colac 2050 landscape as sessment report

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C La Colac 20 andsca 050 ape Ass sessme ent Re port

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Page 1: Colac 2050 Landscape As sessment Report

CLaColac 20

andsca050 ape Asssessmeent Report

Page 2: Colac 2050 Landscape As sessment Report

Document History

Revision  

Date 

Version No. 

Author  Description of changes 

11/11/2015  A  PM&A  Draft 

16/03/2016  B  PM&A  Final, incorporating comments of steering group 

       

       

       

Page 3: Colac 2050 Landscape As sessment Report

TTABLE OF

Ex1. Int2. Re3.

3.1 Co3.2 Co3.3 La3.4 Co3.5 Co

La4.4.1 La4.1.1 To4.1.2 La4.1.3 Ur4.1.4 Bu4.1.5 St4.1.6 Ve4.2 CB4.3 La4.4 He4.5 Po4.6 Ele4.7 Lo

CONTENT

xecutive Summatroduction eview of Backgroolac Structure Polac CDB & Entrandscapes of Cuoastal Spaces Lolac Integrated Wandscape Charaandscape characopography, viewand use rban design uilding style and treetscape egetation BD Landscape akeside Landscaeritage Residentost-war Residenevated Residen

ow Density Resid

TS

ary

ound Documentlan (Connell Warances Project Fultural Heritage Sandscape AssesWater Cycle Ma

acter Areascter assessment

ws and vistas

materials

ape tial Landscapetial Landscapetial Landscapedential Landsca

tsagner, 2007)Final Report (PlaSignificance Assssment Study (Pnagement Plan

t elements

pe

anisphere, 2012)sessment GuidePlanisphere 200(August 2014)

)lines (Heritage C6)

Council Victoria,, Feb 2015)

3

PAGE

5 7 9 9 10 12 15 15 17 17 17 19 19 19 19 19 20 22 24 26 28 30

3

Page 4: Colac 2050 Landscape As sessment Report

C

4

Colac 2050 Landsc

4.8 Ind4.9 Ru

Sig5.5.1.1 W5.1.2 Co5.2 Vie5.3 Vie5.4 Vie5.5 Vie5.6 Vie5.7 Vie5.8 Vie5.9 Vie5.8 Vie5.9 Vie

cape Assessment

dustrial Landscaural Landscape gnificant View Lhat Makes a Vieomponents of Siew Location #1 ew Location #2 ew Location #3 ew Location #4 ew Location #5 ew Location #6 ew Corridor A – ew Corridor B – ew Corridor C –ew Corridor D –

t

ape

Locationsew Visually Signignificant Views- Elliminyt Recre– Scanlon Drive– Queen Street– Lake Colac (c– Balnagowan P– Colac-Forest Princes Hwy (wWestern Entry

– Queens Avenu– Belvedere Drive

nificant?

eation Reserve e Reserve

carpark off GellibPointRoad

westbound)

ee

(off Harris Rd)

brand St)

32 34 36 36 37 39 42 44 46 49 52 55 59 62 65

Page 5: Colac 2050 Landscape As sessment Report

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1Ta Tmth Ttyth A

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Colac 2050 Landsc

Exec1.This report documarea of Colac, an

The purpose is tomeasures to adehe future.

The report estabypes within the chree viewing cor

A summary of rec

CBD Landscape Implemen

landscape

Lakeside Landsc Consider

Botanic G Note reco Retain vie Manage v

Heritage Residen Prioritise Open view

Post-war Residen Develop

together d

Elevated Residen Maintain

proportion

cape Assessment

cutive Suments the findinnd key locations

o identify landscequately protect

lishes the visualcity, and analyserridors.

commendations

nt CBD & Entrane project initiativ

cape additional over

Gardens; ommendations oews of lake, framvehicle access to

ntial Landscape a tree planting pws to lake at the

ntial Landscapea more consistdissimilar built fo

ntial Landscape and encouragenate scale of bu

t

ummarygs of a visual suwithin the study

capes of importaand manage the

l character of eiges six key viewin

s:

nces project recves.

rlay (SLO) prote

of revised Lake Cmed by trees; o prevent damag

program e ends of street v

e tent landscape orms

street tree plaildings and vege

urvey of the urbay are.

nce and consideese landscapes

ght landscape ng locations and

commendations

ection for the Co

Colac Masterpla

ge to trees

vistas

theme that will

nting to maintaietation;

an

er in

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and

olac

an;

l tie

in a

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View

Avoid creatinconditions fo

Density Residen Investigate

landscape vManagement

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screening to Manage veh

surfaces, avo Strictly contro Increase veg

of existing compliance w

al Landscape Retain / ma

where presen

w Location #1 - E Manage the

view from thi Consider det

development

w Location #2 – S No recomme

w Location #3 – Q Undertake st

ng a vehicle-domr pedestrians,

ntial Landscapeopportunities talues as part ot Plan

e venues of everg

large built formshicle access to oid compaction ool signage along

getation on privaissued perm

with landscape r

aintain indigenont.

Elliminyt Recreatvegetation with

s location tailed investigatit

Scanlon Drive Rendations.

Queen Street treet tree plantin

minated landsca

e to increase haof the Integrate

green trees to s; protect vegetatof grass/soil; g main road entrate land by reviemits and encrequirements.

ous vegetation

tion Reserve (ofhin the reserve

on of the visual

Reserve

g.

5

pe by improving

abitat, amenityed Water Cycle

give scale and

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rances; ewing conditionscourage/enforce

on roadsides,

ff Harris Rd) to maintain the

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Page 6: Colac 2050 Landscape As sessment Report

Colac 2050 Landscape Assessment

6

View Location #4 – Lake Colac (carpark off Gellibrand St) Maintain views from the Botanic Gardens and gardens café; Note the recommendations of the Lake Colac Master Plan

View Location #5 – Balnagowan Point Maintain the capacity to enjoy these views from the end of

Balnagowan Avenue and Stodart Street; Provide landscaping and user facilities at this point, Avoid planting trees that block the view.

View Location #6 – Colac-Forest Road Evaluate the visual impact from this location of future

development applications for industrial land in the vicinity of Colac-Forrest Road.

View Corridor A – Princes Hwy (westbound) Maintain as far as possible the variety of glimpsed views of

Lake Colac from westbound on Princes Hwy, Coordinate with VicRoads regarding appropriate landscape

and tree planting treatments to be implemented as part of any future road widening.

Undertake landscape proposals set out in the Colac CBD Entrances report

Consider detailed evaluation of the visual impact of future development of properties between the Highway and Lake Colac

Coordinate where possible with landowners on the location of windbreaks / massed vegetation

View Corridor B – Western Entry Undertake, as a priority, significant roadside planting and

landscaping/mounding as suggested in the CBD and Entrances project

Review the effectiveness of existing controls on signage and where possible consolidate and improve signage;

Undertake landscaping and wayfinding actions at the Deans Creek crossing

View Corridor C – Queens Avenue Maintain the capacity to enjoy these views from Queens

Avenue, avoid roadside plantings in this area unless they frame, rather than block views;

Upgrade the landscaping of the foreshore area in line with increased usage and its key role in tourism,

View Corridor D – Belvedere Drive Maintain the capacity to enjoy these views Avoid roadside plantings in this area Evaluate the need to limit building heights to below the view

line from Belvedere Drive to the horizon

Page 7: Colac 2050 Landscape As sessment Report

C

2 CthPG Cap2 CRSSdgimG TwC Tsathefu TCala

Colac 2050 Landsc

Introd2.Colac is the regiohe southern sho

Princes HighwayGeelong to Warr

Colac provides thactivities to the Sprimary urban ce2011.

Colac is designatRegional GrowthStructure Plan wStructure Plan andrivers however growth assumptiomprovements suGeelong and Col

The Shire is therewill commission aColac 2050 Struc

The objectives ofustainable strate

aspirational, achihe city, providing

economy that wilunctionality and

To inform the CoColac / Elliminyt and consider meandscapes in the

cape Assessment

duction onal centre of th

ore of Lake Colacy between Geelonambool rail line

he main industriaShire and surrouentre, with a pop

ted as a populat Plan, and is cuhich was adoptenticipated continhave necessitatons including siguch as the Princelac and the Gee

efore undertakina number of techcture Plan.

f the Colac 2050egic framework ieves the ‘Botang drivers for growl improve the ovlivability of the t

olac 2050 projectis required to ideasures to adeque future.

t

e Colac Otway Sc and strategica

ong and Warrname.

al, commercial anding region an

pulation of appro

tion growth noderrently guided by

ed in February 2nued low growthed a reassessmgnificant transpoes Highway dup

elong Ring Road

ng the Colac 205hnical assessme

0 project are to pfor Colac that is

nic Garden City’ wth in the populverall wellbeing, town.

t a Landscape Aentify landscapeuately protect an

Shire, situated oally located on thmbool, and on th

and service d is the Shire’s ximately 11,000

e in the G21 y the Colac

2007. The Colac. A number of ke

ment of these ort infrastructureplication between.

50 project whichents and produc

produce a s visionary and theme identifiedation and local productivity,

Assessment of es of importancend manage these

on he he

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d for

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Figurre 1 Study Area

7

7

Page 8: Colac 2050 Landscape As sessment Report

Colac 2050 Landscape Assessment

8

Methodology The key methodology follows the following stages:

STAGE  TASK Stage 1: Review of current work and identification of study area and methodology 

Definition of the study area boundaries, reviewing background documents and preparing a methodology. 

