 155 No. of dwellings 55% % with dwellings 4.5 hectares with 30% less than 2ha & 72% less than 5ha Average Lot Size Rural Living Zone 6 hectares Min. Subdivision

Size 6 hectares Min. Lot Size for

Dwelling Overlay ESO1 – Proclaimed Water Catchments

ESO2 – Waterway Protection 2 - mixture of productive red friable clay loams and less permeable and fertile grey clay loams. The farming systems practised can be potato production but its level of intensity is dependent upon the incidence of suitable soils. The grey soils are not as good for cropping due to their heavy textured nature and susceptibility to winter waterlogging. As a result the intensity of farm practice is less, with livestock activities assuming a more important role. However, it still remains a versatile and productive land class.

Agricultural Land Class

2001 2002 2003 2004 2005 2006 Dwelling Approvals 2 4 2 3 2 2 15 Total dwellings

2001-2006 3 Average dwellings

per year

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Discussion The Lal Lal rural living area retains significant capacity to accommodate further development. Only 55% of lots contain a dwelling and while owners may own more than one lot and there are areas of native vegetation it is assumed most of the lots do have potential for a dwelling. New subdivision would be limited to lots with an area of 12 hectares or greater and there are only around 15 out of

282 with this potential. The area is within a proclaimed water catchment which inhibits further expansion of the rural living area and lowering of the minimum subdivision size. A submission has been received from a landowner (224 Eaglesons Road Lal Lal) in an isolated pocket of land between the Kingfisher Drive and the railway line to the east. The land lies just outside of the ESO1 (water catchment) and will not significantly increase the lot yield potential for the land if it were to be rezoned to Rural Living. Approximately 4-5 new lots could be created. The land is already in relatively small lots and will form a minor direct extension to the zone boundary.

Recommendation That Council rezone the land at Eaglesons Road (refer to submission 1 in Appendix I) to Rural Living retains the existing Rural Living Zone with a minimum subdivision lot size of 6 hectares.

Table 14: Myrniong Rural Living ITEM DISCUSSION Precinct Myrniong Rural Living

Central Rural Policy Area 164.03ha Land Area 75 No. of Lots 49 No. of dwellings 65% % with dwellings 2.2ha with 80% less than 2ha % & 88% less than 5ha Average Lot Size Rural Living Zone 6 hectares Min. Subdivision

Size 6 hectares Min. Lot Size for

Dwelling Overlay ESO1 – Proclaimed Water Catchments

ESO2 – Waterway Protection Agricultural Land

Class 2001 2002 2003 2004 2005 2006 Dwelling Approvals 0 0 3 0 0 0 3 Total dwellings

2001-2006 0.5 Average dwellings

per year Discussion The Myrniong area includes the areas adjacent to the town itself and Pykes

Creek reservoir and the narrow strips of rural living land adjacent to the Western Freeway east of Myrniong. There are no significant areas of vacant lots with a general distribution across the areas except for land adjacent to the Western Freeway. The location of this land is unsuitable for new residential development and Council should act to curtail the potential of this area to accommodate further dwellings. All the areas are within a proclaimed water catchment and while there is some interest in extending the rural living areas adjacent to the township and at Pentland Hills, further expansion should not be supported due to the environmental constraints. The Pykes Creek area has a private reticulated sewerage scheme and should be retained in the rural living zone. A small cluster of lots on the north side of the Old Western Highway adjacent to the Township Zone should be considered f or rezoning to Rural Living as each lot is of the same size and configuration, contains a dwelling and would infill the area between the township zone and rural living zone.

Recommendation

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That Council retains the Rural Living Zones in and around Myrniong except for the small cluster of lots on north side of Old Western

Highway be rezoned to Rural Living.

Table 15: Yendon Rural Living ITEM DISCUSSION Precinct Yendon Rural Living

Lal Lal Rural Policy Area 156.71 Land Area 83 No. of Lots 33 No. of dwellings 38% % with dwellings 1.9ha with 63% less than 2ha & 94% less than 5ha Average Lot Size Rural Living Zone 6 hectares Min. Subdivision

Size 6 hectares Min. Lot Size for

Dwelling Overlay ESO1 – Proclaimed Water Catchments

ESO2 – Waterway Protection 2 - mix of productive red friable clay loams and less permeable and fertile grey clay loams. The farming systems practised can be potato production but its level of intensity is dependent upon the incidence of suitable soils. The grey soils are not as good for cropping due to their heavy textured nature and susceptibility to winter waterlogging. As a result the intensity of farm practice is less, with livestock activities assuming a more important role. However, it still remains a versatile and productive land class.

Agricultural Land Class

2001 2002 2003 2004 2005 2006 Dwelling Approvals 1 0 1 0 0 0 2 Total dwellings

2001-2006 0.3 Average dwellings

per year Discussion This area has a substantial capacity to accommodate new dwellings with only

38% of all lots being developed. At the current rate of less than one dwelling per year being built in the area there is no justification for the extension of this area and policy should favour the infill of these areas before any consideration is given to expansion. Discussions with CHW indicate there are areas within the TZ that are the subject of poor drainage and flooding. Council should further review these areas and determine an appropriate zone response.

Recommendation That Council retains the existing Yendon rural living zone and not consider an extension of the area until a substantial take up of lots has occurred.

That Council review the extent of the Township Zone and the occurrence of areas of flooding/poor drainage and determine a more appropriate zone.

10.8. Other precincts The Rural Strategy Plan has identified a number of other precincts that require specific review that is not zoned Rural Living. Both Navigators and Cameron’s Road (north of Coimadai) are reviewed below.

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10.8.1. Navigators Table 16: Navigators

ITEM DISCUSSION Navigators Precinct Lal Lal Rural Policy Area 3922.76ha Land Area 578 No. of Lots 231 No. of dwellings 40% % with dwellings 6.8 hectares with 24% less than 2ha & 54% less than 5ha Average Lot Size Farming Zone 100 hectares Min. Subdivision

Size 40 hectares Min. Lot Size for

Dwelling Overlay ESO1 – Proclaimed Water Catchments

ESO2 – Waterway Protection general grazing; rural living Land Uses 2 - mixture of productive red friable clay loams and less permeable and fertile grey clay loams. The farming systems practised can be potato production but its level of intensity is dependent upon the incidence of suitable soils. The grey soils are not as good for cropping due to their heavy textured nature and susceptibility to winter waterlogging. As a result the intensity of farm practice is less, with livestock activities assuming a more important role. However, it still remains a versatile and productive land class.

Agricultural Land Class

2001 2002 2003 2004 2005 2006 Dwelling Approvals 0 0 2 0 0 1 3 Total dwellings

2001-2006 0.5 Average dwellings

per year

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Discussion The current minimum lot size for subdivision and dwelling has the effect of prohibiting most if not all new subdivision opportunities in this area and mandating the need for a planning permit for a new dwelling. There is a mismatch between the existing controls and the characteristics of existing development levels. The average lot size for the area is more akin to that of a rural living zone; which would be attributable to influence of the Ballarat urban area within minutes drive away. The area accommodates a significant number of dwellings that indicates the area, whilst located on Class 2 land, will never be actively farmed to a level to represent the prime source of income for residents. However the size of lots would enable the operation of some innovative intensive agriculture and/or horse industry and this should be encouraged, particularly with the Class 2 land. The Economic Development Strategy encourages Council to develop new agricultural clusters – and this area could be promoted for this as the soil is highly versatile. The most suitable Farming System for this area is intensive agriculture or mixed farming which generally requires a farm size of 150ha and 250-300ha respectively. There are no lots with an area of these sizes as the subdivision pattern is highly fragmented with many smaller lots that promote rural living opportunities. There would be a high reliance on additional off site income with many residents gaining employment within urban Ballarat and elsewhere. The Ballarat Planning Scheme zones land at the municipal boundary Rural Living with a 4 hectare minimum lot size for subdivision and dwelling. ‘Navigators’ effectively acts as an extension of this area and is clearly influenced by its proximity to Ballarat as a desirable place to live. This, combined with its access to groundwater and versatile soils, indicates there may be some opportunity to promote this area as a new agricultural cluster for horticultural activities. The area does already accommodate a mix of uses, including the Redline

Speedway which would not be particularly suitable to the Rural Living Zone. The planning scheme should reflect the mix of agricultural and rural living opportunities that exist and should be encouraged further by using a zone and schedule minimum for dwelling and subdivision that allows limited subdivision opportunities and requires a planning permit in all instances for a new dwelling to ensure all environmental and infrastructural issues are addressed. This area should also be distinguished from all other existing rural living areas in terms of zone and minimum lot size for subdivision and dwelling because of its unique circumstances.

Rural Zone options Farming Zone Rural Activity Zone Rural Living Zone

The Rural Activity Zone (RAZ) with a zone minimum for subdivision of 10 hectares to provide for a variety of innovative agricultural pursuits. This minimum subdivision size will effectively only allow the subdivision of land that is 20 hectares or greater; of which there is a very limited supply (only 32 out of 578 lots greater than 20 hectares). This will maintain the status quo even though smaller lots are possible using the dwelling excision, averaging and re-subdivision opportunities in the zone control. All dwellings in the RAZ require a planning permit. New strategy and policy should be developed that highlights the agricultural opportunities in this area.

Preferred Option

That Council rezone the area to the Rural Activity Zone with a minimum subdivision lot size of 10 hectares

Recommendation

10.8.2. Cameron’s Road

Table 17: Cameron’s Road ITEM DISCUSSION Precinct Cameron’s Road, Bacchus Marsh

Balliang Rural Policy Area 1353.47 Land Area 126 No. of Lots 78 No. of dwellings 62% % with dwellings 9.3ha Average Lot Size Farming Zone 100 hectares Min. Subdivision

Size 40 hectares Min. Lot Size for

Dwelling WMO Overlay Rural Living activities – agriculture limited to grazing Land Uses

Agricultural Land Class

3 southern - progressive farm practice is to establish perennial grass and clover species for specialist grazing activities. However due to cold winter temperatures and the waterlogging tendency of the soils, reversion to less productive species is common and periodic pasture renovation is required. Enterprise specialities are merino wool production, some prime lamb and cattle breeding and fattening. 5 middle and northern - has low to nil agricultural capability because of poor soils, steep slopes and susceptibility to erosion 2001 2002 2003 2004 2005 2006 Dwelling Approvals 2 2 3 4 0 2 13 Total dwellings

2001-2006 2.2 Average dwellings

per year

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Discussion This area has for some time been recognised in previous planning schemes for

rural living use. While the area is not a greenfield site and does face some environmental constraints, it is well located to urban Bacchus Marsh, has sealed road access and presents further opportunity for subdivision by way of two lot subdivisions of existing properties. This will result in only a small increase in the potential lot yield for rural living arising out of this rural strategy plan. It is not high quality agricultural land, lies outside of open water catchments and based on the 6ha minimum lot size for subdivision there could only be a maximum lot yield increase of around 70. The C34 Panel recommended a further detailed investigation be completed prior to its rezoning. On this basis there is no change proposed as part of the rural land strategy. The northern potion of the Cameron’s Road is characterized by its interface with the forest and the retention of significant native vegetation on private land. These areas should be considered for the Rural Conservation Zone. Given its proximity to the sand mine to the east and existing vegetation and erosion potential consideration should also be given to suitable overlay controls.

Recommendation That the Cameron’s Road area be further investigated for its potential for rural living.

That the northern portion of Cameron’s Road be rezoned to Rural Conservation.

10.8.3. Rural Conservation Precincts The current planning scheme identifies many environmental rural areas within the Lerderderg Rural Area that essentially comprise small and defined areas of rural living activity surrounded by crown land (Wombat State Forest and Ledergerg State Park). These areas were created by virtue of the current minimum subdivision lot size, the same as areas zoned rural living (6ha). The only exception to this is Dales Creek and Bences Road that provide for minimum lot sizes of 0.75 ha and 0.6ha respectively; which will and has resulted in enclaves of low density residential living. This strategy provides the opportunity to review these controls. Table 18 reviews the existing rural conservation areas and proposes a new set of controls where appropriate.

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All RCZ land is generally located on the poorer quality agricultural land classes in the northern parts of the municipality.

