Ararat Rural City Council. Ararat Residential Land Use Strategy. July 2005

Transcription

1 Ararat Rural City Council Ararat Residential Land Use Strategy July 2005

2 Executive Summary The purpose of this strategy is to address the 30 year housing needs for the town of Ararat. Ararat has significant opportunities to address anticipated housing demand well in excess of the year In determining this position the strategy has been informed by the Victorian Governments guidelines for the provision of residential land, in addition to a detailed opportunities and constraints analysis. The State Planning Policy Framework includes the following relevant aims: Encourage residential development that has good access to physical and community infrastructure. Provide a range of lot sizes, a convenient and safe road network, appropriate pedestrian and cycle paths and sufficient useable public open. Have residential development that is cost-effective in infrastructure provision and use, energy efficient, incorporates water-sensitive design principles and encourages public transport use. Provide opportunities for increased residential densities to help consolidate urban areas. The residential options discussed in this strategy are a high level identification of residential and rural residential land to address the housing needs of Ararat for the foreseeable future. The options also address many of the Victorian Government criteria for identifying residential land. It is important to note that to clarify a more detailed demand and supply position, a local structure plan will have to be undertaken in the identified areas. Ararat has the following options for supplying residential land: Infill By actively encouraging redevelopment of existing larger lots, particularly those lots with side or rear lane access and shop-top housing, it is anticipated that up to half the supply required could be found within the existing area of Ararat. However there appears to be a market reluctance to take up infill opportunities. It is anticipated that this will change over time. Greenfield No single area has been identified as completely free of constraints therefore a preferred staging of development has not been determined. It has been decided, therefore, that the market is best placed to determine the staging and timing of development. This strategy therefore identifies options and not preferences. The area with the least constraints for residential development is to the west of Oliver Gully Reservoir. The area to the east of town, adjacent to Green Hill Lake, has also been identified as suitable for residential development provided transport and connectivity issues to the CBD can be overcome. The areas to the north of town, particularly those adjacent to Cemetery Creek and Chalambar Golf Course, offer extensive opportunities. Fragmented land holdings around Cemetery Creek, and the absence a easily resolved connection to sewerage, are the main constraints to development in these areas. Rural Residential Provision of sufficient supply and choice are the main criteria. Rural Living demand should be directed to an expansion of the northern Rural Living Zone (RLZ) area between the Western Hwy and the railway line. Development of a new RLZ area is recommended for the south of the Racecourse. Where sewerage disposal issues can be addressed, it is recommended that Council investigate the option of Low Density Residential development in order to maximise the use of this land.

3 Contents Contents 1.0 Project Requirements Project Objective Aims Key Issues to be Addressed Approach Assumptions Understanding the Situation What are the local and State strategic planning directions for Ararat? State Direction State Planning Policy Framework Ararat Municipal Strategic Statement How much land will be needed to accommodate growth? Land Requirements Population Estimation Household Structure Land Required Is There Land Available? Consultation Outcomes State & Local Stakeholders Community Written Feedback What are the opportunities and constraints for residential development in Ararat? How were the opportunities and constraints determined Constraints affecting more than one Potential Residential Option Opportunities affecting more than one Potential Residential Option Area Analysis Outline Residential Development Infill / Consolidation Residential Development East A Residential Development East B Residential Development North Residential Development North West A Residential Development North West B Residential Development West Rural Residential Development Options Residential Summary Rural Residential Summary How do we coordinate residential development over the next 30 years Implementation Modification of the Municipal Strategic Statement Local Planning Policy Framework Urban Growth Boundary General Recommendations Residential Development Strategy Rural Living Development Strategy General Strategies Information Sources 30 Appendix 1 Response to DSE comments 31 Appendix 2 Demand Scenarios 32 Appendix 3 Dwelling Construction Rates and Ages of Dwellings 33 Appendix 4 Number of Bedrooms 34 Appendix 5 Relevant State Planning Policy Framework Clauses 35 Appendix 6 Development Contributions Plan 38 Appendix 7 Supply Monitoring 39

4 1.0 Project Requirements 1.1 Project Objective To review the existing residential land strategy for the township of Ararat as included in the Local Planning Policy Framework. This will determine if, and what, modifications are required to provide for the residential needs of the township to the year 2035 in a staged and co-ordinated manner. 1.2 Project Outcome A plan that provides for a range of housing to manage demand over the next 30 years. 1.3 Key Issues to be Addressed The following key issues arising from the three year review of Council s Local Planning Policy Framework have been addressed: The residential zonings (Residential and Rural Living Zones) in the Ararat Planning Scheme and as reflected in the Town Structure Plan for Ararat may be out of date due to a more rapid than projected subdivision and take-up of residential land in the township; The residential development strategy for the township needs to more accurately reflect infrastructure servicing realities (particularly the provision of water, sewer and drainage services); The Urban Growth Boundary identified on the Ararat Town Structure Plan, needs to be reviewed; New strategic land use planning directions may be available for residential development; Due to servicing and other opportunities some areas currently zoned for Rural Living or Low Density Residential Development may have conventional residential development futures. In order to justify such rezonings, the short, medium and long term strategic directions for residential development at conventional housing densities needs to be reviewed. 1

