indi - indigo...21.05 16/02/2017 c68 objectivesandstrategies–townshipsandruralareas 21.05-1...

21.0516/02/2017C68

OBJECTIVES AND STRATEGIES – TOWNSHIPS AND RURAL AREAS

21.05-115/05/2014C64

Beechworth

Overview

Beechworth services the southern area of the Shire and its national heritage significance makes ita popular visitor destination.

Its central location between Wodonga and Wangaratta makes it an attractive alternative lifestylearea for these centres.

Beechworth shares social, commercial and, having secondary educational facilities, educationalties with Yackandandah.

Beechworth provides a range of retail outlets and commercial services but loses discretionaryspending to nearby larger urban centres. Further commercial development needs to be consolidatedwithin the central commercial precinct, large tracts of which can be redeveloped withoutcompromising the heritage streetscapes and buildings.

Some areas of undeveloped, appropriately zoned residential land currently exist in Beechworth.This land combined with potential infill development should be sufficient to accommodateresidential growth in the short to medium term. In the long term more land will have to beappropriately zoned for this purpose. Such land should only be considered for rezoning onceexisting residential land supply is below an acceptable level (10-15 years).

A viable use of the historic core of Mayday Hills site benefits Beechworth however this needs tobe managed so that it does not undermine the central commercial precinct. Promotion of AlbertRoad as a high quality civic / pedestrian environment and link to the town centre will assist inensuring future uses and development of the Mayday Hills site are integrated with Beechworth.Residential development at the Mayday Hills site needs to be sensitively designed and located toprotect the significance of the site and established landscaped character. Development at MaydayHills will offer an alternative form of residential development that compliments the existing supply.

The former Beechworth Prison (Sydney Road), former Ovens and Murray Hospital for the Aged(Warner Road) and Mayday Hills also have potential for redevelopment.

The Crawford Street industrial precinct is located within a residential area and its developmenthas been prejudiced by small lot sizes, difficult terrain and lack of infrastructure. Notwithstanding,there is a regionally significant gas operation located in the Crawford Street precinct. The DiffeyRoad precinct requires servicing, but is able to accommodate future industrial development.

Key Issues and Challenges

In addition to those issues identified in Clause 21.04, the land use planning issues particular toBeechworth to be addressed are:

Need for retail expansion without compromising heritage assets.

Provision and supply of industrial land.

Appropriate use and development of the former Beechworth prison, former Ovens and MurrayHospital for the Aged and Mayday Hills.

Objectives

Facilitate new industrial development by investing in infrastructure in the Diffey Road precinct.

Optimise use and development of the former Beechworth Prison, former Ovens and MurrayHospital for the Aged and Mayday Hills.

Improve recreational opportunities including pedestrian and cycle linkages.

INDIGO PLANNING SCHEME

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Strategies

Support and consolidate commercial development in the existing town centre.

Review the demand for industrial land and provide an appropriate area of serviced land to caterfor existing and future demand.

Facilitate new residential, commercial and community development that respects the preferredcharacter and heritage significance of the locality.

Consider the heritage attributes and neighbourhood character of the place and locale whendetermining development applications having regard to the Beechworth Urban Design andLandscape Guidelines manual.

Maintain and improve the quality of open space, recreational opportunities and thepedestrian/cycling network at or associated with the town centre, Mayday Hills, the Gorge,Lake Sambell and the proposed future rail trail and between neighbouring towns.

In conjunction with the land owners, relevant State authorities and other relevant organisationsreview redevelopment options for the former Beechworth Prison, former Ovens and MurrayHospital for the Aged and Mayday Hills including development and built form guidelines.

Implementation

The objectives and strategies will be implemented by:

Analysing the supply and demand for industrial land, developing criteria to be met whenreviewing potential future industrial land and preparing a planning scheme amendment.

Implementing the Beechworth urban design and landscape guidelines.


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21.05-216/02/2017C68

Rutherglen

Overview

Rutherglen is located within a nationally recognised wine growing area. The town itself has a richheritage and this combined with the interest in wine, the warm climate, proximity to the MurrayRiver and other attractions and nearby urban areas makes it an attractive tourist destination. Itsproximity to other urban areas also makes it attractive from a commuter aspect.

A number of large vacant parcels of land zoned for residential purposes and existing infillopportunities result in a sufficient amount of appropriately zoned land to accommodate residentialgrowth in the short to medium term. Areas adjacent to the town within the Rural Activity Zoneprovide for rural residential development and hobby farming.

Industrial development is limited due to the small amount of land zoned for industry actually beingserviced.

The commercial area comprises strip development that suffers from relatively high traffic volumeson a narrow and confined roadway. Opportunities exist however to create a traffic bypass andencourage commercial development on the periphery of the commercial precinct.

Rutherglen has a distinct commercial and civic axis with developed accommodation nodes. Infilldevelopment should be encouraged to take advantage of efficiencies gained as a result of traditionaldevelopment and land use patterns.

Rutherglen enjoys commercial and recreational ties with Wahgunyah which should be fosteredand developed.


