22.01 SETTLEMENT 24/04/2014 C73 22.01-1 Urban Growth and Development 24/04/2014 C73 This policy applies to the urban areas and fringes of Portland, Heywood, Casterton, Dartmoor, Nelson, Cape Bridgewater, Narrawong, Condah, Sandford, Digby, Merino and Tyrendarra. Policy Basis The Shire is committed to providing a high quality urban environment and encouraging the consolidation of existing township areas by maximising opportunities within these areas. The crucial issues are to accommodate people within the main townships areas where there is reticulated infrastructure such as water, sewerage and stormwater drainage and to minimise conflict with surrounding rural areas. Objectives To maximise the use of infrastructure. To lessen conflict in agricultural areas between agriculture and non-agricultural land uses. To assist in increasing the viability of community services and facilities. To ensure the viability of local businesses and shopping areas. To establish an urban edge to all settlements to ensure that the direction of development is known to all residents and to facilitate certainty for both developers and surrounding agricultural land uses. Implementation It is policy that:- Residential development is serviced by reticulated infrastructure, in particular sewerage. Future urban development is confined to the established urban growth areas associated with each township, as outlined in the structure plans at Clause 22.01-3. 22.01-2 Townscape 24/04/2014 C73 This policy applies to the entrances and main streets of Portland, Heywood, Casterton, Dartmoor, Nelson, Cape Bridgewater, Narrawong, Condah, Sandford, Digby, Merino and Tyrendarra and to the Portland central business district and foreshore. Policy Basis The Glenelg Shire has a diverse range of urban areas and townships. The presentation of the towns from the highways and major roads is important in defining urban character, protecting existing heritage values and supporting tourism development. LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 1 OF 20
Objectives To ensure that new uses and developments in towns have regard to design, siting and landscaping needs. To ensure that development assists in the presentation of main road entrances into townships and enhances the immediate environment. Implementation It is policy that: Design New use and development of land should consider the existing character and local heritage values of towns. The design of buildings, including their mass and scale is important in preserving the character and historical attributes of towns. Design of new buildings and works should demonstrate that these factors have been considered. Identified streetscape character should be taken into account in the consideration of new uses and development. Where applicable, new uses and developments should take into account existing landscape and design planning for the area. Design and landscaping of township entrances and town edges Development at township entrances should be designed and landscaped in a manner which contributes to the appearance and character of the town and the town entrance. Street trees are important in creating areas that offer shade and protection from the elements and are conducive in encouraging people to stop and use the town. It is policy that:- Development along entrances to all towns should be landscaped with species consistent with existing landscape planning for the township. Developments located on the edge of township areas should be landscaped to assist in absorbing the development within the surrounding landscape and providing a delineated edge to the town. Assessment The following information will be considered where relevant to the applications for major new uses and development of land located adjacent to highways, main roads and the edges of township areas:- A landscape plan demonstrating consistency with local landscape themes and plantings. For developments on the edge of urban areas, a landscape plan showing how the development can be absorbed into the surrounding environment. A design report demonstrating that building mass, scale and form have been considered, having regard to the local surroundings and streetscape character. 22.01-3 Growth Corridors and Structure Plans 24/04/2014 C73 This policy applies to areas adjoining Portland, Casterton, Dartmoor, Nelson, Cape Bridgewater, Narrawong, Condah, Sandford, Digby, Merino and Tyrendarra, which have been designated for future residential or industrial development. LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 2 OF 20
Policy Basis The designation of land for future urban uses assists investment in services and reduction in land use conflicts. The strategic directions and structure plans will guide the future development and growth of the Shire s settlements. Objectives Portland To focus development into nominated growth corridors so as to: identify the direction for future growth and development of all urban areas; prevent conflict between incompatible land uses; ensure the development and investment in infrastructure is not prejudiced by inappropriate land uses; ensure that sufficient land is set aside for the long term residential and industrial needs of Portland. Investigate revitalising brownfield sites identified on the Portland Structure Plan; New uses and development are encouraged to provide improved pedestrian and cycle paths between Portland s outer areas, the CBD and the Portland Bay foreshore; Investigate appropriateness of rezoning Rural Conservation 2 to Rural Living Zone and Farming Zone as identified on Portland Structure Plan. Heywood To develop a residential corridor to the west of Beavis Street: To develop industrials corridors based on the existing industrial areas and to the north and south of the township along the Princes Highway and the railway. Investigate Rural Living Zone at sites identified on the Heywood Structure Plan. Casterton To develop residential land on elevated land to the west of the township not affected by the flood plain of the Glenelg River. To investigate and develop an industrial area to the east around the Casterton saleyards. Dartmoor To improve the application zones within the settlements to reflect existing uses and public and private ownership of land; Provide greater diversity of allotment size and lifestyle residential use by investigating Rural Living Zone sites identified on the Dartmoor Structure Plan; Nelson Provide greater diversity of allotment size and lifestyle residential use by investigating Rural Living Zone sites identified on the Nelson Structure Plan; LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 3 OF 20