5 2.0 Approach 2.1 Assumptions In undertaking this project a number of important assumptions have been made. They are: The strategy provides a direction on how to best accommodate a range of demands. It doesn t try to predict the exact future demand, rather it provides areas that can accommodate various levels of growth and identifies the most likely scenario. The strategy does not take into account external drivers for change (eg. large scale industrial development) that may exaggerate change in population. However, the strategy s proposed Demand Scenarios identify possible outcomes of potential large-scale population changes. That ecologically sustainable design is a base position and that housing will be integrated consistently with the protection of the environment. 2.2 Understanding the Situation Development of the strategy has included consideration of: Local and State strategic planning directions for Ararat (including the existing Residential Land Strategy and Town Structure Plan). Land required to accommodate growth. The various stakeholder and community opinions about the appropriate direction for growth to occur. The opportunities and constraints for residential development in Ararat. Coordination of information to facilitate residential development over the next 30 years. The strategy seeks to identify growth areas but does not look at smaller, piecemeal lots which only have potential to provide a small number of additional lots. These infill lots contribute to supply but will not be individually identified. The strategy answers the supply question in greenfield areas. A higher density should be encouraged where constraints are not a limiting factor. It is acknowledged that higher density development may become more accepted by the market resulting in a potential increase in supply. The strategy acknowledges constraints in identified growth areas and realises that the market will largely determine which area s constraints can be overcome and developed first. 2

6 3.0 What are the local and State strategic planning directions for Ararat? 3.1 State Direction State Planning Policy Framework (SPPF) The SPPF requires that : A sufficient supply of land is available for residential, commercial, industrial, recreational, institutional and other public uses; and To facilitate the orderly development of urban areas. The SPPF encourages: Subdivisions in locations with access to physical and community infrastructure and providing a range of lot sizes, a convenient and safe road network, appropriate pedestrian and cycle paths, sufficient useable public open space and low vulnerability to fire; Residential development that is cost-effective in infrastructure provision and use, energy efficient, incorporates water-sensitive design principles and encourages public transport use; and Opportunities for increased residential densities to help consolidate urban areas. The commitment to retaining historic value and overall character. Clause Heritage - Demonstrates the State Government s commitment toward maintaining Victoria s image and heritage. It specifically references important towns and other places associated with the historic and cultural development of Victoria including places associated with gold mining (Ararat), and states that they should be protected from inappropriate development. The need to retain native vegetation. Clause Native Vegetation - Requires a permit to remove, destroy or lop native vegetation in order to protect and conserve native vegetation to reduce the impact of land and water degradation and provide habitat for plants and animals. Given the significant amounts of native vegetation surrounding Ararat it is anticipated that the residential supply will be affected by the presence of native vegetation. The importance of utilising design considerations. Clause Site Context Description and Design Response - Indicates a range of matters that a responsible authority must consider in an application for a subdivision. This clearly indicates those matters which the State requires to be considered in a residential assessment. The SPPF also requires a number of matters to be addressed which impact on the opportunities and constraints assessment. The main issues include: For further details on relevant SPPF clauses see Appendix 5. The integral role of water management. Providing quality water. Managing both its distribution and protection of sensitive areas (eg. land subject to inundation) are crucial considerations in future residential development in Ararat. Clause Protection of catchments, waterways and groundwater responds to these issues and includes Catchment Planning and Management legislation and considerations. 3

7 3.0 What are the local and State strategic planning directions for Ararat? 3.2 Ararat Municipal Strategic Statement (MSS) The Residential Land Use Strategy The current MSS has a number of clauses which indicate where to locate new housing. This is informally termed The Existing Residential Land Use Strategy. The two key clauses are Cl Environment and Cl Settlement (A draft MSS has been prepared but has not yet been approved. The direction of the draft in relation to housing is essentially the same as the current MSS). Settlement The Ararat Framework Plan is included in the Settlement clause and clearly indicates where it is appropriate to locate various land uses in Ararat. This includes where future Rural Living, Industrial and Residential opportunities are to be located. This Residential Strategy has now reviewed this aspect of the Framework Plan, taking into account an opportunities and constraints assessment and a demand and supply evaluation. In addition to the Framework Plan, there are a number of other considerations in this clause. The main direction relevant to this strategy is to facilitate development in appropriate locations. Determining the appropriate location of development is part of this Strategy. Other Matters The MSS also recognises the following factors as important in determining the location of residential development: The population is aging and the impact of demographic change on Ararat must be considered in determining the location and type of future development. The need for sustainable residential development. The need to prevent an oversupply of residential and rural residential development. The constraints posed by limited sewer capacity and the need to address these issues in residential development. 4 Environment Clause sets out the environmental strategies of the Ararat Planning Scheme and provides the parameters for the opportunities and constraints assessment undertaken in this Strategy. In particular, this clause reinforces the Victorian Governments position on native vegetation, and identifies the need to protect and enhance native vegetation. In addition it identifies a number of other areas relevant to any residential assessment, such as fire hazards, flooding, water quality, and lack of land capability mapping. These matters have been considered in the development of this Strategy.