Table 18: Rural Conservation Precincts Bences

Road Dales Creek

Korweinguboora Blakeville Barkstead Bullarto South

Newbury Barry’s Reef

Rural Policy Area Balliang Lerderderg Lerderderg Lerderderg Lerderderg Lerderderg Lerderderg Lerderderg Land Size (ha) 796.23 227.58 1224.35 227.28 25.41 233.1 58.97 149.38 No. of lots 107 211 206 96 35 49 7 27 No. of dwellings 31 144 120 17 21 4 1 14 % of dwellings 29% 68% 58% 32% 60% 8% 14% 52% Av. Lot size (ha) 7.4 1.1 5.9 2.4 0.7 4.7 8.4 5.5 Overlays Wildfire

Management Design and Development (2)

Wildfire Management (part) Design and Development (2)

Wildfire Management Design and Development (2)

Restructure Design and Development (2)

Design and Development (2)

Design and Development (2)

Design and Development (2)

Wildfire Management Design and Development (2)

Agricultural land class 3 4 2 and 5 2 5 5 5 5 Dwelling approvals 2001-06

10 1 3 1 1

DISCUSSION Bences Road The lot size promoted by the schedule is 0.75ha with the av. lot size greater than 1ha. Some development has occurred to the east of Bences Road. Development must also

be serviced by reticulated sewerage and town water. While these characteristics are more appropriate to a Low Density residential Zone, the current RCZ is applied given the proximity of the Long Forest Nature Conservation Reserve (native grasses and Bull Mallee) and other environmental constraints such as erosion susceptibility. A local structure plan (LSP) has been completed by Ratio and adopted by Council in 2007 which recommends that a Development Plan be prepared to introduce the main recommendation of the LSP. The RCZ is proposed to be retained. The subdivision pattern is consistent with the Low Density Residential Zone with an average lot size (1.1ha) substantially smaller than other RCZ areas. The area however remains unserviced, is heavily treed and presents a high fire risk. The larger private lots surrounding the smaller lots effectively provide a buffer to the crown land. It is proposed to retain the area in the Rural Conservation Zone however subdivision minima of 6ha will provide for larger lots in close proximity to the crown boundary and act as a buffer to the smaller lots. As the area remains unserviced it is recommended this minimum subdivision size be increased to 6ha; consistent with other areas. The significance of the vegetation also needs to be determined.

Dales Creek

The Korweinguboora corridor presents a number of opportunities for small scale tourism opportunities as the Daylesford road is the main vehicle route to the spa towns from Melbourne. The Rural Conservation Zone places a number of severe restrictions on tourism uses, especially accommodation in that B&B’s are restricted to 6 or less rooms, only 1 dwelling can be located on the land and group accommodation and residential hotel must be used in conjunction with a rural use. It is considered a zone with more flexibility and the ability to consider more broadly tourism uses should be adopted. The most appropriate zone is the Rural Activity Zone.

Korweinguboora

Blakeville is proposed to be restructured as the central cluster of small lots is significantly less than 1ha in area. The area also does not have any town water or reticulated sewerage. The larger lots surrounding this central core should be retained and the current 6ha minimum subdivision size will effectively achieve this. It is proposed to retain the land in the Rural Conservation Zone, and place a priority on the preparation of a restructure plan for the area.

Blakeville

Barkstead has the smallest average lot size of all ERZ areas (0.7ha). It is surrounded by the Wombat State Forest and 60% of lots have a dwelling. Consideration has been given to applying the Restructure Overlay to this area however as most lots are developed there would be little advantage in this. The land should be retained in the Rural Conservation Zone.

Barkstead

Bullarto South

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This area lies adjacent to the northern municipal boundary with Hepburn with similar land characteristics north of the road. Only a few lots have a dwelling and it does not seem to be a popular lifestyle choice with a firm farming use of the land. The adjacent land in Hepburn Shire is zoned Farming Zone and there should be a consistent approach across municipal boundaries – therefore the Farming Zone with a 100ha subdivision minimum zone should be applied.

Located north of Barry’s Reef this has similar characteristics as Bullarto South. Rezone to Farming Zone with a 100ha subdivision minimum applied. Newbury The central core of this area is zoned Township and surrounding areas are in the RCZ. Outside of the TZ 14 dwellings have been constructed however with the retention of the subdivision minima of 6ha there would be little further opportunity for subdivision. Most of the larger lots have native vegetation which in itself may limit further subdivision. It is proposed to retain this area in the Rural Conservation Zone.

Barry’s Reef

RECOMMENDATIONS That a statement of significance be developed for all existing RCZ areas, including Dales Creek, Barkstead, Barry’s Reef and Blakeville. That Bullarto South and Newbury be rezoned Farming zone with a 100ha subdivision minimum. That the current schedule subdivision lot size minima be translated to the new RCZ schedule with the exception of Dales Creek (proposed 6ha). That Bences Road be retained as Rural Conservation Zone with schedule requirements the same as the existing controls. A separate amendment should be prepared to introduce the new Local Structure Plan and proposed Development Plan arising from the Bences Road LSP. That the Korweinguboora corridor be rezoned Rural Activity Zone with schedule requirements the same as existing controls.

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10.8.4. Horticultural Land along the Bacchus Marsh Avenue of Honour The horticultural land located on the river flats around Bacchus Marsh, known as the Bacchus Marsh Irrigation District, contains some of the most significant and productive agricultural land in the municipality. This land, along with the potato growing country around Clarkes Hill, is rated a Class 1 agricultural land. The Phillips Agribusiness report states:

The soils are alluvial derived, being fertile, well structured and permeable in nature. Because of climate, soil type and the availability of irrigation they are well suited to a range of intensive agricultural farming systems including fruit, vegetables and turf production.

The Farming System is identified as Intensive Agriculture. This is described as:

The largest and virtually only area of intensive agricultural activity occurs within the Bacchus Marsh Irrigation District. Its total area is 1,811 ha, with an irrigated area (2003) of 1,396 ha and an irrigation entitlement of 4000 ML. Land use is principally market gardening (377 ha), fruit orchards (281 ha), lucerne (110 ha), pasture production (412 ha) and miscellaneous (216 ha). A permanent labour force of at least 2 is common for these enterprises, with significant support from a casual or contract labour to undertake the functions of planting, harvest and packing.

The Growing Moorabool Economic Development Strategy 2006 prepared by SGS Economics and Planning found in 2005 horticulture contributed 36% (or $27.2M) of the $75.6M generated by the agricultural sector. The planning scheme does and should maintain the protection afforded to this area to ensure horticulture can operate without hindrance. Council has prepared a landscape and town entrances review for Bacchus Marsh. The Avenue of Honour is of national significance and bisects the horticultural areas to the east of Bacchus Marsh. Over the years a number of farm gate stores have established adjacent to the Avenue of Honour. These uses also perform an important tourism role in attracting tourists to Bacchus Marsh and the region. Farm produce is sold however over time have also grown to provide goods which could be seen to be in competition with the role of the Bacchus Marsh CBD. Council is keen to retain and protect the role of these uses. The farm gate uses would be defined under the planning scheme as Primary Produce Sales;

• ‘Land used to sell unprocessed primary produce, grown on the land or adjacent land’ Both the Farming Zone and the Rural Activity Zone require a permit for these uses. It is clear from this definition though that many of the goods offered for sale do not comply with the definition. Therefore the current uses would most likely benefit from existing use rights under clause 63. The most appropriate policy approach to this is to:

Acknowledge their existence through the planning scheme and their tourism role.

Avoid the possible linear expansion of these uses (and others) along the Avenue of Honour to ensure the important rural vistas through the treed avenue are maintained.

The most appropriate approach to this area is to retain the area, including the farm gates sales, in the Farming Zone with the same schedule requirements. To ensure the farm gate uses maintain a connection to the horticultural land a local planning policy should be developed which represent the outcomes of the current landscape review and discourages the subdivision of these uses from the larger land that is used for horticulture. Recommendation

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That Council retain the horticultural areas in the Farming Zone with the same schedule requirements.

That Council develop a local planning policy which represents the outcomes of the current landscape review and discourages the subdivision of these uses from the larger land that is used for horticulture and address interface issues with the urban areas of Bacchus Marsh.

10.8.5. Grow West For some years the Port Phillip and Westernport Catchment Management Authority (PPWCMA) has sought to create a biolink and other improved environmental outcomes between the Brisbane Ranges National Park and the Lerdergerg State Forest, including the Werribee Gorge State Park. The Grow West project area cover some of the most degraded farming land in the State inbcluding the area around Pentland Hills. The project is based on agreements with landowners to implement revegetation and fencing of damaged areas; some of which are on the ground now. The figure below broadly identifies the precinct (blue line), in green the land bank where landowners’ agreement has been reached but no on ground works commenced, in blue where works have been completed and yellow the corridor that will provide the biolink.

(Source: Moorabool Shire Council) To reflect the aims of the project Council should consider the Rural Conservation Zone for the project area, its identification on the new rural framework plan and possibly an ESO for the corridor that sits to the north of the Western Highway to ensure it s considered in any future planning applications. This would be consistent with and support the Regional Catchment Strategy for the area Recommendation

That Council rezone the Grow West project area from Farming Zone to Rural Conservation Zone, identify it on the new rural framework plan and use the ESO for the corridor north of the Western Highway.

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10.8.6. Planning for Water Catchments

The practice note, Applying the Rural Zones, was released in March 2007 and provides some insight into the management of open water catchment areas. The recommended zone for these areas is the Rural Conservation Zone, however consideration should be given to the extent or private land and the land use. Table 19 provides a comparison of controls between the current ESO1, the Farming Zone and the Rural Conservation Zone.

Table 19: Control comparison CONTROL DWELLING SUBDIVISION USE ESO1 All buildings and works except for:

o Dwelling in FZ on a lot greater than 40ha and meets setback requirement for septic tank

o Dwelling in Township, R1Z, R2Z, LDR and RLZ where connected to reticulated sewerage or meets requirements for septic tank

o Dwelling extensions, farm building with conditions

Permit required No ability to control

Farming Zone

Permit not required if only dwelling on lot and lot is greater than 40ha

Permit required, ability to schedule lot size

Permit not required for agriculture (exceptions)

Rural Conservation Zone

Permit required. Extensions can be scheduled out

Permit required, ability to schedule lot size

Permit required for Agriculture

Rural Activity Zone

Permit required/no ability to schedule a minimum

Permit required, ability to schedule lot size

Permit not required for agriculture (exceptions)

All water authorities operate under a Statement of Obligations. Barwon Water, as an example, has a clear role to play in local and regional planning. Part 22 states: • The Authority must participate in and support the development and implementation of any Regional Catchment

Management Strategy or catchment sub-strategy or Regional River Health Strategy which may affect, or be affected by, the Authority’s activities,

• The Authority must participate in and support the development and implementation of any municipal planning scheme, local planning policy framework or municipal strategic statement which may affect, or be affected by, the Authority’s activities,

• A principal objective of the Authority’s participation will be to promote consistency of any strategy or any scheme with its planning and programs for sustainable water management.

The practice note for the rural zones, released in March 2007, specifically promotes the use of the Rural Conservation Zone for open potable water supply catchments. This would have the effect of zoning nearly two thirds of privately held rural areas to the Rural Conservation Zone. The actual effect of this regarding the use of the land for dwellings will be negligible; as the current ESO1 requires a permit for these already. The key change is that agriculture becomes a permit required use; and in Moorabool is the dominant use of land in water catchments. While existing use rights may ensure ongoing ability to farm land without the need for permits, a change in agriculture from grazing to horticulture will require a planning permit. This should not be seen as a prohibition; it merely triggers the need for a permit for new forms of agriculture. Agriculture is defined as:

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Land used to: a) propagate, cultivate or harvest plants, including cereals, flowers, fruit, seeds, trees, turf, and vegetables; b) keep, breed, board, or train animals, including livestock, and birds; or c) propagate, cultivate, rear, or harvest living resources of the sea or inland waters. Agriculture also includes other defined land uses such as animal husbandry, aquaculture and crop raising. Table 20 indicates the uses included under the agriculture definition:

Table 20: Land uses included under Agriculture

Animal Husbandry Animal keeping Animal training Apiculture Extensive animal husbandry Horse stables Intensive animal husbandry

Aquaculture

Agriculture

Crop raising Horticulture Rice growing Timber production

There is a wide variety of more specific uses of rural land that are included under the definition of agriculture; which cautions against the use of the Rural Conservation Zone across a broad area of farming activities. The current ESO1 effectively provides a high degree of control on buildings and works within the water catchments. This ESO1 should be retained. Agricultural land classes 1, 2 and 3 comprise most of the water catchment areas; which are highly suitable for a variety of agriculture ranging from broad acre cropping to more intensive horticulture. The choice of zones for the open water catchments in Moorabool is the Farming, Rural Activity or Rural Conservation zones. Recommendation

As agriculture is the dominant use of land in open water catchments, the most appropriate zone for this land is the Farming Zone as the objectives of this zone maintain farming as the dominant use of the land.

10.8.7. Isolated Non Rural Uses

While most of the rural areas are used for rural uses, there are many non rural land uses that are currently zoned rural yet have little or no relationship to the agricultural use of the land. Examples of these may be the CFA Fiskville training facility south of Ballan on the Geelong Road, the Bacchus Marsh Aerodrome, Kryal Castle (Leigh Creek), St. Sava Serbian Orthodox Monastery (Elaine), Redline Speedway (Buninyong), Lady Northcote (Rowsley), Christian Middle School Camp (Scotsburn), Narmbool Station (Elaine) and the Freeway Service Centres (Ballan). Table 21 details the most suitable zone control for these uses.

