developing the small towns strategy - shire of moorabool · vices. council retains its...

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Developing the Small Towns

Strategy

Ballan, Balliang, Balliang East and Barkstead

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Ballan 3

Balliang 5

Balliang East 6

Barkstead 7

The town profiles contained within this document are part of Moorabool Shire Council's

work to develop a Small Towns Strategy to guide decision making for the rural areas of

the Shire through to 2041.

For additional supporting information or to view the other town profiles, please refer to

the full Key Issues Report located at www.moorabool.vic.gov.au or

www.haveyoursaymoorabool.com.au

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Settlement: Ballan

Context: Ballan is a district town

located on Inglis Street immediately south of the Western Freeway and 78 kilometres west of Melbourne. The ABS (2011 census) identifies Ballan township as having a population of 2045 persons although based on current estimates the population is be-lieved to have been closer 2779 residents at that time (ID Consulting, 2014). Ballan is identified in Plan Melbourne as a future growth town and is expected to grow to 5,048 residents by year 2036, a seventy percent increase on the present population. Image: Inglis Street, Ballan. Werribee River runs through the settlement in the NW-SE direction leaving the town main street on the southern side and a mix of conventional and lower density housing is located to the north. A public golf course also is situated in the northern section of Ballan. A well established grid forms the basis for the settlement and strong attractive landscaping enhanc-es the town including a significant lining of Oak Trees along Inglis Street. The grid is fine grained and allows for easy walking and movement around the older sections of the town. The grid is more irregular in shape to the north of the Werribee River with larger lots and generally less heritage buildings. The Ballarat-Melbourne railway line runs on the southern edge of Ballan in an east-west direction. The train station remains intact and operational. The train station is a heritage listed bluestone building. The service operated by VLine provides a viable and efficient service to Melbourne’s Southern Cross Station and runs throughout the day seven days a week. Ballan has a well-established main street and includes the Ballan Community Health Centre and the Ballan and District Soldiers Memorial Bush Nursing Hospital as well as a wide range of other ser-vices. Council retains its administrative office and depot at Ballan. The surrounding context is of a rural landscape to the south and east with rural living more noted to the west and north. Journey to work statistics show a significant number of people work locally but with a substantial number (over 13%) working in Ballarat. More work in metropolitan Melbourne (23.6%). Yet cultur-ally, Ballan is considered a Ballarat town in terms of accessing higher level education, recreational facilities and services.

History: The name Ballan is said to derive from the birthplace of Robert von Stieglitz, a local

farmer, in County Tyrone, Northern Ireland (Rowe, 2010). Ballan was settled in the early 1850’s on the back of gold discoveries and its role as a strategic stopping point on the trip from Melbourne to the Ballarat gold fields. The town survey was complet-ed in 1850. The railway from Melbourne to Ballarat was progressively installed starting at Ballarat with the sec-tion from Warrenheip to Gordon opened in 1879. The link to Ballan was built in 1886 and the link to Bacchus Marsh completed 3 years later. A bypass of Ballan occurred in 1978 and with that came concerns of town decline. But the popula-tion increased from 500 in the 1930’s to what is now close to 3,000 residents.

Ballan provides an industrial estate which is pro-gressively being developed. The estate presently employs around 106 workers with limited vacant sites remaining (Figure 8-14).

Figure: Survey of Ballan (source: Rowe, 2010)

Key Issues/Questions: A key issue is to find the balance between enabling residential development as per RESCODE and

still retaining local neighbourhood character.

A tendency in recent subdivisions within the town has been the installation of cul-de-sac road networks which disconnect one parcel from another, alter the pattern and configuration of lots and limit the potential to respect existing neighbourhood character (such as setbacks, landscaping and relationship to the street). Better guidance on future subdivision requirements might assist in ad-dressing these issues. The new structure plan for Ballan will revisit these questions. What are the likely growth fronts as Ballan expands towards 5000 residents in 2036 and how will it function in terms of service delivery as a district centre? Early versions of the Ballan Structure Plan suggest expansion potential exists to the west and south.