Stage 2: Comprehensive landscape analysis and assessment 

Analysis of the existing distinctive landscape elements, features, characteristics, character, quality and extent of the landscape within the study area, and an assessment of their value or importance. 

Stage 3: Measures for retaining / respecting significant landscape types 

Identify management responses such as planning tools (private land) and landscaping / urban design responses (public land). 

This study incorporates issues identified in previous studies such as the CBD& Entrances Project and the existing Structure Plan, and applies current Landscape Assessment methodologies based upon the methodology developed through the Great Ocean Road Region Landscape Assessment Study and further refined during the Coastal Spaces Landscape Assessment Study.

The scope of this report is to provide an academic background to issues relating to landscape and visual analysis. The landscape analysis used two assessment methodologies:

Landscape Character Analysis – identification of the range of landscape types that are present, based on their features and characteristics, and Significant View Assessment – identification of important viewpoints and viewing corridors, their significance and potential threats

As part of the study, important viewpoints and viewsheds that occur within the study area have been identified. The study includes an assessment of which viewing locations (or viewing corridors) within the study area are the most significant and why, and what would detract from the significance of the views available at these locations. The final stage identifies options for protection of significant landscape areas and views. The potential use of planning overlays and other tools, and implementation of landscaping / urban design responses is incorporated in the discussion of each Landscape Character Area and Significant View Location. It is anticipated that future community consultation and the views of members of local communities, community groups, agencies and others with an interest in the urban environment will be sought by various means. These will inform the process of preparing statements of significance and determining management responses (Stage 3).

Page 9: Colac 2050 Landscape As sessment Report

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Revie3.Docu

The following docand plans relevakey findings, outc

n addition, CounPlan and Urban Fpreparation.

3.1 Colac S2007)

This is the curren2007 and due to

t does not includnumber of relevaan Urban Design

IndustrialStrategies

Recreatio Recomme

Commun Traffic Ma

Site analysis The Site Analy

View to Clooking no

View to Crailway br

View to Lfrom near

cape Assessment

ew of Bauments

cuments provident to this projectcomes and reco

ncil is currently pForest Plan whic

Structure Pl

nt Structure Planbe replaced by

de a formal Landant aspects as pan Framework as , Residential s,

on and Open Spendations on ity Precinct (the anagement.

ysis Plan identifColac from Main orth from Ellimin

Colac from Princeridge; ake Colac from r Colac-Ballarat

t

ackgroun

e the key backgrt. They have bee

ommendations a

preparing a Lakech was not avail

an (Connell

n for the city of Cthe Colac 2050

dscape Analysis art of a Site Anawell as:

and Comme

ace Frameworkan EducationBeechy Precinc

ies four significaSt near Harris R

nyt; es Hwy looking

Princes Hwy looRoad intersectio

nd

round strategiesen reviewed andre noted below.

e Colac Master able at the time

Wagner,

Colac, adopted iStructure Plan.

but does includalysis pursuant to

ercial Land U

, n Recreation ct), and

ant view vistas:Rd intersection

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oking North-Eason;

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View to Lakefrom the Cora

recommendatiotrategic recommnd business zonn increase in thenear) and developen space provirban design impown Centre. onsolidation aro

ncreased opportuctivity areas. uggestions to imtrategies to add

he surrounding atrategies to crea

hrough a multi-purecinct. township bound

ommercial and rxtent of future dealuable farming

er Recommends tha

oundaries of theast and West bend replaced by adjacent to Foresnd vistas to the uality of Lake Coemographic datopulation, with aecrease in ages

e Colac from Prinangamite Lake R

ns: mendations for rened land. e amount of opeopment of policysion for resident

provements for t

ound the town ceunity for recreati

mprove amenity ress traffic mana

areas. ate a precinct to urpose educatio

dary encompassrural living develevelopment andland that surrou

at existing induste Barwon Water e back zoned to a new industrial st Street to will eLake and protecolac. a predicts prono

an increase in ag 15-24.

nces Hwy lookinRoad intersectio

esidential, rural l

en space (both liy direction suppotial developmenhe enhancemen

entre and activityional linkages be

in the main streeagement issues

focus communiton, recreation an

sing residential, opment to clear

d enable the protnds the townshi

trial land locatedSewerage DistrFarming (formearea proposed insure the retent

ction of the envir

ounced aging of ges between 45-

9

ng North-West on.

iving, industrial

near and non-orting future t.

nt of the Colac

y nodes. etween key

et of Colac. in Colac and

ty learning nd community

industrial, rly identify the tection of p.

d outside of the rict in Colac erly Rural Zone) in east Colac tion of views ronmental

the Colac -74 and

9

Page 10: Colac 2050 Landscape As sessment Report

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Despite its lakconnections bEntrances to Cand are not weBased on 200Colac and GeStated as an oviewsheds fro

Comments The majority of thnow been adopte

Amendments Colac CDB & Beechy Educa

t should be noteof the viewshedsand zoned Indusand may restrict are constructed.

Back-zoning of (tbeen undertakenassessment and

Currently there aprotected by Signmall area toward

protecting the elehis current studyignificance withi

cape Assessment

keside location, tbetween Colac aColac currently dell defined.

07 growth trendselong will be reqobjective : ‘Protem inappropriate

he key recommeed, including: to the Colac OtwEntrances Projeation, Recreation

d in reference tos to Lake Colac fstrial. There is pothese views, pa

then) existing indn, reducing this r

controls.

are no locations wnificant Landscads Belvedere Drevated Otway ray may be the idein the urban are

t

there is a lack ofand the Lake. do not provide a

s duplication of thquired by 2020ect significant lane development’

endations from t

way Planning Scect n and Communi

o the Site Analysfrom the Princesotential that dev

articularly if tall o

dustrial land as risk, though this

within the study ape Overlay (SLOr that falls into th

anges landscapeentification of area that justify SLO

f physical

a strong stateme

he road between

ndscapes and

his report have

cheme

ty Precinct

sis Plan that bots Highway are ovvelopment of thisor bulky buildings

noted above hamay require furt

area that are O), except for a he overlay e. An outcome oeas of landscapeO protection.

ent

n

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3

The the deaste The specas devisiodevePlanVisio The CBD

Key

3.2 Colac CReport

Colac CDB & Endesign the buildiern and western

Final Report devcific detail, identietailed concept n ‘on the ground

eloped fully detaning Scheme Am

on

Final Report outD will:

Become know Be a pedestr

ages and abi Grow as a

community s Connect to

corridors Proudly exp

environment Be renowned

eras of the C Present an i

corridor, from

recommendatioBotanic GardGarden CityCBD linking Barongarook

CDB & Entrat (Planisphe

ntrances Projectngs and spaces

n entrances to C

veloped upon thfying built form aplans to help to d’, and subsequeiled streetscapemendments and

tlined a vision th

wn as the ‘Botanrian-focussed plailities thriving rural cervices its natural sys

press its herita

d for its collectCity’s developmeimpressive imag

m the edges of th

ns: den City: A new’, with thematicthe Botanic G

k Creek corridor.

ances Projere, 2012)

t is a 20 year Plas of the Colac CBolac.

he structure planand streetscaperealise the strucent detail design

e and engineerind capital works im

hat in the next 20

nic Garden City’ace, accessible

centre of retail

stems of the L

age in the bu

tion of great buent ge along the Phe City to its cor

w image for Colac tree planting

Gardens, Beech

ect Final

an focusing on BD and the

n in more e themes as wellcture plan’s n projects have g proposals,

mprovements.

0 years Colac’s

for people of all

, business and

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ilt and natural

uildings from all

Princes Highwaye

ac, the ‘Botanicthroughout the

hy Precinct and

l

l

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Page 11: Colac 2050 Landscape As sessment Report

Colac 2050 Landscape Assessment

11

• Memorial Square: Upgraded western edge with refurbished amenities and a shared traffic space along Gellibrand Street which can also be adapted to accommodate public events. Pedestrians to have priority over cars in shared space that could ultimately be extended around Memorial Square and south along Gellibrand Street to the Station.

• Eastern CBD Entrance: Improved entrance with enhanced landscaping and views to heritage buildings, widened pedestrian pathways over the bridge and improved visibility of the Visitor Information Centre.

• Murray Street West: Improved with tree planting and streetscape works, continuing the design theme of the central part of Murray Street.

• Murray Street East: Improved with road side tree planting, upgraded footpath pavement, pedestrian crossings and street furniture, and infill planting where gaps exist.

• Bromfield Street: Upgraded with new tree planting, improved pedestrian access and bicycle lanes.

• Redevelopment opportunities for the underused land at the rear of Murray Street shops to be promoted, with improved pedestrian links through to Murray Street, similar to Johnstones Lane.

• COPACC & Colac Station: Revitalised with potential closure of Railway Street.

• Outer CBD Entrances: Improved to the outer edge of Colac with new landscaping, framing views to the Lake and guidelines for signage.

• Priority Streetscapes: Improved as first priority. • Laneways: Improved network. • Bicycle lanes: New and improved lanes provided. • Inner CBD retail areas: Built Form Guidelines applied to

ensure a high quality of new architecture, protection of heritage buildings and maintaining a ‘fine grain’ character of these areas.

Arrival experience The Western entry experience has two distinct sequences:

The outer western entry ‘arrival zone’ from Corangamite Lake Road to Cants Road, characterised by relatively flat topography, a straight road alignment and a variety of landuses (farmland, a caravan park, the large format commercial strip and the Deans Creek corridor), is lengthy and the point of arrival at Colac is ill-defined.