Table 21: Proposed controls for non rural land uses

USE PROPOSED CONTROL JUSTIFICATION CFA Fiskville Special Use Zone Particular needs require Special

Use Zone Bacchus Marsh aerodrome Special Use Zone Particular needs require Special

Use Zone Kryal Castle Special Use Zone Particular needs require Special

Use Zone St Sava Serbian Orthodox Monastery Special Use Zone Particular needs require Special

Use Zone

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Redline Speedway Special Use Zone Particular needs require Special Use Zone

Lady Northcote Rural Activity Zone Significant tourism and or accommodation component

Christian Middle School Camp Rural Activity Zone Significant tourism and or accommodation component

Narmbool Station Rural Activity Zone Significant tourism and or accommodation component

Freeway Service Centres Special Use Zone Particular needs require Special Use Zone

YMCA Accom. Services Myrniong Rural Activity Zone Significant tourism and or accommodation component

Wineries Rural Activity Zone Rural nexus and significant tourism and or accommodation component

The most appropriate zone for the majority of these uses is the Special Use Zone where individual controls can be tailored to ensure the use is maintained and does not have an opportunity to transform into other non rural uses. The Rural Activity Zone could only be supported where there is either a direct nexus with the agricultural use of the land or all the land is actively being used. Some examples of this may be wineries (for example St Anne’s and Bacchus Hill) where there are added tourism opportunities for on site accommodation that otherwise would be prohibited in the Farming Zone or a school camp.

10.9. INTERFACE MUNCIPALITIES The municipalities of Macedon Ranges, Ballarat, Greater Geelong, Melton, Wyndham and Golden Plains surround the Shire of Moorabool. One important consideration in developing this Rural Strategy Plan is to ensure there is some consistency between controls either side of municipal boundaries. The justification of these cross border controls has not been investigated therefore there will be areas where a different approach has been justified for Moorabool.

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Table 22: Interface Analysis MUNICIPALITY ZONE SCHEDULE MINIMUM

SUBDIVISION SIZE ASSESSMENT

Green Wedge By formula - area of land divided by 20 gives lot yield

Melton Shire

Green Wedge A Varies between 2-5ha

This municipality is part of metropolitan Melbourne and uses the Green Wedge Zone to impose a non urban buffer at its western boundary. The Djerriwah Creek forms the municipal boundary. The use of the Farming Zone on the western side of the creek with a 40ha minimum subdivision size will not have any impact on the land east of the creek which is plays a significantly different role form a metropolitan perspective. The use of the schedule minimum reinforces the communities desire to see a non urban separation between Bacchus Marsh and Melton. There are also significantly different landforms.

Golden Plains Rural 100ha with exception for Western Victorian Uplands 60ha

Golden Plains has completed a draft rural strategy that proposes to translate the rural zone to the farming zone and ERZ to RCZ and retain the schedule provisions, conduct further investigation in to the application o f the rural activity zone, translate the ERZ to RCZ for water catchment areas.

Rural 40ha Ballarat is preparing its rural strategy with a view to implementing the new rural zones. There is good consistency with the use of the Farming Zone/40ha.

Ballarat

Rural Living 4ha There is inconsistency. Moorabool currently uses the Rural Zone with a 40ha minimum subdivision size in areas adjacent to the Ballarat rural living area. This Rural Strategy Plan proposes the Rural Activity Zone for this area known as Navigators with a minimum subdivision size of 10ha which is more consistent than current exists.

Wyndham Green Wedge 15ha with exceptions Similar to Melton. Hepburn Farming 20ha or 40ha The Hepburn Planning Scheme uses 2 zone subdivision

minimums. Much of the municipal interface is Crown or public land however the area around Clarkes Hill will have a consistent zone (Farming) and a more consistent subdivision minimum (100 down to 40ha)

Rural Based on land systems – 80ha for Basalt Plains/Brisbane Ranges/You Yangs

This is generally consistent with the proposal in the RSP to apply a 100ha minimum for Land Classes 3, 4 and 5.

Greater Geelong

Environmental Rural – Schedule 1

80ha

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The ERZ applies to isolated pockets of private land within the Brisbane Ranges and adjacent to it.

Macedon Ranges Rural Conservation – Schedule 3

40ha The Gisborne Road north of Coimadai runs along a ridge that has small rural lots either side of the road. The Macedon Ranges planning scheme has the continuation of this road zoned Rural Conservation with a minimum lot size of 40ha. The area within Moorabool is currently zoned Rural Living. It is proposed to rezone this land Rural Conservation and apply the same minimum subdivision lot size of 40ha to protect the environmental values of the ridge top, ensure there is no over development of the area and protection of the scenic landscape.

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11. LOCAL PLANNING POLICY FRAMEWORK This section details the changes proposed to the existing Local Planning Policy Framework.

11.1 Municipal Strategic Framework The MSS contains strong strategic statements for the protection of agricultural land, promoting residential development to urban areas, protecting environmental assets (including water catchments) and planning proactively for rural living development. As a recently approved MSS, the Moorabool MSS now provides a structure that can easily incorporate new work such as this strategy. The basis of this new rural strategy plan should be reflected in the Municipal Strategic Statement in the following manner: Introduce a Rural Areas Strategic Framework Plan in clause 21.01 that details the rural areas and

precincts and rural living areas. Update statistics with 2006 Census data, including information from DPI on agricultural production. Enhance the statements contained in the MSS (clause 21.03 and 21.04) consistent with the key

sustainability principles and the use of land capability as a basis for the new rural strategy plan by: o Detailing the rural strategy plan areas o Promoting Korweinguboora corridor tourism opportunities for farm stays, B&B’s, etc. that

seek to maximize the role the corridor plays as an entry to the spa towns. o Detailing clear rural living strategy with an emphasis on restricting expansion of these areas in

water catchments and noting the need to investigate the potential of Cameron’s Road as a planned rural living area guided by a development plan.

Amend clause 21.10 by introducing a new monitoring and review requirement for level of new dwelling starts in rural living areas.

Reference the new Rural Strategy Plan.

11.2 Local Planning Policies As a result of Amendment C34 the local planning policies for dams, proclaimed catchments in rural areas, house and house lot excisions in rural areas and animal keeping are relevant to the strategy. The role of local policy is not to duplicate strategy contained in the MSS but to provide Council with the additional guidance on specific matters in exercising its discretion. With this in mind, the rural strategy plan proposes the following: the house and house lot excision policy should be reviewed and enhanced with reference to material

contained in the strategy and a particular emphasis on the management of existing small lots within the rural areas and establishing firm criteria for the consideration of rural subdivisions

a new ‘Navigators’ policy to guide development in this new rural activity node promoted for innovative agricultural practices.

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12 SUMMARY OF RECOMMENDATIONS The following represents a summary of the recommendations of the Moorabool Rural Strategy Plan.

12.1 Zones Table 23: Zone/Overlay recommendations summary

Section of Report Recommendation 9.6 Rural Policy Area Assessment

Retain all existing Farming Zone land in the FZ except for any identified in the rural areas and precincts assessment

Rezone land that has significant stands of remnant vegetation at the Wombat and Lerderderg forest interfaces to Rural Conservation Zone.

Rezone the Grow West project area to Rural Conservation Zone to reflect and support the objectives of this project

Retain the 100 hectare minimum subdivision size in the Farming Zone for land within Land Classes 3, 4 and 5 and for land that is adjacent to and shares a common boundary with National, State or Regional Parks

Introduce a 40 hectare minimum subdivision size in the Farming Zone for Land Classes 1 and 2 except for:

o The horticultural areas around Bacchus Marsh where the minimum subdivision lot size with remain as 15 hectares

o The potato growing areas around Clarkes Hill where a minimum subdivision lot size of 30 hectares is proposed

Retain the 40 hectare minimum lot size for a dwelling Retain the Rural Living Zone to reflect existing rural living areas and retain the 6

hectare subdivision minimum lot size Retain all Rural Conservation zoned land except for those identified in the precinct

assessments Rezone land at Mount Doran to the Rural Conservation Zone that is heavily vegetated

as a corridor link between the two areas of the Lal Lal State Park Rezone parts of The Tableland and Morrisons to the Rural Conservation Zone in

recognition of the steep topography and proximity to Lal Lal State Park Rezone land south of Beremboke to Rural Conservation Zone in recognition of

vegetation on private land and the role it plays as a link between Brisbane Ranges NP and Steiglitz Historic Park

Council to continue further discussions with the Corangamite CMA to determine the extent of new overlay controls that are identified in its Land Resource Assessment and its own biodiversity mapping

That Council liaise further with Central Highlands Water to determine the suitability of land zoned either Rural Living or Township given the environmental constraints (ie flooding, poor drainage)

Extend Township boundary for Wallace, Bungaree and Dunnstown to reflect existing development; particularly-

o Wallace – rezone Rural Living area to Township Zone and consider the potential of land north of the Freeway interchange an employment node (subject to further investigation).

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9.7 Rural Living Ballan

That the existing rural living areas be retained.

Once the rezoning of Area 4 (north west) for residential purposes has been completed Council review the demand and supply of rural living and residential lots for Ballan.

Consideration be given to the rezoning of the industrial estate to Industrial 1 or 3.

For the land south of the railway line and bound by Geelong-Ballan Road, north of Gillespies Lane and the Industrial 2 Zone investigate pedestrian linkage opportunities, flooding issues and buffers to industrial land for township expansion to the south.

Bacchus Marsh

That Council completes a full review of the environmental constraints of the rural zoned land east of Long Forest Road to determine its suitability for rural living purposes.

That Council rezones the existing rural living area along Gisborne Road to Rural Conservation and increase the minimum subdivision lot size to 6 hectares and apply a Development Plan Overlay that implements sustainability principles for rural living and clearly defines the infrastructure requirements.

That Council (and landowners) investigate the potential of the Cameron’s road area for

rural living purposes. Gordon/Mt Egerton

That Council retains the area within the Rural Living Zone with a minimum subdivision size of 6 hectares.

That Council only considers extending the rural living zone when land supply is less than 10 years.

That Council rezones the north east sector and the areas further north to the forest interface that has significant vegetation to Rural Conservation Zone.

Greendale

That Council retains the existing extent of the Rural Living Zone and minimum subdivision lot size.

That Council rezone the larger blocks in the northern part of Greendale to Rural Conservation Zone.

Lal Lal

That Council rezone the land at Eaglesons Road to Rural Living retains the existing Rural Living Zone with a minimum subdivision lot size of 6 hectares.

Myrniong

That Council retains the Rural Living Zones in and around Myrniong except for the small cluster of lots on north side of Old Western Highway be rezoned to Rural Living.

Yendon

That Council retains the existing rural living zone and not consider an extension of the area until a substantial take up of lots has occurred.

That Council review the extent of the Township Zone and the occurrence of areas of flooding/poor drainage and determine a more appropriate zone.

That Council rezone the area to the Rural Activity Zone with a minimum subdivision lot size of 10 hectares

9.8.1 Navigators

9.8.2 Bacchus Marsh Avenue of Honour

That Council retain the horticultural areas in the Farming Zone with the same schedule requirements.

That Council develop a local planning policy which represents the outcomes of the current landscape review and discourages the subdivision of the farm gate uses from the larger land that is used for horticulture and address interface issues with the urban areas of Bacchus Marsh

10.8.2 Cameron’s Road That the Cameron’s Road area be further investigated for its potential for rural living. That the northern portion of Cameron’s Road be rezoned to Rural Conservation.

10.8.3 Rural Conservation Zone

That a statement of significance be developed for all existing RCZ areas, including Dales Creek, Barkstead, Barry’s Reef and Blakeville.

That Bullarto South and Newbury be rezoned Farming zone with a 100ha subdivision minimum.

That the current schedule subdivision lot size minima be translated to the new RCZ schedule with the exception of Dales Creek (proposed 6ha).

That Bences Road be retained as Rural Conservation Zone with schedule requirements the same as the existing controls. A separate amendment should be prepared to introduce the new Local Structure Plan and proposed Development Plan arising from the Bences Road LSP.

That the Korweinguboora corridor be rezoned Rural Activity Zone with schedule requirements the same as existing controls.

That Council rezone the Grow West project area from Farming Zone to Rural Conservation Zone, identify it on the new rural framework plan and use the ESO for the corridor north of the Western Highway.

10.8.5 Grow West

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10.10.1 Municipal Strategic Statement

Introduce a Rural Areas Strategic Framework Plan in clause 21.01 that details the rural areas and precincts and rural living areas.

Update statistics with 2006 Census data, including information from DPI on agricultural production.

Enhance the statements contained in the MSS (clause 21.04) consistent with the key sustainability principles and the use of land capability as a basis for the new rural strategy plan by: • Detailing the rural strategy plan areas • Promoting Korweinguboora corridor tourism opportunities for farm stays, B&B’s,

etc. that seek to maximize the role the corridor plays as an entry to the spa towns. • Detailing clear rural living strategy with an emphasis on restricting expansion of

these areas in water catchments and noting the need to investigate the potential of Cameron’s Road as a planned rural living area guided by a development plan.