8 4.0 How much land will be needed to accommodate growth? 4.1 Land Requirements 4.2 Population Estimates The amount of land required for residential development is determined by estimating the future population, dividing that by the household size (eg. the number of people who live in a house), and then multiplying that by the anticipated average lot size. For example, An increase in 1000 people will require 500 houses at a household size of 2 persons per household. This then equates to a need for 500 x 800m 2 (average lot size) = 40ha. An additional 25% area is generally required for roads, parks and other non residential requirements. A range of population scenarios were developed by utilising the Department of Sustainability and Environment (DSE) population projections as a base case. DSE s projections, as shown below, anticipate a significant increase in the aging of the population. This has been included as one of several scenarios to determine housing numbers. Demographic change is likely to result in less people per house and, therefore, there will be a need for more houses to accommodate current and future populations. Six population scenarios have been developed: 1. A declining and aging population (Loss of 1000 people by 2031). 2. A stable & aging population (Loss of 472 people by DSE prediction as shown in the following chart). 3. A growing and aging population (Increase of 3000 people by 2031). 4. A stable population with new employment but few aged (Loss of 472 people by DSE prediction Anticipates more families). 5. A growing population made up of new families as a result of new employment (Increase of 3000 people by 2031 More Families). 6. A rapidly growing population with both aged and new families as a result of new employment (Increase of people by 2031 More Families). (See Appendix 2 - Demand Scenarios) Source: Victoria in Future Page Profiles, Department of Sustainability and Environment 5

9 4.0 How much land will be needed to accommodate growth? This Strategy s population scenarios are based on a combination of discussion with Council representatives and DSE data analysis. Opinion expressed during stakeholder consultation, suggests that the Rapid Growth (Scenario 1) and Declining & Aging (Scenario 2) scenarios are considered unrealistic. The growth scenario considered most likely to occur is an increase of at least 3000 people over 30 years (Scenario 5). 4.3 Household Structure Household size and demographic characteristics are important considerations in determining the future residential demands in Ararat. An aging population will require more housing than a population of young families (eg five 70+ aged singles = 5 houses, one family of five = one house). The aging of the population is occurring across the whole of Victoria. In particular the regional areas are aging faster than the metropolitan areas suggesting that the housing market may trend towards a demand for smaller dwellings. An assessment of current household size (refer Appendix 4) suggests that Ararat s housing stock predominantly favours larger, more family orientated houses. It is anticipated that in the next 30 years, development policy will need to actively encourage development that favours a mix of housing sizes to better reflect the population. Demographic Statistics for Ararat. Current average household size is 2.4 persons however this is anticipated to decline to 1.9 persons. (Source: DSE). 86% of houses in Ararat have 3+ bedrooms yet structural change is occurring to favour a requirement for smaller dwellings. ( Source: Council Rates Database)(Household size average of 2.4, yet 3 bedrooms dominate) 1175 (or 11.4%) people across the municipality live alone. 4.4 Land Required Forecast Requirement The scenario tables in Appendix 2 include forecasts suggesting a minimum of 15ha of additional land would be required for housing by 2030 if Ararat was to experience an aging and declining population (which is the smallest increase scenario). If all growth was confined to residential infill (1 house on 400m 2 lots in the existing residential areas), then there would be sufficient land available to accommodate this growth. Figures in Appendices 3 and 4, however, illustrate that less than 10% of new development is infill. The population scenario considered likely is a growth of 3000 people consisting of a mix of aging and new families. This scenario would require a maximum of 188ha in greenfield locations by Less land would be required if significant growth was to be absorbed as residential infill Supply Requirement The Victoria Planning Provisions require ten years residential supply to be provided to accommodate population growth. It is difficult to be accurate in determining an exact requirement for Ararat, as there are factors such as land size, infill rates, and population growth (or decline) rates that create uncertainty in determining future residential requirements. Whilst acknowledging the uncertainty, utilisation of the 2003/04 rate of demand of 32 dwellings per year (See Appendix 3) equates to a requirement of an additional 320 lots over ten years. Provision of 320 greenfield lots would require 26ha of additional land (320 x 800m 2 ). This calculation does not recognise demographic change (smaller household sizes) or increased families migrating to Ararat (larger household sizes). It is therefore anticipated that 26ha is a likely minimum amount of land required to address ten years supply. Accurate annual monitoring of building rates would clarify whether additional supply should be provided to maintain a ten years buffer. (See Appendix 7) Discussions with Council and developers indicates that current greenfield opportunities are nearly exhausted. It is therefore recommended that 320 lots be provided at the earliest opportunity to facilitate the required land supply target. 6