Investigate long term requirement for future Township Zone as identified on the Nelson Structure Plan; Cape Bridgewater Investigate Township Zone with a Design and Development Overlay as identified on the Cape Bridgewater Structure Plan; Narrawong Within Narrawong promote infill development in Township Zone area as identified on the Narrawong Structure Plan; Investigate Rural Living Zone sites as identified on the Narrawong East Structure Plan; Condah Investigate designation of Township Zone as identified on the Condah Structure Plan; Sandford Investigate appropriateness of Township Zone as identified on the Sandford Structure Plan; Digby Provide greater diversity of allotment size and lifestyle residential use by investigating Rural Living Zone sites identified on the Digby Structure Plan; Merino Provide greater diversity of allotment size and lifestyle residential use by investigating Rural Living Zone sites identified on the Merino Structure Plan; Investigate future Township Zone as identified on the Merino Structure Plan; Retain the Heritage and Character of High Street, Merino Tyrendarra Investigate designation of Township Zone as identified on Tyrendarra Structure Plan; Implementation It is policy that: The development or rezoning of land within the growth areas should meet the following criteria:- the capacity to accommodate long term development; the demonstrated need for additional industrial and residential land having regard to current zoning and land supply; the compatibility of the proposed use with adjacent activities; the provision of internal buffer areas to separate residential uses from non residential uses such as industry and agriculture; LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 4 OF 20
the efficient, economic and orderly provision of infrastructure; the capacity to accommodate long-range urban growth requirements, in particular the need for housing, housing choice, employment opportunities and livability; the minimisation of the environmental and social consequences of urban sprawl; the compatibility of proposed urban uses with adjacent and nearby agricultural activities. Development within and around townships and their future expansion will be guided by reference to the strategic directions of the Glenelg Sustainable Settlement Strategy 2012 and the structure plans attached to this clause. LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 5 OF 20
Portland Structure Plan 1 LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 6 OF 20
Portland Structure Plan 2 LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 7 OF 20
Heywood Structure Plan LOCAL PLANNING POLICIES - CLAUSE 22.01 PAGE 8 OF 20
Casterton Structure Plan PAGE 9 OF 20
Dartmoor Structure Plan PAGE 10 OF 20
Nelson Structure Plan PAGE 11 OF 20
Cape Bridgewater Structure Plan PAGE 12 OF 20
Narrawong Structure Plan PAGE 13 OF 20
Narrawong East Structure Plan PAGE 14 OF 20
Condah Structure Plan PAGE 15 OF 20
Sandford Structure Plan PAGE 16 OF 20
Digby Structure Plan PAGE 17 OF 20
Merino Structure Plan PAGE 18 OF 20
Tyrendarra Structure Plan 22.01-4 24/04/2014 C73 Excision of dwellings in rural areas This policy applies to land in the Farming Zone. Policy Basis The development of housing which does not relate to or support continued agricultural production can be in conflict with agricultural practices through issues such as spray drift and farm management practices and the rising price of land which makes restructuring of farms more difficult and costly. Proposals to excise dwellings or create lots for dwellings in rural zones need to avoid these types of conflicts. Objectives To ensure that the excision of lots and dwellings is consistent with the purposes of the Farming Zone. To limit the subdivision, use or development of land that will be incompatible with the utilisation of the land for sustainable resource use. To ensure that dwellings which are excised or constructed on an excised lot do not prejudice rural production activities. To ensure that dwellings which are excised or constructed on an excised lot are properly sited and designed. PAGE 19 OF 20
Implementation It is policy that: An application will be requested to provide a report which explains how the proposed use and development: Is consistent with the Municipal Strategic Statement and Local Planning Policies. Is consistent with the purpose of the Farming Zone. Has addressed all the decision guidelines of the clause for the zone. Lots created under the provisions of Clause 35.07-3 should have a maximum size of 2 hectares, except as otherwise required by a provision of this planning scheme. Subdivision which is not for the purposes of excising an existing dwelling that is in excess of the requirements of a rural use following the consolidation of titles shall be discouraged. Subdivision that is likely to lead to such a concentration of lots as to change the general use and development of the area and which is not consistent with the purpose of the zone shall be discouraged. Lots created under the provisions of Clause 35.07-3 for residential use and development shall be clustered to minimise the area taken up by residential use and development and shall not be located so as to limit the productive use and development of rural land. Dwellings excised under the provisions of Clause 35.07-3 shall be in a habitable condition and comply with the Building Code of Australia. 22.01-5 Dutton Way 24/04/2014 C73 This policy applies to the area shown in Special Use Zone 3 Dutton Way. Policy Basis The area defined by the Special Use Zone Schedule 3 has been subject to major coastal erosion. Past planning provisions have substantially restricted any further development. It is appropriate that the restrictions on the area be continued. Objectives To ensure that further housing development is not permitted in the area. To facilitate works that will rectify damage caused by coastal erosion. To improve the appearance and presentation of the area. Implementation It is policy that: All proposals for use and development be subject to strict evaluation in terms of their impact on erosion and the improvement of the appearance of the area. PAGE 20 OF 20