Image: Local Primary School

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Strengths and Limitations: The strengths and limitations of Ballan as presently identified are as follows:

Table: Strength and Limitations Matrix

Observations: Ballan is an historic town with considerable local character. It also benefits from rapid transit access via the Western Freeway and the Ballarat to Melbourne rail line for those who work out of area. The future scenarios for growth in Ballan are being addressed separately in the Ballan Structure Plan. The broader issue in managing regional growth is what the ultimate size of Ballan will be and how this is best accommodated while retaining local character. The debate over planning controls and zoning around the railway station (reflected in the discussions on Amendment C72) are a case in point between managing density of housing, landscape character and yet allowing appropriate infill in serviced areas. Scope exists for Ballan to become the medical service hub for western Moorabool as well as a settlement which provides opportunities for residents to retire and live locally. A synergy exists between the provision of aged care facilities, medical services and the lifestyle offer of Ballan.

Map: Township of Ballan (source: MSC)

Map: Industrial Estate Review

(source: SGS, 2014)

Theme Strengths Limitations

Facilities There are a number of local services in Ballan which enhance its attraction –sports facilities, church, kindergarten, hotel, school, general store and main street services.

Food-based retail facilities are limited to an IGA. The retail precinct in Main Street is not of a scale which can compete with the service offer of either Ballarat or Bac-chus Marsh, which in turn limits captured expenditure from existing residents.

Highway Accessibil-ity

Ballan is geographically central to Balla-rat and Bacchus Marsh being less than 30 minute commute in either direction via the Western Freeway.

Public Transport Accessibility

Regular passenger rail service. The Ballarat-Melbourne Rail Line runs through Ballan and is a stopping point on the Ballarat to Southern Cross Sta-tion service. This infrastructure gives capacity for residents to live in Ballan and work in Melbourne CBD.

‘Hard Infrastruc-ture’ (sewer, water, gas)

Water, sewer reticulation and gas is provided.

Catchment Water Quality Issues

As a sewered town catchment water quality impacts are substantially man-aged.

The ESO2 Overlay applies.

Major Risk/Hazard No major risks identified. Localised flooding in sections of Ballan occur.

Employment oppor-tunities

Ballan provides a range of employment opportunities both in Main Street as well as the nearby industrial estate.

Sporting facilities Ballan provides a wide range of recrea-tional facilities.

Setting The tree lined streets, typified by Inglis Street as well as the landscape around the Werribee River provide Ballan with a strong aesthetic appeal.

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Settlement: Balliang

Context: Balliang is located west of Balli-

ang-Bacchus Marsh Road and west of Balli-ang East. There are around 5 dwellings and at most 15 residents within the hamlet. A local church and CFA depot are the notable uses within the settlement but there is also a community hall and tennis court. Image: Approach from the west A characteristic of the settlement is its location amongst woodland in an otherwise rural farming landscape.

History: Balliang was the name of an Aboriginal employee of Foster Fyans, a local farmer.

The post office in Balliang opened in 1910 and closed in 1968. A section of the tree grove to the east has signage confirming it was once the site of the Balliang Primary School which closed several decades ago and is now a tree grove.

Key Issues/Questions: The capacity or potential to share resources with larger settlements nearby such as Balliang East may have merit.

Strengths and Limitations: The strengths and limitations of Balliang as presently identified are as follows:


Map: Township of Balliang (source: MSC)

Observations: Balliang is a very small hamlet which has experienced no housing growth in the last few decades.

The planning scheme does not recognise Balliang as a township and the aldn is zoned as Farming

Zone. Balliang has no reticulated water or sewer.

Nonetheless, Balliang provides some basic services, such as the local church, CFA building and

community hall. The landscape aesthetic within a woodland setting is also a strength.

To maximise efficiencies, a review of local service could determine the capacity to share resources

with larger communities as Balliang East.


Facilities Balliang provides a community hall, tennis court, church and public toilet as well as CFA office. For a small settlement the facilities offered are significant.