Inner western entry sequence from Cants Road to Corangamite Street has more dense development, but the relatively flat landscdape and straight road is dominated by signs and infrastructure rather than vegetation, although the slight changes in road alignment at Cants Rd and Corangamite St offer the opportunity to create landmark points.

The Eastern arrival experience along the Princes Highway from the east is a more interesting one than from the west, due to the undulating topography and shifts in road alignment. This creates a number of points along where side views and focal points generate a varied and interesting journey. ‘Key moments’ define points along the arrival journey from the east:

Firstly, glimpses of the Lake can be seen through trees and hedgerows, and pockets of substantial roadside planting.

Next, the cutting is a clearly defined space and a point of road re-alignment.

Finally, at Forest Street and the bridge, clear views of the Lake, showgrounds and timber yards are afforded - all significant features of Colac.

Colac’s entrances are ideal locations to introduce the town’s Botanic Garden City theme, and the opportunities to establish roadside planting along the arrival zones are investigated, based on the vehicle speed limits that apply:

Page 12: Colac 2050 Landscape As sessment Report

Colac 2050 Landscape Assessment

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100km/hr section – block plantings of trees within the road reserve and potentially on private land. Planting of fast-growing but short-lived Acacias in parts fo the road reserve where road duplication is planned by VicRoads

80km/hr section - tree planting within the road easement on low mounds to enhance key views

60km/hr section – low shrub and grass plantings on earth mounds where possible.

The main entry ‘moments’ are treated with plantings: :

o Views towards the Lake - enhanced and negative views screened

o through the cutting o views to the showgrounds and industrial area

VicRoads have indicated that the highway duplication between Colac and Winchelsea could extend all the way through the cutting and up to Forest Street (near the overpass), and that funding and implementation for the improvement to the eastern entrance could be integrated into the highway duplication project. Other notes

The original town boundaries were along Forest Street to the east, and Cants Road to the west. These roads still act as notional outer boundaries to the town and mark shifts in character upon entry to the town centre from either direction.

Areas of distinct spatial character are created by the shifts in alignment of Murray Street, the gridded street layouts of different parts of the town, the railway reserve to the south and the Lake to the north. The topography also serves to create variations in character, rising from the Lake and creek beds to an apex just west of Corangamite Street.

Trees and vegetation play a very significant role in the overall character of Colac. The windbreaks and plantations of the surrounding rural landscape, the public and private gardens and the vegetation of the creek corridors that

define the eastern and western edges of the town all contribute to Colac’s ‘green heart’.

The Final Report includes design concept proposals for the following key areas :

o Memorial Square o Eastern CBD Entrance o Murray Street West o Murray Street East o Bromfield Street o COPACC & Station Precinct

Comments If fully implemented, the proposed recommendations will greatly enhance the landscape of the city, addressing the significant issues and opportunities that are present. The landscape and design initiatives at the eastern and western entries to the city are a key proposal with potential to enhance the arrival experience. Uncontrolled development of the industrial zoned land that is overlooked from these entrances however may compromise the views to the lake that are the intended focus of these proposals. As noted above, this may require further assessment and controls.

3.3 Landscapes of Cultural Heritage Significance Assessment Guidelines (Heritage Council Victoria, Feb 2015)

Purpose To improve the understanding, identification and assessment of the cultural values of landscapes in Victoria by clarifying the information that needs to be collected, analysed and considered in a systematic manner in relation to landscapes.

Clarifies key definitions and terms relating to cultural heritage landscapes;

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Describes a range of landscape categories that are assessable under the Heritage Act 1995 and other statutory mechanisms; and

Sets out a methodology for identifying, documenting and assessing landscapes of cultural heritage significance

It should be noted that natural areas and Aboriginal landscapes may be covered by other Victorian legislation (eg Aboriginal Heritage Act 2006, the National Parks Act 1975, or the Flora & Fauna Guarantee Act 1998), and hence may be recognised and protected under more than one Act. Definitions The guidelines define a range of commonly used cultural heritage terms, including the meaning of ‘place’, ‘associations’, ‘integrity’ and ‘setting’. These terms should be used in the context of the meaning ascribed to them within these Guidelines. It is clarified that the assessment of ‘cultural heritage significance’ is distinct from ‘landscape character’ assessment:

Landscape character assessment is a descriptive process that records the present-day features of a landscape. Traditionally, it focuses on physical and visual qualities, as seen from key routes or viewpoints, and includes an assessment of sensitivity to change.

‘Cultural heritage significance’ assessment of a landscape focuses on the way people have interacted with the physical environment over time. This produces a particular combination of remnant natural features, and introduces living elements and structures.

Landscape Categories Three general landscape categories have been developed and applied by heritage organisations to assist in understanding different types of landscapes:

‘Designed landscapes’ The result of the implementation of conscious

design intent. These typically have a high degree of modification

from the original natural landscape ‘Organically evolved landscapes’

Express the interaction between land use and natural systems over time, representing the accumulation of layers of change, with no design intent

Often referred to as ‘vernacular’ landscapes. ‘Associative landscapes’

Associative landscapes are important to people because of special religious, artistic or social associations and connections. Associations may be with intangible aspects of the place, such as the spiritual values it holds for communities, its natural features, or activities that once occurred or continue to occur.

They may not exhibit discernible evidence of human influence on the environment but they often contain a dominant landform feature, such as a mountain, river or forest, or built form which is important to people in the locality or the wider community.

Values of Cultural Heritage Significance A landscape may be culturally significant due to the values attributed to it by individuals and groups. These values are not static however and vary for different cultures, and for past, present or future generations.

Aesthetic significance - all the sensory responses generated by a place or object.

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Colac 2050 Landscape Assessment

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Archaeological significance - the ability of the place or object to demonstrate aspects of historical function, design and technology through remaining fabric.

Architectural significance - the ability of a place to demonstrate artistic and technological aspects of buildings or works, or for those aspects to be reflected in the design of the buildings or works.

Historical significance - the value of a place’s association with important historical events and themes, eras, patterns of use and development or individual people. It incorporates the history of aesthetics, architecture, archaeology, science and society, so it overlaps (or underlies) the other categories of cultural heritage significance.

Scientific significance - the technical achievements associated with a place, or to its educational potential.

Social significance - the collective sense of attachment to a place or object that is felt by a group of people

Guidelines Stage 1 - Understanding the Cultural Heritage Significance of the Landscape:

1. Define Objectives 2. Identify the Area of Interest & Key Stakeholders 3. Collate Information & Describe the Physical Characteristics

of the Area 4. Identify the Major Phases of Human Interaction with the

Area 5. Correlate the Physical Evidence with the Documentation 6. Talk to the Communities Interested in the Area

Stage 2 - Assessing Talk to the Communities Interested in the Area.

1. Define What is Important and to Whom 2. Refine Area & Documentation 3. Identify Type & Level of Significance 4. Prepare a Statement of Significance 5. Identify Appropriate Recognition/Protection Mechanisms

Comments These guidelines focus on assessing places that may have significance at the local or state level, and note that places of local significance are appropriately protected through the local planning scheme. The current study seeks to undertake an assessment of landscape character, which the guidelines clarify is distinct from an assessment of ‘cultural heritage significance’. The landscape categories however help to define the types of landscape that can be found in Colac, and these categories should be referred to in assessing the landscape types of Colac in this study. The assessment of cultural significance is beyond the scope of this study, but may be required based on the observations herein. In general they fall into the category of ‘organically evolved’ or ‘vernacular’ landscapes as they express an evolution over time in response to the changing needs and values of the community. It is likely however that parts of the study area could fall into the ‘designed landscapes’ category (eg the Colac Botanic Gardens) as they are highly modified according to a conscious design intent. Likewise it is likely that the Lake Colac landscape and spaces such as Memorial Square fall into the ‘associative landscape’ category, due to the value they hold for the community as a natural feature, or their historic associations.

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3.4 Coastal Spaces Landscape Assessment Study (Planisphere 2006)

This study assessed locations on the Gippsland coast from Bass Coast to New South Wales; Bellarine Peninsula, and from Warrnambool to the South Australian border. The Surf Coast/Otways area (including Colac) was not covered as it was assessed in the Great Ocean Road Landscape Assessment Study. Urban areas and national/coastal parks were also excluded. The report developed a package of tools and information to manage and protect these visually significant landscapes. Character Types These were identified through a study of key landscape character elements including landform, waterform, vegetation and land use, as well as a detailed field survey. Each Character Type was divided into landscape Character Areas, considering

key features landscape characteristics settlements pattern of viewing community and other identified values landscape change and sensitivity to change existing policies opportunities and threats management considerations preferred future character landscape management objectives and guidelines

The Character Areas form the basis for describing the coastal character of Victoria at a detailed level. It is from this underlying character that guidelines for appropriate development in the landscape were derived.

The views of members of local communities, community

groups, agencies and others with an interest in the coastal environment were sought by various means during the study process. These views were considered in relation to significance ratings.

Includes detailed recommended changes to planning schemes to protect landscape values at risk (through SLOs etc).

Proposes community education programs re landscape values and protection, and training of council statutory planners re permits in SLO areas.

Comments Together with the Great Ocean Road Region Landscape Assessment Study 2004, this study is considered an example of a good assessment methodology of landscape character and significance across Victoria's coastal landscapes.