10 4.0 How much land will be needed to accommodate growth? 4.5 Is there Land Available? Is there 188ha available in greenfield locations to provide for the long term growth of Ararat? Although 26ha is required to address short term growth, it is anticipated that longer term growth will exceed the current 32 dwellings per year. Ararat is not in a situation where optional greenfield areas are constrained by natural geographic features or land ownership patterns that are difficult to overcome therefore there should be limited difficulties in meeting any future demand. Infill Assessment Less greenfield area would be required if a proportion of additional development occurred as infill. At present there are approximately 164 vacant lots in the Ararat Township (See Appendix 4) with most available on the fringe in the Rural Residential areas. There are very few vacant lots available for infill in the inner part of Ararat, due to a reluctance to sell in the market, and the use of two lots to create a large residential site for pre-existing dwellings. 7

11 5.0 Consultation Outcomes State & Local Stakeholders The views of stakeholders have been considered as an integral part in determining the direction of the Strategy, in addition to assisting in identifying development constraints. Consultation with these stakeholders has occurred in person and through written feedback. An example of the detail to which the State Government agencies provided input is attached in Appendix 1 (DSE s written feedback). Councillors and Council staff also provided valuable feedback on the possible future growth options. A summary of stakeholder opinion is provided: Council questions the validity of retaining future industrial land to the south of the Racecourse, when it may be more suitable for Rural Living (RLZ). The current industrial strategy recognises the long held view that this land may be suitable for a wool scouring plant, which is now unlikely to proceed; Council believes there is significant demand for rural lifestyle lots, however it is acknowledged that this demand may be difficult to fulfil, without impacting on the rural environment; It is suggested by some that the area west of the Ararat Hills ridgeline, towards Moyston, may be suitable for rural living lots, but this may also impact on the rural environment in this locality; There is recognition that sewer upgrades are required for development north of Ararat; The community holds strongly to the belief that open space should not to be used for housing; The Council recognises the need to maintain a buffer between the prison and other land uses. The Crown land surrounding the prison currently acts as a sufficient buffer; There is general support for a range of residential densities; Developers should contribute to infrastructure upgrades; There is anecdotal evidence that there is a demand for various lot sizes, including residential infill lots, in particular to respond to the aging population. Development statistics don t appear to support this position however it is possible that these do not reflect recent housing market demands; Not only should native flora and fauna be protected, but there is also a need to aim for Ecologically Sustainable Development; Planning controls should protect the various existing features of the possible development sites. This could be in the form of Vegetation Protection Overlays, Environmental Significance Overlays, and Development Plan Overlays; Encouraging infill is supported, however developers may not be able to access infill opportunities and greenfield sites will also be required; There is a need to undertake detailed Local Structure Plans before development occurs. This would, in part, address the lack of information on a range of matters such as land capability. These would also address the issue of staging development, where growth may be sufficiently slow to result in isolated development, if land release is not staged and planned. A local structure plan would also be the basis for coordinating highly fragmented land holdings; and The continued improvement of the biolink along Cemetery Creek will provide a link to Langi Ghiran State Park and provide a significant habitat corridor through Ararat.

12 5.0 Consultation Outcomes 5.2 Community There has been significant public interest in the project. Council is now aware of the communities views on future residential development in Ararat. A significant issue raised by the public relates to the mistaken assumption that some of the Council managed public recreation areas are to be sold for housing. It was clearly explained to the community at a consultation forum that this is not the intention of the Strategy. It was also clarified that the sale of Crown land requires State Government approval. It is not Council s intention that the Strategy identify public open space as an opportunity for housing. Indeed these areas would not yield sufficient housing for the population scenarios. 5.3 Written Feedback Written feedback has included a range of comments confirming the opinions expressed at the consultation forum. A number of land owners have offered reasons why their sites are suitable for development, particularly the areas eastern and north western areas. As stated in section 6.1 the Department of Sustainability and Environment provided detailed feedback for each potential development precinct. Issues raised have been incorporated into the final recommendations. An example of which is: Northwest A- Isolated rural zoned land should not have higher densities due to threat to biodiversity and fire risk. (See Appendix 1 for detailed response) Following the clarification of this public open space issue, there has been general community support for preliminary strategic proposals distributed to the public, subject to various considerations, including: General support for higher densities; A range of opinions regarding lot sizes. The need to encourage smaller lots is recognised, however larger affordable housing on large lots may attract people to Ararat; The possibility of development east of Green Hill Lake for Rural Living to act as a significant gateway feature; and General support for sewer upgrades to the northern areas of Ararat. 9