Amend clause 21.07 by introducing a new monitoring and review requirement for level of new dwelling starts in rural living areas.

Reference the new Rural Strategy Plan.

Local Planning Policy Review and enhance the house and house lot excision policy with reference to material contained in the strategy and a particular emphasis on the management of existing small lots within the rural areas and establishing firm criteria for the consideration of rural subdivisions

Introduce a new ‘Navigators’ policy to guide development in this new rural activity node promoted for innovative agricultural practices.

12.2 Overlays The Corangamite CMA has prepared a set of data that proposes a variety of overlay controls to reflect areas of environmental significance. The background detail of these areas was difficult to obtain and it is recommended Council liaise further with the CMA to clarify the methodology that lead to identifying these areas and confirm whether any overlays can be introduced as a result of the Rural Strategy Plan amendment. It is understood the Port Phillip CMA is preparing similar work. Council also has developed excellent biodiversity mapping that will be a good base for the mapping of new controls. Council should consider the introduction of this biodiversity mapping work as part of the rural strategy plan amendment.

12.3 Summary of Submission Recommendations The submissions reviewed in Appendix H that relate to Bacchus Marsh have now been considered in light of the findings of the Amendment C34 Panel Report.

Table 24: Assessment of submissions Submission Name Request Recommendation

1 Cosgriff Change from RUZ to RLZ Supported 2 TE & C Family Trust Change from RUZ to RLZ Not supported 3 Genetics Australia Change from RUZ to R1Z Further consideration of

buffer requirements needed before residential rezoning. Rezoning not

supported yet 4 Underbank Stud Change from RUZ to R1Z Identify on framework

plan as long term potential residential.

Rezoning not supported yet

5 Avenue Bowling Club Change from RUZ to R1Z Support rezoning. 6, 7, 8, 9, &

10 Stanly (6)

Carmody (7) Lesko (8)

Lidgett(9) Gorman (10)

Change from RUZ to RLZ Not supported as inconsistent with Key

Principles 9 and 10

11 Council Trench Change from RUZ to PCRZ Supported

12.4 Isolated Non Rural Uses There may well be more cases, yet to be identified, that should be dealt with using the general principles set out in the discussion in Section 10.8.7. Table 25 sets out the recommendations for those isolated non rural uses identified as unsuited to the Farming Zone.

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Table 25: Proposed controls for non rural land uses

USE PROPOSED CONTROL JUSTIFICATION CFA Fiskville Special Use Zone Particular needs require Special

Use Zone Bacchus Marsh aerodrome Special Use Zone Particular needs require Special

Use Zone Kryal Castle Special Use Zone Particular needs require Special

Use Zone St Sava Serbian Orthodox Monastery Special Use Zone Particular needs require Special

Use Zone Redline Speedway Special Use Zone Particular needs require Special

Use Zone Lady Northcote Rural Activity Zone Significant tourism and or

accommodation component Christian Middle School Camp Rural Activity Zone Significant tourism and or

accommodation component Narmbool Station Rural Activity Zone Significant tourism and or

accommodation component Freeway Service Centres Special Use Zone Particular needs require Special

Use Zone YMCA Accom. Services Myrniong Rural Activity Zone Significant tourism and or

accommodation component Wineries Rural Activity Zone Rural nexus and significant

tourism and or accommodation component

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APPENDIX A PROJECT BRIEF

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MOORABOOL RURAL STRATEGY PLAN

PROJECT BRIEF

1.0 Introduction The Shire of Moorabool is a semi-rural municipality. It covers a geographical area of 2,112 square kilometres and is located between Melbourne metropolitan and the City of Ballarat. The Shire shares municipal boundaries with the Shire of Hepburn, the City of Ballarat, the Shire of Golden Plains, the City of Greater Geelong, the City of Wyndham, the Shire of Melton and the Shire of Macedon Ranges. Significant population growth is expected in the next 15 years; most of which will occur in the urban areas. However some of this growth will occur in the non urban areas as a result of the areas attraction for those seeking a lifestyle residential choice within commuting distance to work. There is a need to plan for this growth in the rural areas to best utilise existing infrastructure and ensure it does not occur at the expense of environmental and agricultural assets. There are 4419 vacant non urban lots within the municipality, of which 893 are less than 2 hectares in size. Of these lots, 442 are located outside of proclaimed water catchments and 452 within proclaimed catchments. The size of these lots inhibits the use of them for agriculture and would be attractive for residential purposes. This represents a significant challenge for Council to balance the desire for more rural housing development and the cumulative environmental and social effects that can occur as a result. The Council is keen to establish a sustainable strategy for its rural areas that:

7. allocates the new suite of rural zones to appropriately reflect current and potential land uses, 8. encourages suitable and sustainable forms of development, 9. retains existing urban areas as centres for most residential growth, 10. maintains farming as the priority use, and 11. protects the environmental qualities of the land. 12. Maximise the effective use of infrastructure

Council has completed a number of reports that will contribute to the new strategy, including:

• Moorabool Rural Housing Strategy March 2004, Hansen Partnership Pty. Ltd • Moorabool Growth Management Strategy October 2002, Agriculture Services Victoria Pty. Ltd. • Growing Moorabool, Economic Development Strategy and Action Plan • Ballan Urban Growth Management Strategy • Bacchus Marsh Residential Growth Strategy

Other documents such as the Moorabool Planning Scheme, including the State and Local Planning Policy Frameworks, the draft Municipal Strategic Statement and Victoria’s New Rural Zones will provide key reference material for the strategy. 2.0 Moorabool Planning Scheme The Moorabool Planning Scheme sets the context for the project. It acknowledges there is pressure for development in its rural areas and the need to respond in a balanced manner. Clause 21 of the Moorabool Planning Scheme identifies some of the relevant key issues the municipality needs to address, including:

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• Population and urban growth – driven by lifestyle living opportunities, increased commuter role of some urban centres, improved telecommunications and changing work practices. This growth needs to occur without impacting on the environmental qualities of the shire.

• Water quality and availability – controlling urban development in water catchments and ensuring the long term availability of water for urban areas.

• Metropolitan fringe – maintaining a rural buffer between Bacchus March and metropolitan Melbourne (Melton).

• Rural living - demand for rural residential lifestyles has been historically significant and remains strong. This type of residential development is to be focused in areas at the fringe of urban centres where there is good access to services, where the impact on the productivity of land and the impact on areas with environmental values can be prevented and to areas of low agricultural values where development can be managed so as to produce a positive impact on degraded environmental conditions.

• Protection of valuable agricultural land - agricultural land in the Shire is an economically valuable resource that needs planning strategies to prevent fragmentation and adverse impacts from nearby development. Fragmentation can occur when residential development takes place in rural areas with no link to the rural activities of the area and the new residents start demanding that rural activities such as spraying or the use of noisy machinery are modified.

• Changing nature of agricultural practices and opportunities -- new technologies, increased re-use of water, and alternative crops and agricultural industries provide new opportunities and challenges to the sustainable economic and environmental performance of the Shire.

• Nature conservation and protection of landscapes – significant landscapes and areas of remnant vegetation contribute to the rural character and should be conserved as much as possible while opportunities should be taken to re-vegetate degraded watercourses. Competing demands on these resources include habitat conservation, rural living and tourism.

The State Planning Policy Framework is part of every planning scheme in Victoria. The Strategy is expected to respond to clauses 11 (Introduction, Goals and Principles), 12.03 (Networks with Regional Cities), 14.01 (Planning for Urban Settlement), 16.03 (Rural Living and Rural Residential Development), clause 17.05 (Agriculture) and clause 18.09 (Water Supply, Sewerage and Drainage). 3.0 Key Tasks Literature Review Review all material relevant to the preparation of the Strategy, including the Moorabool Rural Housing Strategy March 2004, the Moorabool Growth Management Strategy October 2002, the existing and proposed Municipal Strategic Statement and the set of local planning policies. This review is to document and evaluate the key features of each strategy in terms of how successful they have been, and identify inconsistencies and gaps with regard to State and local planning policy. This function will be supported by Council Officers who will be able to provide data in response to established criteria. Data Review Councils GIS has the capability to document and map vacant rural lots, their size and whether they have a dwelling. This information will be used as a key data set for the preparation of the strategy. Existing Context A review of the current supply of rural lots, their size, location, zoning, environmental context (land capability, vegetation, water catchment etc.) and status (vacant, dwelling) is to be completed. This will provide a context for the next stage of the project. Develop a Strategic Case

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The rural strategy is to be based on precincts determined by agricultural potential and/or land capability, the most effective use of infrastructure, transport orientation and accessibility, and environmental issues relating to catchments and biodiversity. A strategic rationale for addressing the existing supply of small rural lots and the allocation of the new rural zones will be developed based upon a set of sustainability principles which are to be developed for prior approval by Council.

Issues that need to be (re)considered are:

• Land abutting the Ballan town boundary immediately to the south of the railway station (see MSS document that states that multi units and resubdivision should be encouraged within town centre and rail station but excludes land immediately abutting rail station). This area is to be considered with reference to the Ballan urban growth management Strategy and its recommendations with regard to the staged released of land around Ballan.

• Land currently affected by Restructure Overlays (with a view to determining if it is appropriate to continue these Overlays)

• Identifying land where current uses are inappropriately zoned rural and should be rezoned from Rural to Rural Living or Rural Conservation (small subdivisions of 5 acre lots currently zoned Rural but obviously rural living. Some of these subdivisions also have high quality native vegetation and habitat).

• Assessment of land where a request for rural land to be rezoned has been made (there are about eight specific requests for rezoning which would be most easily considered as part of the process of developing a rural strategy).

• Ensuring that controls in the west of the Shire appropriately reflect the biodiversity studies undertaken by the Corangamite Catchment Management Authority (there is currently land zoned rural living, is mapped as Significant Biodiversity EVC’s, but currently no protection controls exist).

Moorabool Planning Scheme Recommendations for the changes to the planning scheme will be developed and include the allocation of zone and overlay controls and development of local planning policies based upon a precinct approach. Amendment to the Planning Scheme Documentation is to be drafted ready to commence the amendment process, including the explanatory report, list of changes, instruction sheet and amendment maps. 4.0 Consultation Consultation with the community has been undertaken as part of the MSS Review and the preparation of many of the strategic documents used to inform that Review. However, it will be necessary to conduct two or three focus group meetings with representatives of the agriculture sector to identify the changes and trends relating to agricultural practices throughout the Shire. Further consultation with the community will be undertaken at the amendment exhibition stage. Consultation with all agency and servicing authority stakeholders will be critical to the formulation of the strategy to ensure that its recommendations are consistent with State policy and will be supported during the lifetime of this strategy plan. Agencies such as the catchment management authorities (Port Phillip and Corangamite), water authorities (Central Highlands Water, Coliban Water, Melbourne Water) and the Department of Sustainability and Environment will provide valuable input to the strategy. 5.0 Deliverables At the completion of the project the consultant will have:

• Reviewed land capability studies (including the Moorabool Growth Management Strategy) and information to assist in determining appropriate land uses across the Shire in accordance with State policies and economic opportunities

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• Undertaken a review of the application of existing zones in rural areas with a view to applying the new rural zones where appropriate, (the Farming Zone, the Rural Activity Zone, the Rural Living

Zone and the Rural Conservation Zone) in accordance with existing and planned land uses and development.

• Developed a local planning policy on rural living in accordance with land capability, existing land use and environmental constraints, water catchments, servicing rural living development and the Shire’s needs and strategies in respect to settlements and access (based on precincts across the Shire that reflect land capability, environmental constraints and existing land uses).

• Prepared documentation for planning scheme amendment • Prepared a full colour report within specified timeframes (four hard bound copies plus CD) that:

o Demonstrates consistency with State Government and key agency policies o Recommends the allocation of new rural zones to all rural areas across the Shire,

supported by appropriate mapping and other statistical data for incorporation into the Planning Scheme

o Segments recommendations within defined Precincts that have been determined by land capability, location and accessibility and environmental considerations.

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o Presented two power point presentations to Council with supporting documentation: one at the completion of the literature and data review and the other at the end of the review process.

APPENDIX B LITERATURE REVIEW

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Much of the resource material for the preparation of this rural strategy plan has been drawn from other completed reports Council has commissioned and/or adopted. These reports are: a) Moorabool Rural Housing Strategy, Hansen Partnership, March 2004 This study was completed in 2004 with the aim of determining an appropriate balance between the need to provide suitable housing in rural areas, associated with agricultural pursuits, and housing that is lifestyle oriented. The study takes into account the need to protect legitimate agricultural enterprises and practices, the need to protect significant environmental assets and natural systems, and the need to provide additional choice to home seekers who wish to reside in areas of the Shire with a rural or semi-rural setting. It presents an overview of agriculture in the Shire and the challenges it faces. It draws upon land capability data contained in a report prepared by Phillips Agribusiness in August 2000 – Land Capability and Farming Practice in the Moorabool Shire. Much of this material remains relevant and has assisted in the preparation of this strategy. The report identified the following threats to agriculture:

• Continuing adverse movements in trade • Continuing decline in the number of full time farmers • A shift in production centres, service industries and other infrastructure support • Community is more environmentally aware requiring greater environmental accountability of the

farming sector There was a wide array of consultation with the community and stakeholders. The following are issues identified by the community:

• Professional farmers are finding it increasingly difficult to remain viable • Professional farmers are competent land managers. • Rural parts of the municipality are highly fragmented with a high proportion of the lots being less

than 40 hectares which provides significant potential for residential development of small rural lots without any further subdivision of land.