Critical mass to utilise services is lim-ited.

Highway Accessi-bility

Access to Highway network is limited.

Public Transport Accessibility

No services identified.


No sewer, water or gas reticulation.


Outside any catchment water supply limitations.

Major Risk/Hazard None identified.

Employment oppor-tunities

Limited presently.

Sporting facilities Tennis court provided at rear of Hall.

Setting Within a wooded landscape surround-ed by working farms.

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Settlement: Balliang East

Context: Balliang East is located

south of Bacchus Marsh on the Geelong-Bacchus Marsh Road. The estimated population is in the range of 130 residents. Balliang East is located on the Werribee Plains which is well established dry land grazing area with some mixed cropping. Image: Balliang Community Hall Phillips Agribusiness (2014) describe the area as generally a low rainfall area south of Bacchus Marsh with a dominant land use being broad acre cropping on the grey and red basalt soils. It is a volcanic landscape well described in Schedule 7 to the Environmental Significance Overlay, contained within the planning scheme. Mount Anakie to the south west is a scoria cone and significant reminder of the volcanic history. Hobby farming appears the dominant activity in the area with equestrian uses well established on some properties. Training tracks and infrastructure are common in the area and Balliang East as well as nearby Parwan are well known as breeding and training areas for businesses that support the local racing industry (TABCORP stadium is located nearby in Melton). The key local use in Balliang East is the public primary school. Council maintains a brick constructed community hall within the settlement on the western side of Geelong-Bacchus Marsh Road opposite the primary school. The current planning scheme does not identify Balliang East as a town. However with the distinct clustering of houses, the primary school and Council hall there is the basis of a low density definable settlement evident.

History: Balliang East is a small service settlement for the surrounding agricultural uses within

the district. The post office opened in 1911 and closed in 1958. The Primary School has operated for over one hundred years.

Image: Balliang Primary school turns

99 (source: True Local, 2012)

Key Issues/Questions: Balliang East has some elements of a limited service hub based on the primary school and community hall.

Scope for recreational facilities near the hall may warrant consideration. The density of settlement may be too low to justify a formalised settlement within a Township Zone. However, with an established rural living land use pattern, whether the area is optimally zoned as Farming Zone, as at present, is equally unclear.

Strengths and Limitations: The strengths and limitations of Balliang East as presently identified are as follows:


Map: Balliang East


Facilities Balliang East Primary and the Community Hall are the only facilities.

Level of service delivery likely reflects the small size of the population.

Highway Accessibility Balliang East is close to Bacchus Marsh being situated on the Geelong-Bacchus Marsh Road which gives direct access to both Bacchus Marsh and Geelong.

Public Transport Acces-sibility

Limited bus service Limited bus service



Catchment Water Quali-ty Issues

None identified.

Major Risk/Hazard ESO7 applies – Grasslands within Werribee Plains Hinterland.

Employment opportuni-ties

Limited presently but close to Bacchus Marsh and Geelong.

Sporting facilities Limited. School provides a small oval space only.

Setting N/A N/A

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Observations: Council has at times during the last 15 years, considered the scope for further development of a satellite town around Balliang East based on the concept of encouraging dispersed housing growth in Eastern Moorabool. In practical terms however, there are some limitations. There is no reticulated sewer or water in Balliang East. Dispersed housing growth outside existing settlements is also likely to raise issues due to potential inconsistency with the SPPF. GIS information supplied by the Department of Primary Industries identifies potential extractive resources (sand and rock) which makes the Balliang East area potentially significant for rural resource activities. Nature conservation issues attached to conversion of grassland habitat is also relevant with any expansion of zoning and urban use likely to trigger referral to the Commonwealth under the Environmental Protection and Biodiversity Conservation Act 1998. ESO7 reflects similar biodiversity concerns. In the past there has been opposition from State agencies and Departments for the encouragement of new settlements or expansion of existing settlement in this area (refer to Panel Report on New Scheme Format Planning Schemes, 1999). Previously there has been an absence of strategic support for growth in this area. The Panel wrote: ‘…the [Panel] does not consider there is justification for the positive identification of Balliang East as a centre for future population growth: rather it is one of several possibilities that should be investigated.’ The Central Highlands Regional Growth Plan does not identify any growth occurring in the Balliang East area. Council can consider the scope for development afresh through the new strategic work attached to Moorabool 2041. But on face value, there may be other settlements which may have greater attributes to support growth. It may be beneficial for analysis of future opportunities in Balliang East to focus on the following key issues:

Scope to provide enhanced recreational facilities near the Balliang East hall.

Optimal zoning of the existing housing cluster to Rural Living or similar to denote the lifestyle residential benefits of the area as a primary use of the land.

Enhanced landscaping and signage to define the settlement from both the northern and southern approaches.

Whether there is capacity to expand the capacity of the local school oval to serve a wider community purpose.

What, if any, resource/facilities sharing could occur between Balliang East and Balliang?

Settlement: Barkstead

Context: Barkstead is located on

Leonard’s Hill-Barkstead Road, a gravel

constructed local road. Entry to Bark-

stead is essentially through Wombat

State Forest.

The town was originally a forestry

settlement but today Barkstead is a small

hamlet which obtains access to services

via Daylesford and surrounds. Image: Barkstead

There are estimated to be less than 75 residents living in Barkstead and very limited new housing

activity has occurred in the area over the last

10-20 years.

Barkstead is geographically close to Korweinguboora/Spargo Creek and at similar elevation,

meaning snow events in winter are common. Rainfall is also higher than typical for Moorabool.

Barkstead, is one of the most physically isolated of all the settlements in Moorabool and the most

vulnerable to wildfire risk. Despite Barkstead not being subject to catchment water quality

limitations, there appear limited if any pressures for housing in this area.

History: Barkstead was progressively settled in the 1860’s, exploiting convenient access to the

surrounding forest coupes.

In 1866 a substantial sawmill was established here by the Anderson Brothers. It cut 10,000 feet of

timber a week and employed 60 men, using bullocks and tramways to move timber. It closed in the

1880’s after legal disputes with a rival (Rowe, 2010).

The 1890 Victorian Municipal Directory (p281) had this to say about Barkstead:

‘A postal village 116 1/4

miles NW of Melbourne, situated on the most westerly

branch of the Eastern Moorabool River. It has a police station, post office and State

school. Occupation of residents, principally sawing, splitting and other forest work

but there are a few farms and mining to small extent. Railway to Creswick, thence

by coach. Population 111.’

The town at one point supported a school, hotels, police station and 5,000 people. There is little

evidence of that today.

Image: Barkstead

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Key Issues/Questions: Residents have raised the issue of upgrades and management of open space areas in or near

Barkstead.

There is scope to upgrade access into Barkstead although this would be one of a range of competing projects for road works within Moorabool. Given the topography and setting, managing fire hazard risk is an ever present issue.

Strengths and Limitations: The strengths and limitations of Barkstead as presently identified are as follows:

Table Strength and Limitations Matrix

Observations: Barkstead is a tree change environment which gives it great appeal for those who live there. Its

limitations such as access and bushfire risk are also part of its character.

The undertaking of local community projects in accordance with Community Action Plan remain a

priority.

Barkstead is not likely to expand or grow significantly. There may however be other goals of a local

nature which would enhance resident amenity and the functionality of the settlement. This should be

further discussed with local residents.

Map: Township Use Patterns – Barkstead (source: MSC)


Facilities No facilities identified in Barkstead.

Highway Accessibility Limited access to collector roads, let alone the highway network.

Public Transport Ac-cessibility

No bus service.




Barkstead is not subject to potable water supply restrictions.

Major Risk/Hazard Bushfire hazard is a major risk.

Employment opportu-nities

Limited presently.

Sporting facilities None identified.

Setting Wombat State Forest provides a wooded backdrop to Barkstead.

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