13 6.0 What are the opportunities and constraints for residential development in Ararat? 6.1 How have the Opportunities and Constraints been Determined? An opportunities and constraints assessment has included consultation with infrastructure agencies and Council to determine if there are servicing constraints to development. AUTHORITY CONSTRAINTS IDENTIFIED VicRoads Telstra Grampians Wimmera Mallee Water TXU Gas Storage Powercor Australia Country Fire Authority No major constraints. Future bypass proposed but no location as yet. (Probably to the north of Ararat) Can service all areas. (The question of broad band access was not raised) Mobile coverage was acknowledged as being patchy however this is being successively upgraded and the areas identified (Such as on the west side of Ararat Hills ridgeline) are considered unlikely to be developed for either residential or rural living within the term of this strategy. Sewer capacity constraints exist on north side of town. No sewer capacity issues on south side of town. Can service all areas within the water district. Any development outside of designated district will have to be arranged separately. Current town serviced. Extension to some areas may be possible. Other areas may have to remain without gas for the foreseeable future. No servicing constraints to any area. Some constraints identified in heavily vegetated areas, predominately on Crown land. 10

14 6.0 What are the opportunities and constraints for residential development in Ararat? Items considered as constraints to development are generally those issues relating to ecological sustainable development, or other issues identified in State or Local policy. The following issues assessment provides a general checklist to assess residential development options. Most potential residential areas are unaffected by the majority of these criteria. Native Vegetation # Aerial Photography and draft Ararat VPO mapping Flood Prone # Planning Scheme Maps Water Logged # Nat. Topographical Map Capacity for on site sewerage disposal # To be determined Erosion # Estimation based on assessment of topography Steep Terrain # Nat. Topographical Map Odour Buffers # EPA Requirements Difficulty in staging a coordinated development # Multiply Lots on identified land Owner willing to sell # To be determined Community feedback provided some answers High quality agricultural land # No know areas of State significance in area Water management # Need to protect and manage in accordance with State and local policy Connectivity to CBD # Professional estimation of VPP requirement Lot Sizes (Difficulty in consolidation or infill) # Examination of cadastre Fauna Habitat # VPP requirement. Draft Ararat VPO mapping Natural geographic features # Nat. Topographical Map Strategically identified for other uses #Planning Scheme Maps and Industrial Strategy Disability and Discrimination Act issues # Relates to access of Shop top housing Heritage # Planning Scheme Maps Noise from Industry/Rail # Assessment against EPA requirements Crown Land # Rates Information # = Source 11

15 6.0 What are the opportunities and constraints for residential development in Ararat? 6.2 Constraints affecting more than one potential residential option. Limited sewer capacity on the north and north west side of Ararat, with sewage surcharges occurring at peak times. Need to pay for infrastructure upgrades through contributions by developers. Limited evidence of people wishing to undertake infill development. Steep land with a defined ridgeline to the west. Inundation of land along the Hopkins River and Cemetery Creek. Areas recognized as having Significant Ecological Vegetation. Limited connectivity to CBD of some possible residential areas. Sewerage Treatment Facility and Abattoir buffers. Fragmented rural living land holdings to the south and north preventing easy conversion to Residential. Significant areas of Crown Land. Anticipated location of future Ararat Freeway Bypass. Significant areas identified for future industry. Specific constraints are identified in the area analysis. The identified constraints fall within two categories. 1. Those that can be overcome with finance or initiative, (such as sewerage surcharging issues); or 2. Knockout constraints, which are often strategic positions, and which may be more difficult or impossible to overcome, (Such as: protection of native vegetation or development of the west side of the Ararat Hills Ridgeline) 12

16 6.0 What are the opportunities and constraints for residential development in Ararat? 6.3 Opportunities affecting more than one potential residential option Greenfield Areas Free of Major Constraints Ararat has significant greenfield areas with limited constraints which greatly facilitates future development. This provides opportunities not experienced by many other Victorian regional cities and towns, most of which have significant natural constraints, such as flooding issues or significant vegetation which limits growth options Crown Land There are significant areas of crown land that could be developed for housing. It is not suggested that recreational areas be converted into housing, rather other land that is currently underutilised by the Crown could be examined for development for housing. The amount of housing that this form of redevelopment may provide has not been calculated in this Strategy as present State Government policy discourages the sale of Crown land Residential Infill Opportunities Significant infill opportunities exist within Ararat if larger allotments, particularly those with side or rear laneway access (that are common in the older parts of Ararat) are utilised. More detail on this issue is contained in the specific area analysis Demographic Change The aging population presents a significant opportunity to encourage the reuse of larger family sized houses and encourage the development of smaller houses. This would allow the aging population to remain in the same area and not have to relocate to find more suitable housing. Housing for the aging community can also be addressed through development of structured and unstructured retirement housing Shop Top Housing Development of shop-top living in the double storey older commercial area also presents a limited opportunity for increased densities in the town centre. These options are, however, most suited to those people with a high level of personal mobility. 13