• More affluent sectors of the community prefer larger rural lots to conduct an efficient part time farming operation, provide a buffer zone from neighbours and greater control over landscape quality.

• Less affluent sectors of the community prefer smaller lots as a cheaper way of achieving home ownership and generally seek to further subdivide as the lots are seen as too big.

The report concludes there will be an ongoing demand for 80 -100 dwellings per year. With 8908 vacant non urban lots there is an 89 year supply of land. However this overstates the true supply of land by not acknowledging other variables such as land capability, ownership, location and the effect of declared water catchments. Whilst there a many examples of lifestyle residents in rural areas making a positive contribution to sustainable land management, the issue of impacts largely come down to a matter of risk. Generally:

• as the number of property owners increase who are not participating in a full time, or well managed part time farming operations, the risk of mismanagement of the land resources increases;

• as the quality of the land resource declines, the more difficult it is to maintain the land in a sustainable manner; and

• as the size of the lot is reduced (below the size of a sustainable management unit) • standard farming practices becomes less relevant as management techniques and the risk of

mismanagement increases. As the number of residents of rural areas increase there is an increasing demand for services and facilities such as:

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• garbage collection;

• rural roads; and • provision of home based services and facilities i.e. meals on wheels, home help, home based care

services and the like Rezoning of land to rural living or LDRZ should be considered on the following policy basis: • Support rezoning where the land is located close to existing towns and urban centres, but is not in an

area that will be required for fully serviced residential development and can be supplied with electricity and water and good quality road access.

• Not support rezoning where: o land is high quality agricultural land defined by ‘intensive agriculture’ and ‘intensive cropping’

farming systems o land is of poor quality constrained by soil type and lower rainfall defined by ‘constrained

agricultural land’ and ‘poorly suited to agriculture’ o land is included within proclaimed water catchments.

b) Moorabool Growth Management Strategy, Agriculture Victoria Services Pty. Ltd., October

2002 The objectives of this strategy were:

• To provide background information and a regional perspective on matters of relevance to Moorabool Shire.

• To determine the implications of that for the sustainable development of the Shire. • To develop a physical and environmental assessment of the land resource of Moorabool, and

maps which identify homogenous units of land and their suitability for diverse land uses. • To describe the policies and provision of the Shire’s planning scheme as they relate to rural areas

of the Shire. • To divide the Shire into a discrete number of policy areas ands recommend appropriate land uses

and strategic objectives and policy directions for them. • To formulate growth management strategies for Ballan and Bacchus Marsh and for the balance of

the Shire. The consultants prepared a diverse and comprehensive analysis of the physical, social, cultural and environmental characteristics of the Shire and proposed the delivery of policy and strategy on the basis of four Regional Policy Areas and two Town Policy Areas as follows:

Regional Policy Areas Town Policy Areas Balliang Central Lerderderg Lal Lal

Bacchus Marsh Ballan

The definition of these policy areas was largely determined by a combination of the following factors:

• The catchment as a unit for planning and management based upon the three river basins present in the municipality (Barwon, Moorabool and Maribyrnong),

• Land use, • Existing policies and strategies including Melbourne 2030 and regional catchment strategies, • Agriculture (protection of areas for intensive agriculture and areas for multiple agricultural uses), • Biophysical characteristics (such as water resources, vegetation and biodiversity, salinity, soil

erosion and public land).

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This Rural Areas Strategy Plan adopts the definition of the regional policy areas as a basis for further detailed precinct reviews. The town policy areas have been considered in regard to their impact on the regional policy areas. The urban areas of the municipality are not the subject of this review.

In the Bacchus Marsh and Ballan Policy Areas there is a high demand for rural living opportunities around the towns and the Western Highway interface. Agricultural productivity, environmental impacts and land use conflicts are issues central to the planning for rural living areas. Recommendations include the preservation of high quality agricultural areas for intensive activities by enforcing minimum lot sizes, encourage the development and diversification of agriculture, develop linkages between agriculture and other sectors such as tourism and hospitality and a communications strategy for new residents in rural living areas to ensure they are aware of limitations. The report then discusses issues relevant to employment, industry, recreation and open space, education and health, culture and heritage, environment and conservation, roads and transport and utilities. c) Growing Moorabool, Economic Development Strategy, SGS Economics and Planning, April

2006 Council commissioned this study in 2004 with the aim:

• To articulate an economic vision for economic development in the Shire on behalf of the Moorabool Shire community which broadly correlates with community expectations and which can be partly inculcated into the Moorabool Council Plan and Municipal Strategic Statement.

• To establish the ‘game plan’ for which Council to can act as a catalyst or facilitator in attracting desirable investment to the Shire and generate employment growth.

• To reduce the current level of retail expenditure loss from Moorabool commercial activity centres to other competing centres.

• To build upon previous strategic work undertaken by the Shire and produce an integrated action plan for encouraging new investment and employment in the Shire.

From a rural/agricultural perspective, the strategy found ‘the Shire’s intensive agriculture sector (both in the west for cropping and around Bacchus Marsh for irrigated fruit and vegetables) is an existing strength with potential to grow. The industry also has further scope to add value to produce before it is exported to wider markets.’ This is particularly so as agriculture is a high value element in Moorabool’s economy. It has a high export/import index value plus it has a strong employment multiplier as well as providing a substantial number of jobs. The strategy also found that population growth more broadly would underpin economic growth of the municipality. The challenge for Council is to ensure this growth occurs in designated areas away from valuable agricultural land. d) Ballan Urban Growth Strategy, Hansen Partnership/Parsons Brinkerhoff, February 2004 This strategy sets a framework for the short medium and long term development of Ballan, as the second largest urban centre in Moorabool, to the year 2031. The study area was defined by the Western Freeway to the north, the Geelong/Ballan Road to the west and rural land south of the railway station and adjacent to the eastern boundary of the urban area. The strategy found that: • Population growth would occur at 4% per year with 2560 by 2011, 3790 by 2021 and 5610 by 3031 • There would be continued ageing of the population • Ten (10) percent of all new dwellings will occur within the existing urban areas through urban

consolidation • Around 40 new dwellings per year • An additional 90 hectares required by 2021 and 183 hectares by 2031 for residential development • Priority development will occur in Area 4 (north west of town) providing 15 years supply • Area 3 (south of town) should be developed when Area 4 is nearing capacity. • Other areas will provide smaller residential opportunities.

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Commercial and industrial development opportunities were addressed and these are to occur within the current urban area.

APPENDIX C WATER AUTHORITY POLICY

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APPENDIX D DEMOGRAPHICS

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A thorough understanding of the rural areas cannot occur without appreciating the key demographic factors and settlement patterns across the municipality. The following is drawn variously from the draft Municipal Strategic Statement and the Growing Moorabool Economic Development Strategy and provides a snap shot of the population and settlement patterns. According to Australian Bureau of Statistics (ABS) data Moorabool Shire population statistics for the 2001 census were as follows: Bacchus Marsh had a population of 12,130 persons, Ballan 1,730, Gordon 390, Blackwood 300 with a balance population of 9,130 (38.2%) in other small towns and rural areas giving a total Shire 2001 population of 23,878 people. The 2001 figure represents an 8.6% increase on the 1996 census figure and an estimated annual growth rate of 1.6%, one of the higher growth rates in the State. The rapid increase in the Shire’s population over the last thirty years reflects the attractiveness of the Shire as a place to live, visit and invest. Census results from 2001 show that Bacchus Marsh and Ballan increased their population from 1996 by 851 persons and 316 persons respectively. Over this period, about 70% of all dwellings in the Shire were built in the Bacchus Marsh township. Housing approval data for the period December Quarter 1999 to the March Quarter 2006 shows that there have been 1,470 house approvals in the Shire with 1,039 of those in the Bacchus Marsh Statistical Local Area. Across the Shire, building approvals in the years 2003/04 and 2004/05 were the highest on record. The ABS estimated Moorabool’s population growth rate between 2000 and 2005 to be 1.6% and 2.4% in the 2004 -2005 period. This compares with estimated growth rates of 1.5% and 1.9% in inner regional areas of Victoria and 1.2% and 1.2% state wide for the corresponding periods. The Australian Bureau of Statistics has estimated that the resident population of the Shire in 2005 was 26,721 and 16,700 in the Bacchus Marsh Statistical Local Area. Compared to metropolitan Melbourne 2001 Census data, Moorabool Shire’s population profile has some differing characteristics: • Greater proportion of young children: 24.2% in the 0-14 age bracket compared to 19.3%

metropolitan Melbourne • Greater proportion of middle aged persons: 25.1% in the 45-64 age bracket compared to 22.5%

metropolitan Melbourne • Lower proportion of elderly persons: 9.8% above 65 years compared to 12.3% metropolitan

Melbourne. Despite these comparisons with metropolitan Melbourne, there has been a decrease in the proportion of younger people and an increase in the proportion of older people living in Moorabool over the 1981 – 2001 period as follows: • 0-4yrs: a decline from 9.1% in 1981 to 7.6% by 2001; • 5-17yrs: decline from 26.6% in 1981 to 20.3% by 2001; • 18-24yrs: decline from 10.7% in 1981 to 7.9% by 2001; • 25-34yrs: decline from 16.6% in 1981 to 12.4% by 2001; • 35-49yrs: increase from 16.7% in 1981 to 24.5% by 2001; • 50-59yrs: increase from 8.2% in 1981, to 12.1% by 2001; • 60yrs or more: increase from 12.2% in 1981 to 12.9 by 2001. There is a clear preference for detached housing within Moorabool as shown by the following ABS 1981 and 2001 data: • An increase in separate housing from 93.4% in 1981 to 95.7% in 2001; and • A decline in medium density occupancy from 5.1% to 2.7%.

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During the same period there has been a decrease in the number of people per household:

• The number of households with 5 or more people has declined from 22.4% in 1981 to 14.7% in 2001; and

• The number of households with 1 or 2 people has increased from 42% to 49.3%. The Moorabool Rural Housing Strategy 2004 also made the following observations: • Population growth has occurred between 1996-2001 at 2.8% which is greater than surrounding

municipalities of Ballarat, Golden Plains, Hepburn and Greater Geelong. • Population growth has occurred mainly in Bacchus Marsh and Ballan at the expense of a declining

rural balance population (1991 – 52%, 2001 – 42%). • Age profiles are similar in urban and non urban areas of the municipality • Only 12.9% of the rural balance population was employed in agriculture which is considerably less

than municipality’s further from Melbourne (eg Pyrenees Shire – 29%). This indicates a high rate of rural lifestyle/living with urban based jobs for their main income.

• Over 50% of the rural balance population commutes to work in Melbourne (30%) or Ballarat (22%). Urban Settlements Figure 2 shows the location of all settlements within the municipality.

(Source: Growing Moorabool Economic Development Strategy 2006 – p8) Bacchus Marsh is a township of 16,697 people (Council estimate, 2005) and is located 53 km west of Melbourne. The town has a strong agricultural history, especially in orchards and market gardens and as a small service centre. In recent years the town has developed an increased focus as a place for a Melbourne workforce to live in and commute from. The town has a long history, dating back to just before gold was discovered in Ballarat during the mid 1850s. Its character is defined by the following elements:

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

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Significant heritage buildings and trees including the Bacchus Marsh Avenue of Honour and 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 the transport and

value-adding agricultural industries. Diversity and range of residential areas based on residential layout, lot design and housing styles

and types. Ballan, with a population of 1,730 (ABS Census 2001 and Council estimate 2005), is in an area with a farming orientation. The town is located 80km west of Melbourne and about 34km east of Ballarat. Ballan has a strong connection with Ballarat, given their close proximity. The main industries in the area include: sheep, cattle, minerals and mining. The town has a small reputation for mineral springs. Ballan has extensive English-style tree planting and contains some period homes and cottages. It serves as a popular commuter township and has a small emerging number of arts / hospitality oriented businesses. Ballan’s character is defined by the following elements: • Residents enjoy a “village lifestyle”. • Township setting which includes the Werribee River environs and surrounding open rural landscape. • Boundaries naturally defined by the river catchment, rail line to the south and Western Freeway to the

north. • Strong heritage streetscape appearance in the commercial centre. • An existing and largely developed rural residential area between the town and the Western Freeway. • Range of health and community facilities including a hospital, maternal and child health centre,

kindergarten, state and catholic primary schools and recreational areas including the golf course. Gordon is a small township of 390 (ABS Census 2001 and Council estimate 2005) people located on the western flank of the Shire Moorabool. Gold was discovered in the Gordon area in 1858 and the town subsequently developed as the centre of a mining and agricultural district. Although mining is no longer active in the area, the township still retains a post office, police station, store and hotel and in a district renowned for its heritage, natural beauty and recreational opportunities. Similar to Ballan, it has strong social, employment and commercial connections with Ballarat. Gordon’s character is defined by the following elements: • Township location in the East Moorabool catchment. • Attractive landscape setting including undulating terrain, central creek and significant stands of

vegetation. • Limited shops and services in the main street. • Western Freeway to the north of the township. Blackwood is a small township of 300 residents (ABS Census 2001 and Council estimate 2005) who live in the area on a permanent basis. Young families make up about a third of the population and retirees about a quarter. Blackwood is located in the north of the Shire and is set in the middle of the Wombat State Forest and the northernmost reaches of the Lerderderg State Park. The town experienced a gold rush between 1850 and 1870, when the population is said to have reached 50,000. It is known for its natural resources: timber harvesting, Lerderderg State Park, mineral springs and bushwalking tracks. Ever since gold ran out, Blackwood has been a holiday town. About half of the 300 residences are holiday homes and the town has a caravan park.