3.5 Colac Integrated Water Cycle Management Plan (August 2014)

A strategic blueprint for how the urban water cycle can make a positive contribution to Colac’s liveability developed by Colac Otway Shire, Barwon Water, Southern Rural Water and the Corangamite Catchment Management Authority. Based on the reform agenda initiated by the State government outlined in Melbourne’s Water Future, an Integrated Water Cycle Management (IWCM) approach was recommended defined as managing all aspects of the water cycle in a holistic, connected way. The Objective was to raise awareness of the role of the water cycle in achieving Colac’s future aspirations for liveability, sustainability and productivity; and identify opportunities for Integrated Water Cycle Management (IWCM) solutions to enhance Colac’s ability to become a healthier, greener, ‘botanic’ city.

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The most signific Degraded Extensive

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cant issues for Cd and un-connece land subjecment to the west

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Colac 2050 Landsc

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cape Assessment

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LAKE COLACC

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Views and vistas affect the quality of experience from a location; the distance and angle of those views contribute to how the place is experienced. A view that includes water or vegetation or that is seen from a significant height or distance is considered of greater value. Immediate views can decrease the quality of the experience if the vicinity does not offer any natural or built aesthetic quality.

4.1.2 Land use The zoning of areas into commercial, industrial, residential, and other landuses has perhaps the greatest influence over the landscape character of the area, particularly the way the area is perceived by the community. Visually the landuse influences landscape character principally through the type and style of the built environment.

4.1.3 Urban design The layout of the road network, open space and built up areas is an integral part of the city, and is an element that, once established, is a relatively permanent and unchanging influence on movement and circulation, connectivity, and amenity and ultimately determines the safety efficiency and attractiveness of the area. Urban areas that are more attractive are ones where walking and cycling is facilitated alongside vehicle circulation.

4.1.4 Building style and materials The expression of the built form that is constructed within the constraints of landuse and urban design is determined by the architectural vernacular that is current at the time. Where large areas of the city are developed within a short space of time the design features that are synonymous with certain eras and phases in modern Australian architectural vernacular become defining characteristics of the whole area. Where this characteristic is valued positively by the community, these values

can be protected by managing the design of subsequent ‘infill’ development to respect the built character.

4.1.5 Streetscape The landscape of the street is created by the range of elements comprising it. The scale and character of the streetscape is determined by the width of the road reserve, building setbacks from the front boundary, style of boundary fencing, size of street trees, civil infrastructure, carparking and signage. Excessive advertising and inappropriate signage can be an negative element in the streetscape, particularly in residential areas and key entry points and viewpoints Signage should only be used for the purpose of directional or informative displays and should be limited in areas that are not commercial or industrial.

4.1.6 Vegetation The presence of street trees, remnant vegetation and landscaping of private and public areas contributes greatly to the amenity of views, urban character and to the value of properties. Most importantly vegetation maintains the natural environmental processes that contribute to clean air, water and biodiversity. Vegetation is perhaps the aspect of visual assessment that is most subject to change over time, with the cycle of growth, maturation and eventual decline and death of individual plants and on a larger scale, and the establishment and removal of large features in the landscape such as windbreaks, woodlots and plantations. The loss of vegetation may occur quickly through harvesting or storm events and have a significant impact on views. The processes of salinity, climate change erosion and urban development may result in vegetation losses over a longer-term.

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CBD Landsc

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igure 5 Active fron

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21

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Lakeside Lan

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Visual Diary

igure 12 View to la

igure 13 Steep slo

cape Assessment

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re 14 Rowing club

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23

trees

3

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Heritage Res

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igure 19 Large perrea.

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cape Assessment

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5

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Post-war Res

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igure 26 Infill of ne

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cape Assessment

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27

sent.

7

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Elevated Res

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Visual Diary

igure 33 Streetscawalls.

igure 34 Vegetatioo the landscape an

cape Assessment

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29

divisions.

9

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Low Density

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Character Area

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igure 39 Single sto

igure 40 Rural lan

cape Assessment

– Low Dens

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31

areas where fall

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ndustrial La

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andscape

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e is created by thd parking of vehierally bare and a

views and vistasloping (<1.5%),cted by buildings

large format com: large scale, with

e and materialslarge format comlarge.

s with car parkin

es and little vegeype:

ng and OverlayN1Z, PUZ, Pla

al Significance), ations: sh avenues of ing to large builte vehicle acces

es, avoid compacontrol signage

se vegetation onxisting issued ance with landsc

t

gs are visually dogns, set-backs,

he practicalities icles is the priorabsent of any ve

as long views alon

s.

mmercial

h low pedestrian

: mmercial buildin

ng in the frontag

etation

ys : anning overlays:FO (Flood)

evergreen treet forms; ss to protect vction of grass/so

e along main roan private land b

permits andcape requiremen

ominant at streeblock sizes, and

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egetation.

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permeability or

gs, commonly s

e, large-scale si

: ESO2

es to give sca

vegetation and oil;

ad entrances; by reviewing cond encourage/ents.

Figur

Lan Figur

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et level, d so on

s as a

scape,

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ale and

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nditions enforce

re 43 Industrial Lan

dmarks /Featu

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ndscape area

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ercial/retail

signage

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Visual Diary

igure 46 Buildings

igure 47 Street tre

cape Assessment

- Industrial

s are visually domi

ees and other vege

t

Landscape

inant.

etation is absent.

Figur

Figur

re 48 Large roadsid

re 49 Vehicle acces

de signage.

ss and parking str

reetscapes

33

3

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4

Rural Lands

Perimeter partopen paddocks These areas avalues for agric Topography Flat to gently sfoothills, long vLand use: Recreation, coUrban layoutNon-urban Building stylFew if any builStreetscape:n/a Vegetation:Rural landusewaterways orLandscape TyVernacular Existing ZoniZone/s: FZ, PPSignficance), FRecommenda

1. Retain presen

cape Assessment

cape

s within the areas and farm fence

are potentially theculture and hort

views and vissloping around thviews from many

onservation, rurat:

le and materiadings :

es, vegetation r roadside corriype:

ng and OverlayPRZ, PlanningFO (Flood) ations: / maintain indiget.

t

a exhibit a typicaes.

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al

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reaks, along

2 (Environmenta

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re 51 Rural landsca

cape Character Are

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ape

ea

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Visual Diary

igure 52 Open pas

igure 53 Picturesq

cape Assessment

- Rural Lan

stures, agricultura

que views

t

dscape

l grazing.

Figur

Figur

re 54 Large trees in

re 55 Minimal signa

n avenues, windbr

age

reaks and along wa

35

atercourses.

5

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6

Signi5.5.1.1 Wha

source Southern

Views occur overa foreground, midcomponents of thhelp to define whhose ‘planes’ wi

Views are sensitienvironment of ahat contribute tokyscapes.

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at a particular lann metres.

Generally speakihave been applie

Foreground: Thapproximately 80andscape is mor

Middleground: A6.5km) are less d

cape Assessment

ificant Vat Makes a V

n Grampians Sig

r distance and thddle-ground andhe foreground, mhat is significant ll alter the qualit

ive to changes wa landscape and o the changing ‘m

e is important in s a landscape. H‘view planes’ thaes are also definscape i.e. the forndform, as oppo

ing however, theed to this study:

is zone begins a00m of the obsere pronounced w

Alterations in landistinctive.

t

iew LocaView Visually

gnificant Landsc

hrough ‘view plad background. Tmiddle-ground anabout a view, an

ties and characte

within the naturaare affected by

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determining howHowever, assignat occur within aned according toreground of a vieosed to being def

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at the viewer andrver. Generally,

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nds from the midrver and the areant beyond 16km ndform. Beyondecome obscure.

ddleground a being viewed) , especially if it

d 16km, .

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5.1.2 ComBased upon criteVictoria (WilliamsAssessment, 200considered that aview being signif

Composition The view is ‘balapostcard’ view. Tn the foregroundweighted’. The viand right, and tec

Visual InterestThe view containnterest for the via landmark or vis

Rarity The view is a ‘onavailable nearby may also containrom within the a

Tourism ValueThe view is popuwell known’ or poalso be available

Community SupThe view has beeand is publicly ac

cape Assessment

mponents of eria that were firsstown Foreshore08, Planisphere)any or all of the ficant:

nced’, both horizThe focal point od, middle-groundiew may be framchnically, such a

ns a variety of coewer. The view

sual feature.

ne-off’ or rare vieor elsewhere in

n a rare element rea.

ular with tourists opular view of n

e from a key tour

pport en identified by ccessible.

t

Significant st developed in ae Landscape and) for the purposefollowing elemen

zontally and verf the view is cen

d and backgrounmed by elementsa view is defined

ontrasting elememay also contai

ew and it, or a si the Study Areathat is not preva

and visitors to tote within the ar

rism location or i

the local commu

Views a project for Pard Visual

es of this study, nts contribute to

rtically – a ‘picturntred, and elemend are ‘equally s to the viewer’s d as a ‘vista’.

ents that providein, or terminate a

milar view, is no. The view itselfalent in other vie

he area, and is area. The view miconic place.

unity as significa

rks

it is o a

re ents

left

e at,

ot f ews

a ay

ant,

i.SevesigniThes

Thes

ii.