17 7.0 Area Analysis 7.1 Outline This section contains an assessment of residential development outcomes for: Infill/Consolidation; East A; East B; North; North West A; North West B; and West. This section also contains an assessment of rural residential development for: South; North west; Future Potential; and Areas to be retained for RUZ. Note: The above plan forms an index for the analysis 14

18 7.0 Area Analysis Residential Development Infill/Consolidation Area Existing Residential Area. Potential Yield 1726 existing 800m m 2 lots. Based on land size, each of these could be subdivided into multiple lots. Therefore supply difficult to accurately determine. Years Supply Unknown as consolidation rate has been very slow. If each lot was subdivided in half then there would be in excess of 53 years supply at 32/yr. Constraints Property prices insufficient to encourage subdivision; Owners of larger lots may prefer to retain their land; Sewer at capacity on the north side of Ararat; and Limited demand for shop top housing due to low number of highly mobile singles and inexpensive conventional housing. Opportunities Utilise the existing wide rear laneways and corner allotments to access lots with subdivision potential; Subdivision of underutilised/ undeveloped sites for infill housing; Anticipated demand from retirement / independent living segment not realised; Significant number of older housing stock suitable for redevelopment; Can capitalise on the close proximity to services; and Southern areas have no sewer constrains and could accommodate additional housing. Discussion 1. In order to increase consolidation in the existing township it is recommended that Council adopt a policy of encouraging infill development of land which has both sewer capacity and is in on land holdings larger than 700m 2 and which has rear or side access. 2. Given the anticipated increase in the aged profile of Ararat it is considered appropriate that the development of retirement and smaller 1 & 2 bedroom housing be encouraged in the existing township areas through inclusion in the infill policy. 3. In order to overcome the issues associated with development of areas with limited sewer capacity it is recommended that the development of a Development Contribution Plan Overlay (see Appendix 6) be investigated to assist with the payment of the needed upgrades. 4. Whilst development and utilisation of shop-tops for housing provides only a limited supply, it is recommended that Council continue to encourage this option as it addresses a particular niche in the market for younger, more agile singles that more traditional rental markets fail to address. It is unlikely that this form of housing will appeal to the elderly due to access difficulties being common in this form of housing. 5. That Council consider rezoning multi lot areas of inner Rural Living zoned land, where existing lots are small and servicing can be provided.

19 7.0 Area Analysis Residential Development East A Area 54ha. Potential Yield 507lots (800m 2 av.)(540,000m 2 x75%/800m 2 =507); and Sloping topography would accommodate mixture of larger and smaller (500m 2 ). Potentially less dense due to lake side location. Years Supply 16 (507/32 lots/yr) (6.5 yrs supply at 78 lots/yr). Constraints Connectivity to CBD of Ararat could be improved as the proposed industrial development at Alfred Street may act as a barrier dependant on design. Council would be required to undertake extensive works to provide connectivity; $600,000 worth of sewer required if only East A is serviced, $800,000 if both A & B serviced; May result in an isolated residential community if attractive lake side land developed first; Steep in parts; and Adjacent to sensitive water precinct. Opportunities Single land owner; Can connect with possible future airport industrial development making both more viable; Very attractive with views over the lake and Mt Langi Ghiran and Challicum Hills; Could provide a range of lot sizes, building on the need to be ecologically sustainable given its location on the lake edge; Development cost borne by developer and not Council or water authority; Has limited constraining vegetation issues; and Could combine with western end of East (B) to link with Golf Course and CBD. Discussion 1. The main issue associated with this area is to ensure that development is adequately connected to the township through both staging of development (ie as the more attractive lots face over Green Hill Lake but are also furthest from Ararat township) and associated roads and bicycle development. This staging can be influenced by Council developing a Structure Plan which would address timing, phasing and coordinated utility provision. 2. The linking of a Development Contribution Plan Overlay (See Appendix 5) to the Structure Plan will be a necessary addition to the Planning Scheme to ensure minimal costs are borne by Council. 3. As this area is outside the sewer district the developers will have to develop their own connection to the treatment facility. This provides a good opportunity to link any sewer system to the Airport Industrial Area if that proposal proceeds. 4. An appropriate buffer should be provided between any residential development and Green Hill Lake. 5. Housing development should only take place to the East of the ridge line if the developer can convince Council that they can avoid contaminated stormwater and pollution entering Green Hill Lake.