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Myrniong is a small settlement with an estimated resident population of approximately 150 persons (2001 Census). The township is relatively small and comprises a hotel/motel and a historical bluestone Anglican Church. It provides a limited range of services and local convenience needs to its resident population. The town does not have potable water supply or reticulated sewerage services, placing considerable constraints on future development potential for the town, however an upgrade of this infrastructure is planned. The town has developed in two stages – the older township alongside the main street generally comprising smaller lots, and the newer part of the town occupying the ridgeline and the lower lying area north of

Shutter Street. This area is characterised by larger lots ranging up to 0.8 ha. The older part of the town contains an interesting character with roadside planting, some historic buildings and leafy service lanes. The physical position and future form of the town is dominated by the Western Freeway and the Myrniong Creek. The townships of Blackwood, Barry’s Reef and Simmons Reef provide some of the most scenic localities within Moorabool Shire, largely as a result of the native vegetation present within the townships, and the surrounding State Forest areas. The trees provide scenic qualities to the town, and should be retained to maintain the townscape ambience and scenic attributes for which these areas are renowned. Development of land within these township areas needs to take into account the constraints provided by the site and the infrastructure and servicing requirements of any proposed development. The character of Blackwood, Barrys Reef and Simmons Reef area 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 and surrounding areas. • Subject to threats from wildfire from surrounding forest areas. There are a number of smaller towns and hamlets in the Shire including Bungaree, Dunnstown, Greendale, Wallace, Mt Egerton, Lal Lal, Yendon, Elaine and Rowsley which all provide a level of services and facilities to their residents and the surrounding rural areas. Consistent with Council’s strategies for the larger towns, the development of these settlements and townships must consider limitations on ultimate size, providing a ‘hard edge’ to urban development, consolidating development around existing and planned infrastructure, ensuring a clear separation between towns and farming activities and providing strong attention to environmental values and high quality design objectives. The Rural Balance The majority of the rural areas have increased their population in the period between the 1996 census and the 2001 census. The population figures and the changes are shown in Table 1 and Figure 1. The green areas in Figure 1 show the Census Collector Districts (CCD’s) where there has been growth between the two censuses. The white areas are the CCDS where there has been population decline. Generally speaking, this map shows that growth is concentrated along the central east-west spine and the areas to the north and south and to the north east of Ballarat are in decline.

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Table 1: Rural Area Population Change – 1996 to 2001

1996 2001

Localities CD_CODETotal Persons

Total Persons

Change % Change Growth Rate pa

Merrimu, Hopetoun Park, Coimadai, Long Forest 2081302 762 1,078 316 41.5% 7.2%

Wallace, Bunding 2081101 403 525 122 30.3% 5.4%

Claretown, Mollongghip, Bungaree 2081111 320 389 69 21.6% 4.0%

Along highway, east of Ballan and west of Myrniong 2080505 185 219 34 18.4% 3.4%

South of Navigators, west of Yendon 2081104 183 213 30 16.4% 3.1%

Bungal, Beremboke, Mount Wallace, Morrisons, Glenmore 2080508 413 476 63 15.3% 2.9%

Myrniong, Lerderderg, Pentland Hills 2081301 765 877 112 14.6% 2.8%

Lal Lal 2080502 578 661 83 14.4% 2.7%

Warrenheip, Navigators 2081106 214 237 23 10.7% 2.1%

Dunnstown, Millbrook 2081109 502 551 49 9.8% 1.9%

Ingliston, Fiskville (incl. Mt Egerton) 2080507 633 670 37 5.8% 1.1%

Dales Creek, Greendale 2080501 790 827 37 4.7% 0.9%

Elaine, Mt Doran, Yendon 2080503 406 414 8 2.0% 0.4%

Clarendon, Cargerie, Scotsburn 2080504 265 262 -3 -1.1% -0.2%

South of Warrenheip 2081112 155 142 -13 -8.4% -1.7%

Clarkes Hill, Bullarook 2081105 163 148 -15 -9.2% -1.9%

Barrys Reef, Spargo Creek, Blakeville, Colbrook 2081103 565 508 -57 -10.1% -2.1%

Balliang, Balliang East, Rowsley, Maddingley, Parwan 2081303 683 612 -71 -10.4% -2.2%

Springbank, Barkstead, Bolwarrah 2081107 175 155 -20 -11.4% -2.4%

Wattle Flat, Pootilla 2081108 179 154 -25 -14.0% -3.0%

Leigh Creek 2081110 253 210 -43 -17.0% -3.7%

Totals 8,592 9,328 736 8.6% 1.7%

(Source: Growing Moorabool Economic Development Strategy 2006, page 9)

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Figure 1: Areas of Population Growth between 1999 and 2001

(Source: Growing Moorabool Economic Development Strategy 2006, page 10) Rural living Demand for rural residential lifestyle lots has been historically significant and remains strong. Council will focus this type of residential development in areas within close proximity to urban centres where there is good access to services and facilities and where the impact on productive agriculture and horticulture land and on areas with environmental values can be prevented. Such development is to be planned on the basis of the provision of services and infrastructure and where development can be managed so as to produce a positive impact on degraded environmental conditions. Recognition needs to be formalised in rural areas where rural residential development has already occurred. While Council acknowledges that there is an existing ‘pool’ of small, vacant lots in the rural areas, many of these cannot be developed because they are too small or are within a proclaimed water catchment. The Bences Road area provides environmental living opportunities and is a significant environment both from environmental effects on the Long Forest Nature Conservation Reserve and the ridgeline viewed from the Bacchus Marsh valley. A Local Structure Plan will guide the development of this area which is zoned for environmentally-sensitive rural living. Metropolitan fringe The maintenance of the non-urban break between Bacchus Marsh and the metropolitan fringe which includes the Lake Merrimu area is important. This protects the quality of existing living environments and retains a rural character for the Shire particularly for the Bacchus Marsh township.

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Improvements to road and rail infrastructure will be major determining factors in shaping an urban growth strategy for the Shire. Pressure for future urban growth has and will continue to occur in urban centres within the Western Freeway Corridor, in areas served by other major roads and by the upgraded rail services. Council welcomes the State Government’s initiatives such as improved rail ticketing that enhances travel from Bacchus Marsh to metropolitan Melbourne (ie. met ticketing) and multi-directional routes and services within and external to the Shire and supports public transport improvements that include upgrading rail services to Gordon. As part of state policy for the Ballarat transport corridor, the establishment of a fast train service that services Ballarat (via key towns located within Moorabool Shire) will greatly improve access to metropolitan Melbourne and Ballarat.

APPENDIX E LAND CAPABILITY

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Information in this section has been drawn from the Land Capability and Farming Practice in the Moorabool Shire prepared by Phillips Agribusiness and completed in August 2000. The Hansen Partnership also used this material as a resource for the preparation of the Rural Housing Strategy. The land capability study provided a detailed assessment of the different environmental zones within the municipality. The study was based on land system data in GIS format that was provided by the Centre for Land Protection Research, Bendigo. Land system analysis is a procedure which integrates environmental features such as rainfall, geology, topography, soils and indigenous vegetation into a single mapping unit. There are over 40 land systems within the municipality. In order to simplify interpretation, a 5 class agricultural and environmental capability rating was developed which involved the consolidation of similar land systems into one class. The introduction of the new suite of rural zones will be directly related to the capability of the land. Refer to Chapter 9 for the discussion on this issue. A summary of each capability class is as follows: Land Class 1 Two locations fall within this class. One of the locations is the Clarkes Hill district where productive red volcanic soils support intensive agriculture farming systems. The soils are highly versatile and suited to a wide range of crops although potato production is the dominant use, with cereals, legumes and pasture species also occurring. Stock enterprises include dairying, prime lamb, veal and other cattle fattening. The second location is the Bacchus Marsh Irrigation District. The soils are alluvial derived, being fertile, well structured and permeable in nature. Because of climate, soil type and the availability of irrigation they are well suited to a range of intensive agricultural farming systems including fruit, vegetables and turf production. Land Class 2 The major land system within this land class lies south of Clarkes Hill and encompasses the districts of Bungaree, Millbrook, Yendon and Scotsburn. It is a mixture of productive red friable clay loams and less permeable and fertile grey clay loams. The farming systems practised can be potato production but its level of intensity is dependent upon the incidence of suitable soils. The grey soils are not as good for cropping due to their heavy textured nature and susceptibility to winter waterlogging. As a result the intensity of farm practice is less, with livestock activities assuming a more important role. However, it still remains a versatile and productive land class. Land Class 3 The major land system in this class is the volcanic grey clay loams of the Ballan district. They occur as a slightly dissected undulating plain spreading from the Blackwood ranges in the east to the Moorabool River in the west. Progressive farm practice is to establish perennial grass and clover species for specialist grazing activities. However due to cold winter temperatures and the waterlogging tendency of the soils, reversion to less productive species is common and periodic pasture renovation is required. Enterprise specialities are merino wool production, some prime lamb and cattle breeding and fattening. Land Class 4 This land system is located in the districts of Merrimu, Parwan and Mt Doran. It has low agricultural capability with major constraints being: • light, unstable soils, sensitive to erosion and weed infestation; • steep contour; and • poor soil fertility.

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The soils are mainly Ordovician (grey silty clay loams overlying a yellowish brown subsoil) and tertiary deposits (fine sandy loams, overlying a medium to heavy clay) which are dissected, eroded and often steep.

Native vegetation structure is open forest to woodland and where cleared, grasslands. These consist of both annual and perennial species which can be moderately productive provided fertiliser is applied, weed control is affected, and stocking rates are controlled by appropriate fencing. Overall, productivity is low and restricted to grazing. This land class is expensive to maintain for agricultural purposes and when livestock returns are low, tends to be neglected. This can result in reversion to increased weed infestation and erosion hazard. Land Class 5 These land systems are considered to have low to nil agricultural capability because of poor soils, steep slopes and susceptibility to erosion. Most of this land is forested. The land capability map below illustrates the five class agricultural and environmental quality ratings and their locations.

(Source: Moorabool Rural Housing Strategy 2004) Farming Systems Within each land class there is a dominant form of rural activity or “farming system” that has evolved through matching the physical and environmental resources of the land to the requirements of certain types of rural enterprise. A farming system is a series of farm practices which are integrated to form a pattern of production which is both economic in output and sustainable in resource use. A description of the major farming systems that occur across the shire is as follows: Intensive Agriculture:

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The largest and virtually only area of intensive agricultural activity occurs within the Bacchus Marsh Irrigation District. Its total area is 1,811 ha, with an irrigated area (2003) of 1,396 ha and an irrigation entitlement of 4000 ML. Land use is principally market gardening (377 ha), fruit orchards (281 ha), lucerne (110 ha), pasture production (412 ha) and miscellaneous (216 ha). A permanent labour force of at least 2 is common for these enterprises, with significant support from a casual or contract labour to undertake the functions of planting, harvest and packing.