The land use planning issues to be addressed are:

Need for retail expansion without compromising heritage assets.

Limited supply of serviced industrial land.

High traffic volumes and heavy traffic through the commercial precinct.

The lack of off-street car parking.

Objectives

Promote retail outlets and commercial services to serve both residents and visitors.

Facilitate serviced industrial development.

Reduce the impact of heavy and through traffic on the amenity and safety of the township.

Provide sufficient on and off-street car parks.

Strategies


Review the demand for industrial land and provide an appropriately serviced area of land tocater for existing and future demand.

Identify a future route to divert heavy traffic around the township and implement appropriateland use management measures on adjoining land.

Develop appropriately located car and bus parking facilities.

Implementation




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Working with the community, the State Government and other agencies in the identificationof a heavy traffic bypass.

Preparing a car parking study of the town.

Implementing the Rutherglen Urban Design Framework.


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21.05-305/07/2012C24

Chiltern

Overview

Chiltern is a historically significant former gold mining town with a large number of intact historicbuildings and heritage places that today provide a service role and tourist destination.

Chiltern's proximity to Albury Wodonga and the Hume Freeway make it readily accessible forboth tourists and residents. This strategic locality and proposed development such as the twinFreeway Service Centres to be developed on the Hume Freeway in close proximity to Chilterncould contribute to future growth of the township.

Opportunities exist for the improvement of the urban area, with the development of a public openspace corridor linking the Black Dog Creek to Lake Anderson.

Chiltern experiences flooding and drainage issues associated with the Black Dog Creek whichaffect the ability for infill development in the residential areas.

Chiltern enjoys social and commercial ties with Barnawartha which could be augmented with theestablishment of a pedestrian/cycling network between the two towns.



Lack of opportunity for retail/commercial expansion.

Lack of industrial land.

Access from the Hume Freeway could be improved to entice visitors to the town.

Objectives

Facilitate new industrial development by undertaking investigations into provision ofappropriately zoned land.

Promote and support a compact urban form, which fully utilises existing and peripheral vacantresidential areas.

Conserve and enhance heritage buildings and places.

Ensure areas subject to inundation and flooding are protected from inappropriate development.

To have welcoming and attractive town entrances.

Strategies


Review the demand for industrial land and provide an appropriate area of land to cater forexisting and future demand.

Improve the entrances to the town.

Maintain and improve the quality of open space, recreational opportunities and thepedestrian/cycling network within the town, between tourist attractions and betweenneighbouring towns.

Implementation



Preparing design and development strategies for entrance treatment and development.

Implementing the Chiltern Urban Design Framework.


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21.05-405/07/2012C24

Yackandandah

Overview

Yackandandah is a classic small country town with its landscape setting and existing mature trees.The town's historic main street, included on the Register of the National Estate, provides a specialcombination of buildings and places of a low scale streetscape with verandahs. Compared withBeechworth, Yackandandah has a tradition of less grand building and a more frugal approach inits streetscape details such as deep rubble, stone and render gutters. Elements of both streetscapesand buildings have often been a 'patch' rather than a 'total makeover' approach and this has becomepart of the heritage and urban character of the town.

Based on current rates of development over 30 years supply of land has been previously zonedfor residential purposes. This land combined with the potential for some infill development shouldbe sufficient to accommodate likely future residential demand. Some improvement of socialfacilities will be required in future.

Yackandandah shares social, commercial and educational ties with Beechworthwhich has secondaryeducation facilities.

The town plays an important tourism role, linking Albury Wodonga to Beechworth and thesnowfields of the Northeast. The town and its environs also serves as a commuter area for AlburyWodonga with significant areas zoned for alternative lifestyle and hobby farming at Allan's Flatand Osborne’s Flat.

The Yackandandah Creek and areas immediately adjacent are habitats for a variety of flora andfauna as well as a place of rest and recreation.



Retaining the village character of the township.

Heavy traffic passing through the town.

Retention of urban development within the town boundary.

Protection of and access to rural landscapes and open vistas.

Objectives

Promote and support a compact urban form, which fully utilises existing and peripheral vacantresidential areas and which is provided with necessary infrastructure.

Minimise the impact of heavy and through traffic on the amenity and safety of the township.

Protect the main entrances to the township form inappropriate development.

Strategies

Facilitate new residential, commercial and community development that respects the preferredcompact character and heritage significance of the locality.

Develop options for minimising the impact of heavy vehicles and passing traffic on thecommercial precinct.

Implementation


Working with the State Government and the community to develop options to minimise adverseimpacts on safety and amenity of traffic in the township.

Implementing the Yackandandah Urban Design and Landscape Guidelines.


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21.05-505/07/2012C24

Wahgunyah

Overview

Wahgunyah is a small riverside border town providing one of the two “crossing places” of theMurray River within the Shire. The town is closely linked with both Rutherglen and Corowawhichprovide commercial, community and recreation services and facilities for the residents ofWahgunyah.