20 7.0 Area Analysis Residential Development East B Area 115ha. Potential Yield 1078 lots (800m 2 av.)(1150,000m 2 x75%/800m 2 =1078); and Full potentially can only be realised if waterlog prone areas can be overcome. Years Supply 33 (1078/32 lots/yr) (10yr supply at 108/yr). Constraints $600,000 worth of sewer required if only A serviced, $800,000 if both A & B serviced; Significant areas along identified water courses affected by inundation; Multiple owners; Work required to connect with CBD through proposed industrial area; and Adjacent to sensitive water precinct. Opportunities Can build on being adjacent to Green Hill Lake, Wine Institute and Golf Course; Can connect with proposed airport industrial services making both more viable; Very attractive with views over lake and Mt Langi Ghiran and Challicum Hills; Could provide a range of lot sizes building on the need to be sustainable given its location near Green Hill Lake, watercourses and significant vegetation; Development could be distributed across East A & B; The vegetated and lake side areas could form part of the required open space; The area adjacent to the industrial area to the west could connect the development to the CBD by extension of the Golf Course or other institutional use; Could utilise existing drainage lines for stormwater run-off through the use of Ecological Sustainable Design; Creates an attractive entrance to Ararat as it commences on the ridgeline before Ararat; Could expand to the north pending resolution of drainage issues; and Utilises an isolated pocket of Rural land. Discussion 1. The west end has less connection constraints to the township than East A as industry is developing the intervening area. As the precinct is narrow with watercourses, land subject to inundation and significant development must be staged to prevent isolation occurring. 2. Development should require a detailed local structure plan to be undertaken that links the area to the township and converts the current constraints into opportunities, such as building on the watercourse theme for open space linkages. In addition the introduction of a Development Contribution Plan Overlay to assist with infrastructure provision and open space should be examined. (See Appendix 5) 3. Infrastructure provision to this area must be coordinated with the future development of Area A. 4. The areas subject to inundation should be included within a Land Subject to Inundation Overlay to provide adequate protection of those areas. 5. An appropriate buffer should be provided between any residential development and Green Hill Lake. 6. Housing development should only take place to the East of the ridge line if the developer can convince Council that they can avoid contaminated stormwater and pollution entering Green Hill Lake.

21 7.0 Area Analysis 7.5 Residential Development North Area 157ha (As shown in plan. Area has limited environmental constraints to the north so could be as large or small as required). Potential Yield 1471lots (800m 2 av.)(1570,000m 2 x75%/800m 2 =1471). Years Supply 46 (1471/32 lots/yr) (10yr supply at 147 lots/yr). Constraints $1.5m to $2.5m worth of sewer upgrades required to service this area; Significant area of native vegetation along Cemetery Creek; Significant fragmentation of land holdings resulting in difficulty to obtain coordinated development; A portion of the land is owned by the crown and would have to be bought before being considered for residential purposes; Larger parcels utilised for equestrian related activities; and No outstanding visual features. Opportunities Required sewer upgrades would resolve northern sewer capacity issues; Would provide long term growth options for Ararat; Could expand upon the open space corridors by utilising the existing water courses; Would allow expansion of existing open space network that follows Cemetery Ck. resulting in environmental improvements to riparian reserves; and Has no outer limits on development so could accommodate all of Ararat s future growth. Discussion 1. This area could accommodate long-term growth of Ararat and unlike other identified areas, it has few physical barriers such as Green Hill Lake or Ararat Hills. This area should be protected from further fragmentation by retaining current zoning which prevents small lot subdivision. 2. The main constraint to development of this area is the limitation of the existing sewer system which is at capacity. To overcome this barrier to growth it is recommended that a Development Contributions Plan Overlay be investigated. This option would decrease the financial burden of implementing a $ million sewer upgrade and consequentially assist in overcoming the development bottleneck currently restricting growth. 3. That Council support the future development of this area, provided the infrastructure costs can be borne through a development contributions scheme. 4. This area has the highest land fragmentation, which makes it difficult to manage and coordinate infrastructure provisions. It is therefore recommended that a Structure Plan be developed to identify and manage implementation and management issues. For example: Why should land owner X loose half their lot to open space whereas land owner Y can subdivide their lot into ten lots. These are matters for a local structure plan to address. 18

22 7.0 Area Analysis Residential Development North West A Area 43ha. Potential Yield 403 lots (800m2 av.)(430,000m2 x75%/800m2=403). Years Supply 12 (403/32 lots/yr) or (10yr supply at 40 lots/yr). Constraints In excess of $1.5m to $2.5m worth of sewer upgrades required to service this area if it is to connect to the sewer system; Contains areas of significant native vegetation around the whole area that is considered significant by the Department of Sustainability and Environment; If the sewer is extended to the north then development potential would favour the northern area; Significant fragmentation of land holdings resulting in difficultly to obtain coordinated development; and Potential for some lots to have a higher fire risk as adjacent to State Parks. Opportunities Would assist with the resolution of northern Ararat s sewer capacity issues; Would provide limited long term growth options for Ararat; Could expand upon the open space corridors by utilising the existing water courses; Would build on proximity to Golf Course; Would allow the development of currently unsewered Residential 1Zone(R1Z); Has good connectivity to CBD as it is adjacent to existing developed residential areas;and Would allow revegetation of the area. Discussion 1. This area has sufficient constraints to discourage any further intensification of residential growth in the area. In addition to the lack of sewer to the area the lot pattern, fragmented ownership and proximity to significant vegetation/ fire risk makes this the least likely area for significant development. 2. That Council not support any rezoning of this area due to the presence of significant vegetation, the potential fire risk and the lack of sewer to the area. 3. That Council investigate the possibility of re-zoning the unsewered R1Z areas to Low Density Residential Zone where those lots cannot economically be sewered, as this is the only Residential zone which allows areas to be unsewered.