Intensive Cropping This farming system is based on potato production for chip processing, usually involving two consecutive crops followed by a cereal crop before sowing down to perennial pastures for several years. A typical farm is 150 ha in size, 30 ha of which is in potato production, 30 ha cereals and the remainder perennial pastures utilised for livestock fattening operations including prime lamb, veal, steer and heifer trading. A permanent labour force of 2 is common with support being provided by casual or contract workers to undertake seasonal work such as harvesting. The farming system is soil based and as such has a number of priorities: • improve soil structure; • raise soil fertility levels; • maintain a strong vegetative cover; • reduce water runoff; and • control weeds, pests and diseases. This farming system is found in Class 1 and Class 2 land systems and is characteristic of the Bungaree district with its red and grey soils, suitable climate and irrigation capability. Mixed Farming A large part of the Shire is directed to livestock grazing and this spreads across Land Classes 2, 3 and occasionally 4. The most common farming system is based on sheep and cattle grazing, with a small area of crop to supplement livestock needs and to form part of a pasture renovation program. Sheep are the dominant grazing enterprise, usually based on merino wool, but also including crossbred prime lamb production. Better quality pastures are required for prime lamb production to ensure lamb fattening. Cattle enterprises are based on breeding for both veal and weaner production, and the full range of cattle fattening operations. Crop production is an integral part of the livestock enterprises through providing supplementary feed (summer fodder crops, winter cereal crops for grazing, hay or grain) and forming part of a pasture renovation program. Cash cropping is practised but relatively limited, due to the lack of suitable soils. A typical commercial grazing operation within the shire is expected to be in the 250-350 ha range, running both sheep and cattle, with an overall stocking rate of between 10-15 dry sheep equivalents 1 per ha depending on district. Most operations are single labour units, using casual labour or specialist contractors (shearing, crutching, fertiliser spreading) as the need arises. Best farm practice for these farming systems have the following characteristics: • careful paddock selection where cropping is being practised to allow profitable crop rotations, while

improving organic matter content and soil friability; • the establishment of deep rooted perennial pastures to reduce water runoff and increase pasture

productivity; • improve pasture composition and productivity through applying high rates of fertiliser; • practising rotational grazing and optimising stocking rates; • improve feed utilisation efficiency through spring rather than autumn lambing; • control of weeds and pests on steep country (serrated tussock, rabbits) through coordinated control

and aerial seeding of improved pasture species; and • introduction of forestry as a complimentary enterprise.

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APPENDIX F LOT DATA SUMMARY

No. of Parcels by Lot Size AREA (& ZONE CODE)

Lots with dwellings

Lots without dwellings

Properties without dwelling

Dwelling potential for properties without dwelling

% of total with dwelling

Total Area Hectares

0-0.99 1-1.99

2-2.99

3-3.99

4-4.99

5-5.99

6-6.99

7-7.99

8-8.99

9-9.99

10-14.99

15-19.99

20-24.99

Other

TOTAL NO.

ALL RURAL, RURAL LIVING, ENVIRONMENTAL RURAL LAND Existing Situation ERZ, RLZ & RUZ

3698 6042 38.0 138666.34 1992 986 757 432 539 271 331 490 521 129 562 622 467 1641 9740

RURAL POLICY AREAS LAL LAL RURAL POLICY AREA (includes Navigators) Existing Situation RUZ

1274 2566 637 33.1 54711.29 522 288 258 187 195 140 165 280 342 81 295 297 192 598 3840

CENTRAL RURAL POLICY AREA Existing Situation RUZ

245 851 177 22.6 26623.55 141 76 64 32 51 24 19 17 24 10 71 72 125 370 1096

LERDERGERG RURAL POLICY AREA Existing Situation ERZ 364 321 147 53.1 4055.14 290 62 35 29 23 15 33 62 43 8 16 25 16 28 685 RUZ

40 41 6 49.4 1863.34 5 5 2 5 2 - - 2 3 2 7 12 13 23

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BALLIANG RURAL POLICY AREA (includes Cameron’s Road) Existing Situation ERZ 31 76 59 29.0 796.23 39 25 12 - 1 2 1 2 2 2 5 4 3 9 107 RUZ

756 1232 384 38.0 46138.49 279 138 118 71 97 50 43 49 50 21 136 196 117 623 1988

RURAL LIVING PRECINCTS BACCHUS MARSH RURAL LIVING – Zone Map 16 and 31 Existing Situation ERZ 29 66 30.5 936.93 34 12 11 0 1 2 2 2 2 3 5 4 4 13 95 RLZ 149 39 61.4 929.42 14 64 33 3 5 9 22 5 3 1 13 10 3 2 188 BALLAN RURAL LIVING PRECINCT – Zone Maps 25, 26, 27 and 28 Existing Situation RLZ 93 88 51.4 873.17 37 45 55 5 6 7 3 4 1 2 5 6 2 3 181 GORDON/MT EGERTON RURAL LIVING PRECINCT – Zone Maps 22, 23, 24 and 25 Existing Situation RLZ 247 212 53.8 1825.93 106 40 30 54 112 8 25 32 37 1 8 3 3 0 459 GREENDALE RURAL LIVING PRECINCT – Zone Maps 14 and 15 Existing Situation RLZ 204 79 72.1 547.81 99 96 47 16 3 1 3 10 5 2 1 0 0 0 283 LAL LAL RURAL LIVING PRECINCT – Zone Maps 40, 41 and 42 Existing Situation RLZ 155 127 55.0 1276.16 44 40 64 26 30 13 13 19 13 2 5 5 4 4 282 MYRNIONG RURAL LIVING PRECINCT – Zone Maps 29 and 30 Existing Situation RLZ 50 25 66.6 164.03 24 36 2 0 4 2 0 3 0 0 3 1 0 0 75 YENDON RURAL LIVING PRECINCT – Zone Map 21

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Existing Situation

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RLZ 33 50 39.8 156.71 26 26 25 1 0 1 2 0 0 1 1 0 0 0 83 LONG FOREST RURAL LIVING PRECINCT – Zone Map 38 Existing Situation RLZ 95 5 95 169.72 3 62 33 0 1 0 0 1 0 0 0 0 0 0 100

OTHER PRECINCTS NAVIGATORS PRECINCT – Zone Maps 18, 19 and 20 Existing Situation RUZ

231 347 40.0 3922.76 89 51 63 57 54 35 29 36 56 10 29 37 12 20 578

CAMERON’S ROAD PRECINCT – Zone Maps 16 and 31 Existing Situation RUZ

78 48 21 61.9 1353.47 13 10 8 7 2 4 8 5 12 1 17 19 10 11

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APPENDIX G DWELLING APPROVALS LOCATION 2001 2002 2003 2004 2005 2006 TOTAL AVERA

GE P/A Bacchus Marsh (Res) 106 146 112 188 138 160 850 141.7 Bacchus Marsh (RLZ) 0 0 0 0 0 0 0 0 Bacchus Marsh (RUZ) 7 4 3 1 2 3 20 3.3 Bacchus Marsh (Total) 113 150 115 189 140 163 870 145 Ballan (Res) 13 18 16 20 22 11 100 16.7 Ballan (RLZ) 4 5 1 5 8 5 28 4.7 Ballan (RUZ) 4 6 5 10 2 1 28 4.7 Ballan (Total) 21 29 22 35 32 17 156 26 Balliang (RUZ) 1 1 0 1 0 1 4 0.7 Barkstead (RUZ) 1 1 0 0 0 1 3 0.5 Barry’s Reef (Res) 0 1 0 0 0 0 1 0.2 Barry’s Reef (RUZ) 0 0 0 1 0 1 2 0.2 Beremboke (RUZ) 1 2 2 0 1 0 6 1.0 Blackwood (RUZ) 1 0 0 1 0 0 2 0.3 Blackwood (TZ) 5 2 3 0 1 0 11 1.8 Blakeville 0 1 0 0 0 0 1 0.2 Bolwarrah 0 0 0 1 0 0 1 0.2 Bullarto South (ERZ) 1 0 0 0 0 0 1 0.2 Bunding 0 0 0 1 1 0 2 0.3 Bungal Rural 2 0 0 0 0 0 2 0.3 Bungaree Rural 1 0 0 0 0 0 1 0.2 Buninyong (Rural) 1 1 0 0 0 0 2 0.3 Clarendon 0 0 0 1 1 0 2 0.3 Coimadai (Rural) 2 2 3 4 0 2 13 2.2 Dunnstown (Res) 0 1 1 1 0 1 4 0.7 Dunnstown (Rural) 2 2 2 0 0 1 7 1.2 Elaine (Res) 0 0 0 0 0 0 0 0 Elaine (Rural) 1 0 0 1 4 0 6 1.0 Glen Park 0 1 0 0 0 0 1 0.2 Glenmore 0 1 1 0 1 0 3 0.5 Gordon (Rural) 4 0 2 1 0 5 12 2.0 Gordon (RLZ) 5 3 8 13 6 5 40 6.7 Gordon (TZ) 0 7 7 1 4 5 25 4.2 Greendale/Dales Creek (RLZ)

7 0 2 6 2 1 18 3.0

Greendale/Dales Creek (Rural)

1 4 10 4 7 10 36 6.0

Ingliston 0 0 0 0 0 1 1 0.2 Korobeit (Rural) 1 1 1 0 0 0 3 0.5 Korweinguboora (Rural) 1 1 0 5 2 1 10 1.7 Lal Lal (Rural) 0 0 0 0 0 4 4 0.7 Lal Lal (RLZ) 2 4 2 3 2 2 15 2.5 Leigh Creek 0 0 0 0 0 0 0 0 Millbrook (Rural) 0 0 0 0 1 0 1 0.2 Morrisons 1 1 0 0 0 0 2 0.3 Mount Doran 0 0 0 1 2 0 3 0.5 Mount Wallace 0 2 0 1 0 1 4 0.7 Mt Egerton (Res) 0 5 2 3 1 2 13 2.2 Mt Egerton (Rural) 1 1 3 4 1 0 10 1.7 Mt Egerton (RLZ) 0 2 1 4 1 3 11 1.8 Myrniong (Rural) 3 2 1 2 1 0 9 1.5 Myrniong (RLZ) 0 0 3 0 0 0 3 0.5 Myrniong (TZ) 0 1 0 0 0 0 1 0.2 Navigators 0 0 2 0 0 1 3 0.5 Parwan 1 0 0 0 0 0 1 0.2 Pootilla 0 0 0 0 0 0 0 0 Pykes Creek 0 1 0 0 0 0 1 0.2 Rowsley 3 2 0 4 1 2 12

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2.0

Scotsburn 0 0 0 2 0 1 3 0.5 Spargo Creek 0 0 0 0 0 0 0 0 Springbank 0 0 0 0 0 1 1 0.2 Wallace 0 4 0 0 0 2 6 1.0 Warrenheip 2 0 1 1 0 0 4 0.7 Yendon (Rural) 2 0 0 0 0 0 2 0.2 Yendon (RLZ) 1 0 1 0 0 0 2 0.2 Yendon (TZ) 0 0 0 0 0 0 0 0 TOTAL 188 236 195 292 212 234 1357

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226.2

APPENDIX H SUBMISSION REVIEW

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ISSUE Discussion 1 Submission Number John and Janet Cosgriff Name

Date 19/4/2005 Land/Size

14.69ha 224 Eaglesons Rd Lal Lal

Current Zone/Overlay Rural Zone , 100ha min sub. Size 40ha min. dwelling Not within ESO1

Request Rural Living Zone Basis of Request 7 separately owned lots surrounded by RLZ on 3 sides

Too small to be farmed Has existing house but wishes to do 2 lot subdivision ASSESSMENT The land is located one lot away from the existing Lal Lal rural living area and surrounded on 3 sides by it. A rural aqueduct traverses the land which is likely to have some heritage value. The consideration of this request should not be based on the subject land but the need to rezone the 5 other surrounding lots to ensure it forms an extension of the Lal Lal rural living area. The rural strategy plan proposes to place a hard edge around the existing rural living areas to ensure infill opportunities are secured prior to considering the extension of these areas. The Lal Lal rural living area has 282 lots with 155 existing dwellings which indicate there still remains significant potential for infill development. However the proposal is based on the existing subdivision pattern and only has the potential to create 2 lots. With other adjacent land the potential lot yield if rezoned would be 10 lots out of the 5 existing lots. At the rate of 3 dwellings per year the Lal Lal rural living area has around 20 years land supply however as the land is outside of a proclaimed water catchment and in a relatively isolated area surrounded on three sides by the RLZ a reasonable argument could be mounted to support the rezoning.

Consistent with housing needs and settlement strategy?

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Subject site

The Lal Lal rural living area surrounds the Lal Lal township which has basic facilities to cater for local service needs. Given the current extent of the rural living area it is considered this small extension to the area could further support the local, yet limited services at Lal Lal.

Supports sustainable and viable settlements and communities?

The existing rural living area and this land contain Class 2 land, however the land would have limited agricultural potential given the small lot configuration, extent of native vegetation and fragmented ownership. For these reasons it is considered a rezoning would not compromise the need to protect productive agricultural land.

Does not compromise the sustainable future use of existing natural resources?

The land does contain native vegetation and also weeds such as gorse. There are cleared areas that could accommodate a dwelling without requiring the removal of native vegetation.

Protects existing visual and environmental qualities of the area?

The land is not within an area identified with flooding constraints. Avoids areas of flooding, erosion, landslip, salinity and wildfire?

The land is not serviced with reticulated sewerage or town water. Therefore reliance on septic system and capturing water for potable purposes. Can efficiently be serviced by social and physical infrastructure?