TherColathan In thconsHwy viewsubs Threfollow

Significant eral locations in ificant location isse have been se the elevated

views that incencompassinin the distanc

location bein the potential

viewers.

se include: Elliminyt Rec Scanlon Driv South end of Lake Colac C Balnagowan Colac- Forres

Significant re are also severac Elliminyt that a

from a single lo

e assessment, asidered to have a

approaching froing experiences

stantially met the

ee significant viewwing page, and Princes Hwy Queens Aven Western Entr Belvedere Dr

Viewing LocaColac Elliminyt

s from which sigelected on the banature of the vieclude water (Lakng the wider landce), and g a public areathat the location

creation Reserveve Reserve f Queen Street Carpark (off GellPoint st Rd/Murrays H

Viewing Corrral important rouafford a series o

ocation.

a view corridor wa high number oom the East), pros (such as to, or e significance cri

wing corridors ainclude: approaching fro

nue ry rive, Elliminyt

ations have been identnificant views masis of ewpoint such thake Colac) or longdscape (eg mou

n could be used

e (off Harris Rd )

ibrand Street)

Hill

ridors utes approachingof views along a

was noted as sigof viewers (such ovided a variety across, Lake Coiteria.

are identified on

om the East

37

tified as may be gained.

at it affords g views

untains and hills

by a number of

)

g and within corridor, rather

gnificant if it wasas the Princes of noteworthy

olac), and

the map on the

7

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cape Assessment

t

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5.2 ViewRese

This site includesntersection with of the Elliminyt (San elevated, leve

This site is the beake.

The steeply slopipace and its eas

make it a significdestination.

The elevation of alls rapidly appro

igure 56 View from

cape Assessment

w Location #erve (off Ha

s the Colac-LaveHarris Road and

South Colac) Reel informal parkin

est location to ge

ing nature of these of access fro

cant asset as a p

the location is aoximately 25m t

m Location #1 (det

t

#1 - Elliminyrris Rd)

ers Hill Road jusd the southern, mecreation Reservng area.

et a great view o

e site; the fact thm the Colac-Lav

potential visitor a

approximately 17o the football ov

ail)

yt Recreation

st north of the most elevated eve where there is

over the city to t

hat it is within puvers Hill Road, and tourist

75m, and the lanval.

n

end s

he

blic

nd

Figurre 57 Location mapp View Location #1

1

39

9

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Table 1 1.2 Significant View Location Assessment – Location #1 : Elliminyt Recreation Reserve (off Harris Rd)

ASSESSMENT CRITERIA  ASSESSMENT EVALUATION 

Composition 

The  view  is  ‘balanced’,  both  horizontally  and  vertically  –  a  ‘picture postcard’ view. The focal point of the view is centred, and elements in the  foreground,  middle‐ground  and  background  are  ‘equally weighted’. The view may be  framed by elements to the viewer’s  left and right, and technically, such a view is defined as a ‘vista’. 

 

The  view  of  the  lake  is  central  to  the  composition, with  rising  land framing the view to each side. The earthworks that have created the lookout  have  enhanced  the  view  by  creating  a  steep‐drop‐off  that allows  views  over  the  immediate  foreground,  which  is  plain.    The midground view over  the  city  is partially  screened by vegetation  the lake and background of hills create a pleasant composition  

Visual Interest 

The  view  contains  a  variety  of  contrasting  elements  that  provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature. 

 

Well‐elevated over the city, the view of the lake and landscape beyond is varied and interesting. The Colac Lake is the principle visual feature, enhanced by  the  light reflecting off  its surface  (being  to  the north of this viewing location). 

Rarity 

The  view  is  a  ‘one‐off’ or  rare  view  and  it, or  a  similar  view,  is not available nearby or elsewhere  in the Study Area. The view  itself may also contain a rare element that  is not prevalent  in other views from within the area. 

 

This  view  is  unique  in  Colac.  Similar  views  are  available  from  other locations nearby, but this is the only one in a public space.   

Tourism Value 

The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place. 

 

Not  promoted  to,  or  used  by,  visitors/tourists  unless  they  stumble upon it. 

Community Support 

The  view has been  identified by  the  local  community  as  significant, and is publicly accessible. 

 

The view is ‐known in the community but is not well‐used. 

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Potential Thr

Potential threats nclude:

Further uthe reserv

Insensitivdownhill fview.

As the land falls qproperty would bnstead, the fact

opportunity for cohe foreground. P

block the view.

A more detailed anecessary.

Opportunities alshrough developm

a lookout area w

Recommend

1. Manage tview fromblock theforegrounmanagemaccording

2. Consider developmsite, to suFigure 58

cape Assessment

reats and O

to the significan

ncoordinated treve has the potenve land uses / from the view lo

quickly it is unlike high enough tthat the locationouncil to managePlanning for the

assessment of t

so exist for usagment of visitor faith sealed car pa

dations

the vegetation wm this location e long view wnd view of the tement plan/landgly if necessary. detailed investig

ment in terms of upport potential 8 for approximate

t

pportunities

nce of the views

ee and vegetatintial to block viewbuildings or inf

ocation could als

kely that developo significantly im

n overlooks puble and control thesite could avoid

he visual impact

e of the area to acilities such as arking, and land

within the reser(eg replace for

with shrubs thaennis courts). Prdscape plan

gation of the vishow it may restheight controlse area of investi

s

from this locatio

ion planting arows. frastructure locaso compromise

pment on privatempact views. ic space offers te view, at least i planting trees t

t could however

be increased shared pathwayscaping.

rve to maintain reground trees at only block repare a vegetafor the rese

sual impact of futtrict views from if necessary. Regation.

on

und

ated the

e

the in hat

r be

ys,

the that the

ation erve

ture this efer

3

Figur

3. Explore potelandscaping make it a bet

re 58 Investigation

ential to provideto increase the

tter-known viewi

area

e additional usee patronage of t

ng point

41

er facilities andhe location and

d d

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5.3 ViewRese

This location is wScanlon Drive Es

While the view iseserve and with

view in the next 1much more restri

Potential ThrPotential threats nclude:

Maturing to the site

Practical opportuenjoyment of the

Recommend

No recommenda

igure 59 View from

cape Assessment

w Location #erve

within a reserve astate.

s possible currenin adjacent prop10 years or so. icted.

reats and Oto the significan

of existing and e.

unities to increas views are limite

dations

tions.

m Location #2

t

#2 – Scanlon

at the top of Ellim

ntly, vegetation pperties will signifIt is likely that la

pportunitiesnce of the views

future vegetatio

se usage of the aed.

n Drive

minyt in the

planted in the ficantly alter the ake views will be

s from this locatio

on on and adjac

area and

e

on

cent

Figurre 60 Location of VView Location #2

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Table 2 1.2 Significant View Location Assessment – Location #2 ; Scanlon Drive Reserve

ASSESSMENT CRITERIA  ASSESSMENT EVALUATION 

Composition 

The  view  is  ‘balanced’,  both  horizontally  and  vertically  –  a  ‘picture postcard’ view. The focal point of the view is centred, and elements in the  foreground,  middle‐ground  and  background  are  ‘equally weighted’. The view may be  framed by elements to the viewer’s  left and right, and technically, such a view is defined as a ‘vista’. 

 

View is of the lake, over rooftops and parkland in the foreground.  

Visual Interest 

The  view  contains  a  variety  of  contrasting  elements  that  provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature. 

 

Lake view with a nice profile of Red Rock  

Rarity 

The  view  is  a  ‘one‐off’ or  rare  view  and  it, or  a  similar  view,  is not available nearby or elsewhere  in the Study Area. The view  itself may also contain a rare element that  is not prevalent  in other views from within the area. 

 

One  of  only  a  handful  of  locations where  this  view  is  possible  from public open space, but although elevated the view from this location is not outstanding.   

Tourism Value 

The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place. 

 

Not known or used by visitors. 

Community Support 

The  view has been  identified by  the  local  community  as  significant, and is publicly accessible. 

 

View  is  from public open  space. The  level of  recognition of  this view location is probably low, as the reserve is newly‐created. 

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5.4 View

The location lookElliminyt.

t provides one ohe location is a r

view is brief.

Potential Thr

The nature of thecould be built outrees along the s

Opportunities to mited. The road

opportunities to iensure the safety

Recommend

1. Undertakeshould tashould bPlan.

cape Assessment

w Location #

ks North from the

f the best views road the opportu

reats and O

e location reducet or screened alttreetscape woul

increase landsc is generously pntegrate the Ray of users.

dations

e street tree pake into conside noted in imp

t

#3 – Queen S

e elevated end o

over the city to unity for most to

pportunities

es the likelihoodthough planting ld limit views som

ape values of thproportioned andil Trail through li

planting. Selectideration retentioplementation of

Street

of Queen St, in

the lake, thoughappreciate the

s

d that the view of large canopymewhat.

he area are simild does provide inemarking to

ion of street tron of views. Tthe Urban Fo

h as

y

arly

rees This rest

Figur

Figur

re 61 Location of V

re 62 View from Lo

View Location #3

ocation #3

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Table 3 1.2 Significant View Location Assessment – Location #3 : Queen Street

ASSESSMENT CRITERIA  ASSESSMENT EVALUATION 

Composition 

The  view  is  ‘balanced’,  both  horizontally  and  vertically  –  a  ‘picture postcard’ view. The focal point of the view is centred, and elements in the  foreground,  middle‐ground  and  background  are  ‘equally weighted’. The view may be  framed by elements to the viewer’s  left and right, and technically, such a view is defined as a ‘vista’. 

 

Well‐elevated view of the central and eastern portion of the lake, but not of the hills to the West. 

The  road  directs  the  view  to  the  lake,  and  the  view  is  framed  by roadside vegetation.  