23 7.0 Area Analysis 7.7 Residential Development North West B Area 30ha. Potential Yield 281lots (800m2 av.)(300,000m2 x75%/800m2=281). Years Supply 8 (281/32 lots/yr) or (10yr supply at 28 lots/yr). Constraints $1.5m to $2.5m worth of sewer upgrades required to conventionally sewer this area; Contains areas of significant native vegetation around the whole area; If the sewer is extended to the north then development potential would favour the northern area; The area is characterised by a significant fragmentation of land holdings ( See Opportunities with regards to this item); and Potential for some lots to have a higher fire risk as adjacent to vegetated areas. Opportunities Would assist with the resolution of northern Ararat s sewer capacity issues; Would provide limited long term growth options for Ararat; Could expand upon the open space corridors by utilising the existing water courses; Would build on proximity to Golf Course; Would allow the development of currently unsewered Residential 1 Zone (R1Z); Has good connectivity to CBD; Would allow revegetation of the area, and Can utilise the adjacent Golf Course for treated wastewater from a package treatment plant. Discussion 1. Improvements to sewer provisions would harness potential re-zoning to encourage residential development, with appropriate guidelines and development requirements. 2. This area will not provide sufficient land to cover Ararat s housing demands to 2035 however in conjunction with other areas, it will provide a long term supply of land and also provide additional choice for consumers. 20

24 7.0 Area Analysis 7.8 Residential Development West Area 90ha. Potential Yield 843lots (800m2 av.)(90,000m2 x75%/800m2=843). Years Supply 26 (843/32 lots/yr) or (10yr supply at 84 lots/yr). Constraints Single land owner reluctant to sell; Areas of significant native vegetation; Riparian areas limit developable area; and Steep land adjacent to ridgeline restrict development. Opportunities No sewer capacity issues; Would provide limited long term growth options for Ararat; Abuts a good road network; Attractive views to the west over Ararat; Riparian areas provide open space corridors, connecting with existing open space corridors; Differing terrain offers various housing choice; Very good connectivity to CBD, schools and other facilities, and Would allow revegetation of the area and reverse the negative impact of grazing. Discussion 1. As with each area identified for housing this land is not free of constraints. If the land can be purchased and the issues associated with development adjacent to the riparian reserve and the significant vegetation can be worked into a development plan then this area would be highly suitable for residential development. The land is well serviced, has good connectivity to Ararat Central Activities District and Schools and could address Ararat s short, medium and long term supply requirements in its own right. In conjunction with other growth corridors it would provide well beyond the study periods requirements. 2. The land is constrained to the west by the Ararat Hills ridgeline which acts as a barrier to any further growth in that direction. 3. If the land is to be rezoned to a Residential 1Zone a Local Structure Plan should be undertaken for the area, with a strong Ecological Sustainable Design focus, as this is one of the main strengths of the area and should be preserved. 21

25 Expansion of RLZ North (for either RLZ or LDRZ) 7.0 Area Analysis 7.9 Rural Residential Development Options Purpose The purpose of the Rural Living Zone (RLZ) (1 lot / 1ha) is to: Implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. Provide for residential use in a rural environment. Provide for agricultural land uses which do not adversely affect the amenity of surrounding land uses. Protect and enhance the natural resources, biodiversity and landscape and heritage values of the area. Encourage use and development of land based on comprehensive and sustainable land management practices and infrastructure provision. No LDRZ or expansion of RLZ Potential LDRZ/RLZ if not R1Z RLZ South (Land Subject to Waterlogging) A denser alternative to RLZ is the Low Density Residential (LDRZ) Zone (1 lot 0.4ha), the purpose of which is: To provide for lower density residential development lots which can treat and retain all wastewater in the absence of reticulated sewerage. Areas not recommended for future Residential North = 125ha ( ha lots) or (312 LDRZ lots at 0.4ha**); and South = 237ha ( ha lots) or (592 LDRZ lots at 0.4ha**). Potential Yield ** in the absence of a land capability assessment for sewerage disposal the highest number of lots has been calculated. It is anticipated the actual number would be significantly less due to soil type issues, current lot pattern restrictions and drainage concerns. 22