The land is not within a proclaimed water catchment Other? RECOMMENDATION That this submission be supported. ISSUE Discussion

2 Submission Number Beveridge Williams on behalf of TE and C Family Trust Name

Date

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6 March 2007 and 6 April 2007

Land/Size

Current Zone/Overlay Rural Zone DDO2 – Visual Amenity and Building Design DDO3 – National Route 8 (Western Freeway/Highway) Environs Rezone land to Rural Living Request Lot layout could accommodate any issues raised by the DDO controls Basis of Request ASSESSMENT No – Myrniong is a small settlement with a basic level of services and amenities that effectively is shielded from the Western Freeway by this land. The development of this land would have a significant adverse impact on the Freeway environs in terms of built form close to the highway and providing for urban development on land that acts a rural buffer the township of Myrniong. Further expansion of Myrniong in this location is not supported by the planning scheme.

Consistent with housing needs and settlement strategy?

No – the limited services available in Myrniong Supports sustainable and viable settlements and communities?

The land also provides grazing farming land along the Western Freeway. Does not compromise the sustainable future use of existing

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Subject site

natural resources? Protects existing visual and environmental qualities of the area?

No – land provides a rural physical and visual buffer to the Western Freeway

Avoids areas of flooding, erosion, landslip, salinity and wildfire?

The land is not subject to flooding however is defined as Class 4 land with low agricultural capability with major constraints being: • light, unstable soils, sensitive to erosion and weed infestation; • steep contour; and • poor soil fertility. Overall, productivity is low and restricted to grazing. This land class is expensive to maintain for agricultural purposes and when livestock returns are low, tends to be neglected. This can result in reversion to increased weed infestation and erosion hazard. The land is also within an area acknowledged in the Phillips Agribusiness report as ‘Agricultural land west of Bacchus Marsh is recognized as containing some of the most degraded farming land in Australia due to poor soils, steep valleys and low rainfall resulting in land degradation issues. Proposed to be addressed through the Grow West Project through re-afforestation of the area between the Brisbane Ranges National Park and the Lerderderg State Park.’ The area cannot be serviced for sewer or town water Can efficiently be serviced by social

and physical infrastructure? Other?

RECOMMENDATION That the submission not be supported on the basis the land presents a rural buffer along the Western Freeway and is within a land class system that is subject to erosion, weed infestation and unstable soils.

ISSUE Discussion

3 Submission Number WBCM Group on behalf of Genetics Australia Co-op Name

Date

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6 March 2006

“Woodside” Land/Size

24.2 hectares

Current Zone/Overlay Rural Zone ESO2 – Waterway Protection Rezone to Residential 1 Request Located 2km from Bacchus Marsh GPO, can be readily serviced, utilise undulating topography for a variety of lot sizes, build upon residential growth in Bacchus Marsh

Basis of Request

ASSESSMENT The C34 Panel accepted the potential of this land for residential purposes, however further consideration of buffer requirements was needed before a rezoning was considered.

Consistent with housing needs and settlement strategy?

Yes Supports sustainable and viable settlements and communities?

Submission mentions a flora and fauna review completed for the VFT project that identified the possibility of the Growling Grass Frog on the site which is vulnerable in Victoria

Does not compromise the sustainable future use of existing natural resources?

This can be achieved by master planning the site Protects existing visual and environmental qualities of the area?

These issues can be addressed in master planning the site Avoids areas of flooding, erosion, landslip, salinity and wildfire?

Yes Can efficiently be serviced by social and physical infrastructure?

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SUBJECT LAND

Other? RECOMMENDATION That the submission not be supported and the approach of the C34 Panel be maintained. ISSUE Discussion

4 Submission Number Underbank Stud Name

Date 9 March 2006 Land/Size

171 hectares

Current Zone/Overlay Rural DDO2 – Visual Amenity and Building Design ESO2 – Waterway Protection WMO – Wildfire Management VPO2 – Bacchus Marsh River Flats – Vegetation Protection Area

Request Residential 1 Basis of Request Large land in single ownership

Adjacent to urban edge Can be serviced ASSESSMENT C34 recommended designating the land (not including the horticultural land) as potential long term residential. The consideration of rezoning is not Consistent with housing needs and

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Subject land

supported under this strategy and will need to be considered when demand/supply and a range of other matters have been assessed. settlement strategy? Land is adjacent to existing urban area and notionally is well located for urban expansion. Supports sustainable and viable

settlements and communities? The proximity of the Werribee River and significant vegetation identified by the VPO2 indicates great care should be taken in master planning this area.

Does not compromise the sustainable future use of existing natural resources? Protects existing visual and environmental qualities of the area?

Avoids areas of flooding, erosion, landslip, salinity and wildfire?

The land is not subject to flooding however is defined as Class 4 land with low agricultural capability with major constraints being: • light, unstable soils, sensitive to erosion and weed infestation; • steep contour; and • poor soil fertility. Overall, productivity is low and restricted to grazing. This land class is expensive to maintain for agricultural purposes and when livestock returns are low, tends to be neglected. This can result in reversion to increased weed infestation and erosion hazard. The land is also within an area acknowledged in the Phillips Agribusiness report as ‘Agricultural land west of Bacchus Marsh is recognized as containing some of the most degraded farming land in Australia due to poor soils, steep valleys and low rainfall resulting in land degradation issues. Proposed to be addressed through the Grow West Project through re-afforestation of the area between the Brisbane Ranges National Park and the Lerderderg State Park.’ Most likely Can efficiently be serviced by social

and physical infrastructure? Other?

RECOMMENDATION That the submission not be supported and the approach of the C34 Panel be maintained until there is justification for rezoning. ISSUE Discussion

5 Submission Number Avenue Bowling Club Name

Date

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30 March 2006

Land/Size 7951m2

Current Zone/Overlay Rural VPO2 – Bacchus Marsh River Flats – Vegetation Protection Area

Request Residential 1 Basis of Request Current land use is not rural (Bowling Club)

Land to the west and south is zoned Residential 1 ASSESSMENT Yes. No real farming potential/adjacent to existing urban areas Consistent with housing needs and

settlement strategy? Yes Supports sustainable and viable

settlements and communities? Yes Does not compromise the

sustainable future use of existing natural resources?

Yes Protects existing visual and environmental qualities of the area?

Yes Avoids areas of flooding, erosion, landslip, salinity and wildfire?

Yes Can efficiently be serviced by social and physical infrastructure?

Other? Recommendation That following the assessment of this submission against the C34 Panel recommendations Council consider the rezoning for residential

purposes. No objections.

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Subject land

ISSUE Discussion Submission Number 6, 7, 8, 9 and 10 Name Ken and Pam Stanley (6)

Daniel Carmody (7) J and S Lesko (8) Angela Lidgett (9) Alan Gorman (10)

Date 18 July 2006 17 July 2006 24 July 2006

Land/Size

Current Zone/Overlay Rural ESO3 – Long Forest an d Werribee Gorge DDO2 – Visual Amenity and Building Design Assume Rural Living Request Cannot productively farm the land, leads to weed and pest animal infestations, not in proclaimed water catchment, close to services provided at Myrniong, general lot size is 40 to 300 acres but should be allowed to subdivide to 5-10 acres.

Basis of Request

ASSESSMENT The assessment of these submissions is similar to submission 2. The Pentlands Hill areas is characterised by lots of a reasonable size 15 to 40 hectares in size. There is no justification to rezone any of this land for rural living purposes, particularly on the basis put forward that the land cannot be

Consistent with housing needs and settlement strategy?

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actively and productively farmed. This itself may be true however does not provide a justification to then consider other zone alternatives. The Rural Strategy Plan recommends the infill of existing rural living areas prior to the consideration of other new areas except for the land north of Bacchus Marsh. The nearest town is Myrniong that provides only local service capacities. Further population growth could support the existing level of services however would be unlikely to lead to new services and facilities.

Supports sustainable and viable settlements and communities?

The basis of the submissions is the land cannot be actively or productively farmed which is not sufficient to justify a zone that allows for more intensive housing development on the land. The further fragmentation of the land will only exacerbate the concerns with regard to weed infestation, erosion and also make the goals of the Grow West project more difficult to achieve.

Does not compromise the sustainable future use of existing natural resources? Protects existing visual and environmental qualities of the area?

The land is elevated and would result in a concentration of dwellings on ridge tops and therefore have a significant visual impact.

Avoids areas of flooding, erosion, landslip, salinity and wildfire?

The land is not subject to flooding however is defined as Class 4 land with low agricultural capability with major constraints being: • light, unstable soils, sensitive to erosion and weed infestation; • steep contour; and • poor soil fertility. Overall, productivity is low and restricted to grazing. This land class is expensive to maintain for agricultural purposes and when livestock returns are low, tends to be neglected. This can result in reversion to increased weed infestation and erosion hazard. The land is also within an area acknowledged in the Phillips Agribusiness report as ‘Agricultural land west of Bacchus Marsh is recognized as containing some of the most degraded farming land in Australia due to poor soils, steep valleys and low rainfall resulting in land degradation issues. Proposed to be addressed through the Grow West Project through re-afforestation of the area between the Brisbane Ranges National Park and the Lerderderg State Park.’ The area cannot be serviced with reticulated sewer. Can efficiently be serviced by

social and physical infrastructure? Other?

Recommendation That the submission not be supported due to the significant environmental constraints on the land ISSUE Discussion Name Council Trench Date Land/Size Site comprises of 2.01 hectares Current Zone/Overlay Rural Zone, Design and Development Overlay Request Request to rezone site to Public Conservation Resource Zone Basis of Request Trench has well documented Permian age sedimentary rocks, making it an important geological site in the Moorabool Shire Council for stakeholders

across Victoria. ASSESSMENT Consistent with housing needs and

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N/A

settlement strategy? Supports sustainable and viable settlements and communities?

N/A

Does not compromise the sustainable future use of existing natural resources?

The rezoning of the Council Trench would not compromise the future use of the existing natural resources. Council has a responsibility to ensure that important areas such as the subject site are protected and identified across the Moorabool Shire Council, therefore the site should be zoned in a way that acknowledges its importance within the Shire.

Protects existing visual and environmental qualities of the area?

Again while there are many factors that may attribute to a specific environmental quality, the Trench should be protected from activities that may contribute to degradation of the geological value of the subject site.

Avoids areas of flooding, erosion, landslip, salinity and wildfire?

N/A

Can efficiently be serviced by social and physical infrastructure?

N/A

Other? Recommendation That the submission be supported and the ‘Council Trench’ be rezoned to a Public Conservation Resource Zone

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APPENDIX I VCAT DECISIONS

VCAT Ref No.

Proposal Parties Zone Issue Decision Reasons

P1531, 1532, 1533/2002 Powerline Cutoff Rd Mt Egerton Widdison v Moorabool SC

Dwelling on each lot of 6-7ha

Council Permit applicant Central Highlands RWA Barwon Water

Rural ESO1 DDO2

Other ‘precedent’ permit issued by Council

Unviable lot size determined by Crown subdivision

Assessment as rural living lot

Improved infrastructure

Existing subdivision pattern

CHRWA objection

Upheld Council decision to refuse permits

Not consistent with rural zone provisions

Result in de-facto rezoning of land

Protection of potable water catchments

August 2000 guidelines from CHRWA 1 in 40ha rule

2000/37612 Gillespie’s Lane Ballan Ackers v Moorabool SC

Dwelling on 2ha lot

Council Permit applicant Central Highlands RWA

Rural ESO1 DDO2

Viable agricultural units

Approved subdivision

CHRWA conditional consent

Interim guidelines citing the 1 in 40 rule

Overturn Council decision and approve the permit

Existing rural residential nature of the area

Land is already fragmented by approved subdivision

Services are available

No amenity impacts

No removal of vegetation

No impacts on landscape

Conditions can addressed other environmental issues

P310/2002 Ti Tree Rd Dunnstown Glenane v Moorabool SC

Dwelling on 12.28ha lot

Council Permit applicant Central Highlands RWA

Rural ESO1 DDO2 SLO

Interim guidelines, 10 unsewered dwellings already within 1km radius

Previous approval, change in circumstances

Upheld Council decision to Refuse application

Consistency with state and local policy

Consistency with rural zone purposes

Consistency with interim guidelines

Fragmentation of agricultural land

P661/2004 Clarkes Hill Rd Bullarook Lancashire v Moorabool SC

Dwelling and shed on 24.7ha in area

Council Permit applicant Central Highlands RWA

Rural ESO1 DDO2

S55 objection from CHRWA lead to refusal

High quality ag. land

Need for 2nd

Overturn Council decision to refuse and issue the permit

Consistent with rural zone objectives

Dwelling used by farmers

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No environmental

dwelling to farm land

Existing dwelling density

Minister’s interim guidelines

impacts

P51397/2001 Powerline Cutoff Road Mt Egerton Mercer v Moorabool SC & CHRWA

Extend dams for irrigation of 13ha olive grove on 32ha property

Council Permit Applicant Central Highlands RWA

Rural ESO1 WMO DDO2

Stressed rivers

Proclaimed water catchments

Other alternatives for water sourcing

Upheld Council Refusal of Permit

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