Visual Interest 

The  view  contains  a  variety  of  contrasting  elements  that  provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature. 

 

The main feature of the view is the sense of elevation over and across the lake. 

Rarity 

The  view  is  a  ‘one‐off’ or  rare  view  and  it, or  a  similar  view,  is not available nearby or elsewhere  in the Study Area. The view  itself may also contain a rare element that  is not prevalent  in other views from within the area. 

 

One location of only a handful where this view is possible from public space.   

Tourism Value 

The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place. 

 

Queen Street is a part of the Old Beechy Rail Trail, and this view would be  an  impressive  element  of  the  arrival  experience  for  cyclists  and walkers heading south‐north on the trail. 

Community Support 

The  view has been  identified by  the  local  community  as  significant, and is publicly accessible. 

 

Being a public  roadway  the  view  is  enjoyed by  the  community on a daily basis, however  the  road has a  low  traffic  volume and  is not a significant vehicle entry to Colac. 

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5.5 Viewoff G

The location is thof Gellibrand Stre

This view is selecwould rate its sighere is easy pub

available at otherat the end of Fyahence similar com

Views from the Bpecifically overlo

changes that res

The direct accessarea likely to be a

The Lake Colac Mmake recommenuch as this.

igure 63 View from

cape Assessment

w Location #Gellibrand S

he carpark beloweet near the Row

cted due to the lgnificance highlyblic access to ther points along th

ans St (at the momments could b

Botanic Gardensook this locationtrict views.

s along Gellibraa key part of urb

Master Plan (cudations concern

m Location #4 (pan

t

#4 – Lake CoSt)

w the Botanic Gawing Club.

likelihood that th. It is one of thee water level. Si

he foreshore sucouth of Barongare made regardin

generally and tn and would be s

nd St from the Cban revitalisation

rrently being prening locations alo

norama)

olac (carpar

ardens at the en

he community e locations wheremilar views are

ch as at the carprook Creek), andng these location

he garden café sensitive to

CBD makes this n proposals.

epared) is likely ong the foresho

k

d

e

park d ns.

to re

Figur

re 64 Location of VView Location #4

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Table 4 1.2 Significant View Location Assessment – Location #4 : Lake Colac (carpark off Gellibrand St)

ASSESSMENT CRITERIA  ASSESSMENT EVALUATION 

Composition 

The  view  is  ‘balanced’,  both  horizontally  and  vertically  –  a  ‘picture postcard’ view. The focal point of the view is centred, and elements in the  foreground,  middle‐ground  and  background  are  ‘equally weighted’. The view may be  framed by elements to the viewer’s  left and right, and technically, such a view is defined as a ‘vista’. 

 

The view  is  largely horizontal, being close  to  the water surface, with low vegetation (rushes, waterside macrophytes) in the foreground and the profile of the hills in the background.  

Visual Interest 

The  view  contains  a  variety  of  contrasting  elements  that  provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature. 

 

From  this  viewpoint  close  to  the  lake  the  view  is  dominated  by  the ever‐changing aspects of the lake surface and the sky, and the various interplays between the land and water surface at the lake edge. 

Rarity 

The  view  is  a  ‘one‐off’ or  rare  view  and  it, or  a  similar  view,  is not available nearby or elsewhere  in the Study Area. The view  itself may also contain a rare element that  is not prevalent  in other views from within the area. 

 

This  exact  view  is  only  available  from  the  foreshore  pathway  but different aspects of the same view are available elsewhere around the lake.    What  makes  this  viewpoint  special  is  its  adjacency  to  the Botanical Gardens and the city centre.   

Tourism Value 

The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place. 

 

This view and the lake experience is the principal feature of Colac that is  promoted  to  visitors.    With  further  marketing  and  tourist infrastructure could become an iconic place/view. 

Community Support 

The  view has been  identified by  the  local  community  as  significant, and is publicly accessible. 

 

This view  is the most  likely to be  identified by the public as the most significant view in the study area. 

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Potential Thr

Potential threats nclude:

Lack of facilities,

Given thabuildings the low pa

Planting o

Opportunities exincreased throug

The recomColac Maimprovingpathway c

Supportinmanage redevelop

Recommend

1. Ensurconsidand g

2. Note Plan

cape Assessment

reats and O

to the significan

investment in including the ex

at maintenance is subject to th

atronage and usof trees along th

ist for landscapegh: mmendations anaster Plan will g the open spacconnections. ng existing or and improve th

p the buildings;

dations

re that tree plander and maintaiardens café; the recommend

t

pportunities

nce of the views

upgrading landxisting buildings;and potential up

heir ongoing viasage of the builde foreshore that

e values of the a

nd proposals arprovide supporce with landsca

future tenanthe building ass

nting and any pn views from th

dations of the L

s

from this locatio

dscaping and u

pgrading of exisability and tenandings is a threat;t restrict views.

area to be

ising from the Lrt for investmenaping and impro

t organisations ets and potent

proposed structuhe Botanic Gard

Lake Colac Ma

on

user

sting ncy,

Lake nt in oved

to ially

ures dens

ster

Figur

Figur

re 65 View from Lo

re 66 View from Lo

ocation #4 (looking

ocation #4 (looking

g west)

g east)

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5.6 View

This location is nand is accessed here is limited ca

t is mainly accesesidential streetstreets).

t is potentially anwalks around theuser facilities.

igure 67 View from

igure 68 View from

cape Assessment

w Location #

not easily accessvia a series of loar parking.

ssed by foot, alos (there are no f

n interesting dese lake, but curren

m Location #5 (det

m Location #5

t

#5 – Balnago

sible by vehicle focal residential r

ong the foreshorefootpaths along

stination point fontly offers only a

ail)

owan Point

from main roadsroads. According

e path or along tconnecting

or recreational a minimum level

s, gly

the

of

Figurre 69 Location of VView Location #5

49

9

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+ Table 5 1.2 Significant View Location Assessment – Location #5 : Balnagowan Point

ASSESSMENT CRITERIA  ASSESSMENT EVALUATION 

Composition 

The  view  is  ‘balanced’,  both  horizontally  and  vertically  –  a  ‘picture postcard’ view. The focal point of the view is centred, and elements in the  foreground,  middle‐ground  and  background  are  ‘equally weighted’. The view may be  framed by elements to the viewer’s  left and right, and technically, such a view is defined as a ‘vista’. 

 

The  view  of  the  lake  from  the  entry  point  at  road  level  ie  elevated above the lake about 5‐6 metres) provides clear views of Red Rock and the lake, but lacks any foreground.  

Visual Interest 

The  view  contains  a  variety  of  contrasting  elements  that  provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature. 

 

The  location at  the  end of a  small point provides  the  viewer with a location that projects out into the lake that is surrounded by water on three  sides. The  view  consequently  is exclusively of  the  lake  surface, horizon and sky, with little if any framing or foreground.  

Rarity 

The  view  is  a  ‘one‐off’ or  rare  view  and  it, or  a  similar  view,  is not available nearby or elsewhere  in the Study Area. The view  itself may also contain a rare element that  is not prevalent  in other views from within the area. 

 

Within the study area this is a rare view, being surrounded by the lake surface as Balnagowan is the only landform that projects into the lake within  the  city  area.   Apart  from  the  effect  of  being  surrounded  by water the view is typical of views over the lake, rather than rare. 

Tourism Value 

The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place. 

 

Not used by tourists to any great extent. 

Community Support 

The  view has been  identified by  the  local  community  as  significant, and is publicly accessible. 

 

The view is well‐known in the community and this access point to the lake is reasonably well‐used by cyclists and walkers. 

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Potential Thr

Potential threats nclude:

Further refrom publbeen buillimited.

Planting o Lack of

facilities.

Opportunities exincreased throug

Investmeand impro

Recommend

1. Maintain Balnagow

2. Investigatfacilities apedestriareserve.

3. Planning Avenue ablock the clear-stemrecommethe foresconsidera

cape Assessment

reats and O

to the significan

estriction of opplic open space, t upon already

of trees along thinvestment in

ist for landscapegh: nt in improving oved pathway co

dations

the capacity to wan Avenue andte opportunitiesat this point, aln/cycle access

for the immediaand Stodart Stre

view. Low planmmed trees wended. Street treshore area shoation of views.

t

pportunities

nce of the views

portunities to exgiven that mucand viewing loc

e foreshore thatupgrading land

e values of the a

the open spaconnections

enjoy these vied Stodart Street; to provide lanong with improv, particularly al

ate area at the eeet should avoidntings and tree awith a high-braee planting withiould, however,

s

from this locatio

xperience the vch of the Point cations are alre

t restrict views dscaping and u

area to be

ce with landscap

ws from the end

dscaping and uvements to shalong the foresh

nds of Balnagowd planting trees avenue plantinganching habit n streets leadingnot be limited

on

view has

eady

user

ping

d of

user ared hore

wan that s of are

g to by

Figur

re 70 Balnagowan historic homesteaad

51

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5.7 View

The approach to hinterland (ForreColac-Forrest RoColac through theentering the CBD

The landscape iscreened by wind

At the particular pbelow the naturaviews to either si

Recent harvestinopened up this vdemonstrates theelatively flat to g

vegetation has a on private properhe view experien

cape Assessment

w Location #

Colac from the st, Deans Marsh

oad which descee Forrest Road

D at Queen Stree

s rural grazing ladbreaks.

point of this Viewl surface level, ade.

ng of a plantationiew so that viewe changing natugently undulating

large impact. Trty reduces the once of visitors.

t

#6 – Colac-F

East from the Sh) and Apollo Baends from MurraSouth industrial et.

and with open vie

w Location the rand the road cut

n east of the Calws of the lake are

re of views in a g: the presence oThe fact that ofteopportunity for C

Forest Road

urf Coast ay area is along ays Hill and ente

area before fina

ews occasionall

oad is slightly tting shields the

lco Timber site he now visible. Thlandscape that ior absence of

en this vegetatioCouncil to manag

rs ally

y

has his is

n is ge

Figur

Figur

re 71 Location of V

re 72 View from Lo

View Location #6

ocation #6

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Table 6 1.2 Significant View Location Assessment – Location #6 :

ASSESSMENT CRITERIA  ASSESSMENT EVALUATION 

Composition 

The  view  is  ‘balanced’,  both  horizontally  and  vertically  –  a  ‘picture postcard’ view. The focal point of the view is centred, and elements in the  foreground,  middle‐ground  and  background  are  ‘equally weighted’. The view may be  framed by elements to the viewer’s  left and right, and technically, such a view is defined as a ‘vista’. 

 

City at the centre of field of view, with a clear view of the lake on the right hand side, and glimpses of the Otway Ranges on the  left partly hidden  by  vegetation  and  the  earth  embankments  of  the  roadside cutting,  therefore  the  focal  point  is  skewed  to  one  side  and unbalanced. 

Visual Interest 

The  view  contains  a  variety  of  contrasting  elements  that  provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature. 

 

The view along the foreshore and over the CBD is interesting. The city and  lake  are  seen  as  a  single  composition,  in  close  relationship physically and metaphorically.  Views to the city itself are screened by vegetation  along  Barongarook  Creek,  but  are  dominated  by  the foreground of large industrial structures and infrastructure. 

Rarity 

The  view  is  a  ‘one‐off’ or  rare  view  and  it, or  a  similar  view,  is not available nearby or elsewhere  in the Study Area. The view  itself may also contain a rare element that  is not prevalent  in other views from within the area. 

 

This is the only point at which a side‐view of the city is available. 

Tourism Value 

The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place. 

 

Not  promoted  to  tourists,  but  a  ‘found’  view  for  any  travellers approaching from Deans Marsh or Apollo Bay via Forrest. 

Community Support 

The  view has been  identified by  the  local  community  as  significant, and is publicly accessible. 

 

The  view would  be well‐known  to  the  community  of Apollo  Bay  etc being the entry from that district to Colac. 

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Potential Thr

Potential threats nclude:

Planting adjacent to either s

Constructforegroun

Recommend

1. Evaluate developmColac-Fo

cape Assessment

reats and O

to the significan

of trees, windproperty could

side of the road;tion of further la

nd

dations

the visual imment applications

rrest Road.

t

pportunities

nce of the views

dbreaks, woodover time reduc arge-scale indu

mpact from thiss for industrial

s

from this locatio

lots and habitce the scope of

ustrial buildings

s location of land in the vici

on

tat on views

in the

future nity of

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5.8 View Corridor A – Princes Hwy (westbound)

The experience of vehicles traveling west on Princes Highway towards Colac is varied, and could be described as having four phases – the approach, the first glimpses, the gateway and the city views from the railway bridge. The initial approach experience comprises views of a flat to gently undulating rural landscape of sprawling paddocks, punctuated by windbreaks of Eucalypts and Cypress, until the road bends slightly to the south, affording the first glimpses of Lake Colac, and enters the study area of this report. As the landscape grades so gently to the Lake, views are glimpsed between vegetation, and are often screened from view entirely, but from near the Colac-Ballarat Rd intersection the open rural landscape in this area affords a more lengthy view down a small valley landform (refer Figure 69). The valley frames a rather deeper view of the lake, which is seen with the backdrop of Red Rocks on the skyline in the distance forming the key ‘glimpse’ of the lake along this entry corridor. There are further bends in the road alignment before it enters a cutting through a small hill that essentially forms a gateway landmark that marks the entry point to the urban area of Colac. Upon emerging from the cutting some filtered views of the lake are possible though trees and finally elevated views of an industrial and suburban landscape are afforded from a railway bridge. As described in the Colac CBD and Entrances report, ‘features of the arrival experience include expansive paddocks, rolling hills, cypress windrows, vegetated creek valleys and occasional glimpses of Lake Colac. Due to the meandering nature of the road from the east the journey from this direction is generally more interesting than that from the west. However, in both directions there

are features which detract from the experience, including excessive signage on both public and private land, overhead power cables (and associated tree lopping), the disused service stations and inconsistent landscape treatments.’ Views from the Princes Hwy entering Colac from the east are of a series of glimpses of the lake framed and articulated by windbreak plantings and the landform. With the glimpses to the lake as the focal point, a variety of compositions are viewed. While lacking detail, the views demonstrate the landscape context of the city by the lake shore.

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igure 73 First glim

igure 74 Key glimp

cape Assessment

mpses of Lake Cola

pse of Lake Colac

t

ac between windbr

over low-lying val

reaks

lley

Figure 7

Figure 7

75 Enclosed views

76 Lake glimpses b

within the cutting

between small hills

s and vegetation

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Table 7 1.2 Significant View Location Assessment – View Corridor C – Princes Hwy (westbound)

ASSESSMENT CRITERIA  ASSESSMENT EVALUATION 

Composition 

The  view  is  ‘balanced’,  both  horizontally  and  vertically  –  a  ‘picture postcard’ view. The focal point of the view is centred, and elements in the  foreground,  middle‐ground  and  background  are  ‘equally weighted’. The view may be  framed by elements to the viewer’s  left and right, and technically, such a view is defined as a ‘vista’. 

 

Views  from  the  Princes  Hwy  entering  Colac  from  the  east  are  of  a series  of  glimpses  of  the  lake  framed  and  articulated  by windbreak plantings and the landform.  With the glimpses to the lake as the focal point, a variety of compositions are viewed.   While  lacking detail, the views demonstrate the landscape context of the city by the lake shore. 

Visual Interest 

The  view  contains  a  variety  of  contrasting  elements  that  provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature. 

 

The principal feature  is the views to the  lake that mark the arrival at the city.  In  the context of  the generally  flat  landscape of  the Princes Hwy alignment  the  series of bends, dips and  crests provide a  varied and interesting experience and ultimately the enclosure of the cutting forms a strong impression of passing though ’gateway’ into the city. 

Rarity 

The  view  is  a  ‘one‐off’ or  rare  view  and  it, or  a  similar  view,  is not available nearby or elsewhere  in the Study Area. The view  itself may also contain a rare element that  is not prevalent  in other views from within the area. 

 

Views of the  lake from Princes Hwy are generally hidden by buildings within the built up area and are only available along this corridor.   

Tourism Value 

The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place. 

 

This route is the principal entry point for visitors and tourists to Colac, and the main road connection from Colac to Geelong and Melbourne. 

Community Support 

The  view has been  identified by  the  local  community  as  significant, and is publicly accessible. 

 

The  view  corridor  is  likely  to be  identified as  significant by  the  local community. 

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Potential Thr

Potential threats nclude:

Insensitivbetween around th

Insensitivalong the

Windbrea

Opportunities exinvestment in impentry signage. Thnumber of propos

Landscaping shoa. fab. cr

laof

c. red. pr

drth

Recommend

1. Maintain Lake Colaof the avisitors to

2. Coordinatand tree any future

cape Assessment

reats and O

to the significan

ve land uses / bthe highway an

he Colac-Ballarave land uses /

highway ; ak planting within

ist for usage of tproving the openhe Colac CBD asals that should

ould : cilitate and acce

reate a coorndscape elemenf vegetation; eflect the rural chrovide a memrivers, equivalene city;

dations

as far as possibac from westbourrival and entr

o the city; te with VicRoadplanting treatme

e road widening

t

pportunities

nce of the views

buildings or infrnd the lake, in t Rd intersectionbuildings or inf

n Farming zoned

the area to be inn space with lan

and Entrances prbe considered.

entuate views tordinated linearnts rather than

haracter of the lomorable gatewant to its importa

ble the variety ofund on Princes ry experience o

ds regarding appents to be imple.

s

from this locatio

rastructure on lparticular the l

n; frastructure loca

d land.

ncreased throughndscaping, and roject identifies a

the Lake; r progression a continuous m

ocal landscape;ay experience ance as an entry

f glimpsed viewHwy, as a key

of commuters

propriate landscemented as par

on

and and

ated

h

a

of mass

for y to

ws of part and

cape rt of

3

4

5

F

3. Undertake laEntrances re

4. Consider detdevelopmentColac in terPrinces Hwy if necessaryinvestigation

5. Coordinate wof windbreakexisting view

Figure 77 Key glim

andscape propoport tailed evaluationt of properties bms of how thewestbound, to s

y. Refer Figure.

where possible wks / massed ve

w to the lake.

pse of Lake Colac

osals set out in

n of the visual ibetween the Higy may restrict support potentia

e 68 for approx

with landownersegetation and se

c over low-lying va

the Colac CBD

impact of futureghway and Lakeviews from the

al height controlsximate area of

s on the locationeek to maintain

lley

D

e e e s f

n n

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5.9 View

The entry to Colahort and uninter

andscape characransport-related

The corridor combut typical views and ahead can bThe urban landsccreened by vege

Al little further theby a now-derelictCabin Park, also vegetation.

From this point thlight bend with t

Views of the lakevegetation along

t is unlikely that f the tree plantatgain elevation ovapproved industrenough to block t

However the treepositive visual cohe future industr

Development of fbe of lower heighhey do not domi

along the highwa

cape Assessment

w Corridor B

ac from the Wesresting views of cterised by agricretail and repre

mmences at a sligof the Otway Ra

be seen Murrayscape of Colac isetation growing

e intersection of t service station on a slight rise

he road has a slthe BP service s

e are blocked byDeans Creek.

significant viewstion was removever buildings andrial subdivision wthe view, indicat

e plantation as itontribution by prorial developmentfactories in the iht (say 8-12m) thnate the skyline

ay should be und

t

B – Western

st comprises a sea typical countryculture industry s

esentative rural v

ght rise in the roanges to the sou Hill on the othe

s not visible alonalong Deans Cr

f Corangamite Laand Colac Otwaand set against

ight downward gstation viewed as

y a tree plantatio

s of Lake Colac ed, as the landfod other vegetatiowould also typicating that height c

t currently existsoviding a vegetat (Rossmoyne Bndustrial subdivhan the plantatioe. Avenue and scdertaken in the n

Entry

eries of generally highway transpsuppliers,

views.

oad with attractivuth (Figure XX)

er side of the CBg the entry as it reek.

ake Rd is markeay Caravan andbackground

grade falling to as a focal point.

on and creekside

would be affordorm is too flat to on. Already ally be large controls.

s does make a ated backdrop toBusiness Park).vision would ideaon behind so thacreen planting near future to

ly port

ve ,

BD. is

ed

a

e

ed

o

ally at

reduharv The plantframvegepreson p

F

F

ce the visual imested.

CBD and Entranting along the wing a series of v

etation blocks seence of power lirivate land at so

Figure 78 View Cor

Figure 79 View from

pact when the p

nces report propestern entry, on

views to the rangeems realistic thones on the sout

ome points.

rridor B location

m western outskirt

plantation is even

poses significant alternating side

ges. The locationough may be limh side and will re

ts of Colac

59

ntually

t block windrow es of the road, n of these

mited by the ely on planting

9

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Table 8 1.2 Significant View Location Assessment – View Corridor B – Western Entry

ASSESSMENT CRITERIA  ASSESSMENT EVALUATION 

Composition 

The  view  is  ‘balanced’,  both  horizontally  and  vertically  –  a  ‘picture postcard’ view. The focal point of the view is centred, and elements in the  foreground,  middle‐ground  and  background  are  ‘equally weighted’. The view may be  framed by elements to the viewer’s  left and right, and technically, such a view is defined as a ‘vista’. 

 

Views are not significant. The  landform  is  too  flat  to gain significant views of the surrounding landscape from the entry corridor. Views that are  to be had are of  the  immediate context of  the Princes Highway, are typical and are not significant or memorable. 

Visual Interest 

The  view  contains  a  variety  of  contrasting  elements  that  provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature. 

 

Little visual interest. 

 

Rarity 

The  view  is  a  ‘one‐off’ or  rare  view  and  it, or  a  similar  view,  is not available nearby or elsewhere  in the Study Area. The view  itself may also contain a rare element that  is not prevalent  in other views from within the area. 

 

Views are typical and not at all rare. 

Tourism Value 

The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place. 

 

The tourism value of this View Corridor is as an entry to the city rather than its visual quality. 

Community Support 

The  view has been  identified by  the  local  community  as  significant, and is publicly accessible. 

 

Unlikely to be considered a significant view by the community outside of its role as an entry to the city. 

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Potential Thr

Potential threats nclude:

Uncontrosupplies views into

Delay in create thecould be buildingsprovide sc

Opportunities exincreased throug

Using DeLake Cola

Utilising vegetatio‘Driver Re

Recommend

1. UndertakelandscapiEntrancesviews aninterventio

2. Review tand wher

3. UndertakeDeans Crpoint.

cape Assessment

reats and O

to the significan

lled spread of retail businesse

o ‘undesirable’ vundertaking p

e risk that harveexpected in thewithout the b

cale.

ist for landscapegh: ans Creek as anac the wide road n masses and eviver; location

dations

e, as a priority,ing/mounding as project to scd frame positivons along the lehe effectivenes

re possible conse landscaping reek crossing to

t

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Table 9 1.2 Significant View Location Assessment – View Corridor C – Queens Avenue

ASSESSMENT CRITERIA  ASSESSMENT EVALUATION 

Composition 

The  view  is  ‘balanced’,  both  horizontally  and  vertically  –  a  ‘picture postcard’ view. The focal point of the view is centred, and elements in the  foreground,  middle‐ground  and  background  are  ‘equally weighted’. The view may be  framed by elements to the viewer’s  left and right, and technically, such a view is defined as a ‘vista’. 

 

The  views  are  filtered  and  framed  by  foreshore  trees,  providing  a foreground frame with the lake views mid‐distance and the horizon in the background.  

Visual Interest 

The  view  contains  a  variety  of  contrasting  elements  that  provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature. 

 

The  foreshore  trees  and  West  Australian  Flowering  Gum  avenues provide a variety of framed and filtered views. 

Rarity 

The  view  is  a  ‘one‐off’ or  rare  view  and  it, or  a  similar  view,  is not available nearby or elsewhere  in the Study Area. The view  itself may also contain a rare element that  is not prevalent  in other views from within the area. 

 

This  is an  iconic and unique view corridor not available elsewhere  in the  city  or  region,  on  par  with  the  foreshore  drive  around  Lake Wendouree in Ballarat.   

Tourism Value 

The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place. 

 

Less promoted to visitors than the viewpoint at Gellibrand St. There is no pathway along Queens Ave but it makes a pleasant component of a drive around the city centre. 

Community Support 

The  view has been  identified by  the  local  community  as  significant, and is publicly accessible. 

 

Most  likely  to be widely  identified by  the community as a significant view corridor, although the scarcity of seat or paths indicates that it is rarely utilised other than by residents or from a vehicle. 

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Potential Threats and Opportunities Potential threats to the significance of the views from this location include:

Further uncoordinated tree and vegetation planting along the foreshore has the potential to block views. Planning for the site should consider future user facilities and avoid planting trees that block the view. Avenue planting of clear-stemmed trees with a high-branching habit are recommended

The likelihood that buildings would be proposed that would pose a threat to this view is low, given the steep incline below the road and that the land is a public reserve. Opportunities exist for landscape values of the area to be increased through:

Investment in improving the open space with landscaping and improved pathway connections.

Recommendations

1. Maintain the capacity to enjoy these views from Queens Avenue,

a. avoid roadside plantings in this area unless they frame, rather than block views;

b. Avenue planting of clear-stemmed trees with a high-branching habit are recommended.

2. Upgrade the landscaping of the foreshore area in line with increased usage and its key role in tourism, and ensure that maintenance and management is provided at an appropriate level.

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Table 10 1.2 Significant View Location Assessment – View Corridor D – Belvedere Drive

ASSESSMENT CRITERIA  ASSESSMENT EVALUATION 

Composition 

The  view  is  ‘balanced’,  both  horizontally  and  vertically  –  a  ‘picture postcard’ view. The focal point of the view is centred, and elements in the  foreground,  middle‐ground  and  background  are  ‘equally weighted’. The view may be  framed by elements to the viewer’s  left and right, and technically, such a view is defined as a ‘vista’. 

 

Being more elevated than other points within the study area a greater depth of field is afforded and the view is more like a ‘picture postcard’ view. However, the landscape is wide and flat and the views are hence not as dramatic as the views to and from the Otway Ranges only a few kilometres  further south. Due  to  the orientation of  the  land views  to the south are screened by vegetation and are not significant. 

Visual Interest 

The  view  contains  a  variety  of  contrasting  elements  that  provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature. 

 

The view  is a vista of elements  including Lake Colac (principally) with glimpses of Lake Corangamite and Lake Beeac which are easily visible with  the sun behind  them  (to  the north) and also views  to Red Rock and Mt Cole in the distance, with Lake Colac as the focus. 

Rarity 

The  view  is  a  ‘one‐off’ or  rare  view  and  it, or  a  similar  view,  is not available nearby or elsewhere  in the Study Area. The view  itself may also contain a rare element that  is not prevalent  in other views from within the area. 

 

The views of  lake Corangamite and Lake Beeac are only afforded by the  additional  elevation  at  this  point.    The  higher  elevation  allows greater  detail  of  the  city  also,  with  individual  buildings  able  to  be identified, which is unique in the study area.   

Tourism Value 

The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place. 

 

Not promoted to, or used by, visitors/tourists. 

Community Support 

The  view has been  identified by  the  local  community  as  significant, and is publicly accessible. 

 

The  view  is most  likely  little‐known  in  the  community  as  the  road carries low traffic volumes and is not a little‐used entrance to Colac. 

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Potential Threats and Opportunities Potential threats to the significance of the views from this location include:

Tree and vegetation planting on private properties has the potential to block views.

Insensitive land uses / buildings or infrastructure located downhill from the view location.

Opportunities exist for usage of the area to be increased through:

Recognition and promotion of the location to tourists, perhaps as part of a tourist drive.

Recommendations

1. Maintain the capacity to enjoy these views from Belvedere Drive,

2. Avoid roadside plantings in this area unless they frame, rather than block views;

3. Evaluate the need to limit building heights to below the view line from Belvedere Drive to the horizon