As with other towns in Indigo Shire there are a number heritage buildings and places and sites ofAboriginal Cultural Heritage sensitivity.

Relatively large areas of undeveloped, appropriately zoned, residential land currently exists inWahgunyah. This land combined with the some potential for infill development should be sufficientto accommodate residential growth in the short to medium term. Land should only be consideredfor rezoning once the existing residential land supply is below an acceptable level (10 – 15 years).

The Uncle Toby’s complex is one of the Shire’s largest employers and draws its workforce froma wide area.

The many areas of open space along the Murray River provide habitat, recreation and scenic valuealthough some of the open spaces require further development.



Important habitat and environmental quality of the Murray River.

Access to and usability of open spaces.

Objectives

Promote and support a compact urban form, which fully utilises existing and peripheral vacantresidential areas and which is provided with necessary infrastructure.

Conserve important habitat areas.

Protect and improve the water quality of the Murray River.

Provide useable open space and recreation facilities and linkages with nearby townships.

Strategies

Facilitate new residential, commercial and community development that respects the preferredcharacter and heritage significance of the locality.

Manage development along theMurray River and in the floodplain to protect the environmentalsignificance of the area.


Implementation


Requiring water sensitive urban design and environmentally friendly drainage systems.

Implementing the Wahgunyah Urban Design Framework.


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21.05-605/07/2012C24

Barnawartha

Overview

Located to the north of the Hume Freeway and Melbourne-Sydney railway line Barnawartha ispredominantly a small commuter settlement for Albury/Wodonga. Its proximity to this centre hasresulted in significant demand for residential and low density residential development.

Barnawartha shares commercial and social ties with Chiltern

The development of the Logic Centre (a national freight distribution hub) at Barnawartha Northfor a rail node, road transport operations and distribution centre will provide the region withsignificant competitive economic advantages.

The project is also expected as a catalyst for the revitalisation of the township by providing a majorregional employment node, boosting demand for under utilised community facilities and promotingimprovement of general services in the township. Commercial development is commensurate withthe relatively small township size and role Barnawartha plays as a commuter settlement toAlbury-Wodonga

There is presently no land zoned for industrial purposes.

Some issues of urban drainage and flooding associated with the Indigo Creek.



Lack of defined commercial precinct with the ability to provide for the day to day needs of theresidents.

The impact of the Logic Centre on the amenity of the town.

Provision of land appropriately zoned for industrial uses and development.

Drainage issues and inundation of limited township areas.

Objectives

Establish a preferred character for the town by the establishment of a defined commercialprecinct. Enhance commercial opportunities and services around the existing commercial uses.

Address gateway treatment to the township to provide attractive entry points.

Promote and support a compact urban form, fully utilising existing and peripheral vacantresidential areas which are provided with necessary infrastructure.

Minimise the amenity and traffic impacts of the Logic Centre.

Provide useable open space and recreation facilities, specifically the establishment of pedestrianand cycling linkages with Chiltern.

Ensure areas subject to inundation and drainage issues remain free of development.

Strategies

Facilitate retail and service development centred on the existing commercial precinct.

Ensure that the impact of traffic, land use and settlement patterns generated by the Logic Centreon Barnawartha is considered and minimised before further land is rezoned as part of the LogicCentre.


Review the demand for industrial land.


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Implementation


Implementing the Barnawartha Urban Design Framework.

Require traffic studies and a review of land use and settlement patterns that may be linked tothe Logic Centre prior to considering further expansion of the Logic Centre.

Provide an appropriate area of industrial land to cater for existing and future demand.


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21.05-705/07/2012C24

Kiewa - Tangambalanga

Overview

Kiewa-Tangambalanga has a population of about 350 persons. Kiewa, situated to the west of theKiewa River, is located adjacent to the Kiewa Valley Highway, which provides direct access toWodonga and the ski fields. Tangambalanga is located to the east adjacent to the Kiewa Riverfloodplain, and is the location of a major employer, namely Murray Goulburn Milk. Thesesettlements also serve as a commuter settlement for the Albury Wodonga area.

The area in the floodplain of the Kiewa River is noted for being of high agricultural quality usedprimarily for dairy production.

The area is also notable for its open rural landscapes rising to impressive ranges.

Themajority of residential development in Kiewa is presently unsewered, which has led to pollutionissues associated with the Kiewa River.


Location and extent of Kiewa River floodplain and High Quality Agricultural Land.

Protection of water quality.

Protection of rural landscapes and visually exposed / prominent natural features.

Unsewered development in Kiewa.

Objectives

To promote and support a compact urban form, which fully utilises existing and peripheralvacant residential areas and maximise the use of infrastructure.

To ensure development does not encroach onto the floodplain.

Control and manage development in visually prominent localities.

Restrict development in Kiewa until all present residential development is provided withreticulated sewer.

Strategies

Workwith North EastWater to implement a reticulated sewerage system for the Kiewa townshipand augment the current system in Tangambalanga.

Implementation

Kiewa-Tangambalanga Urban Design Framework.


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21.05-805/07/2012C24

Stanley

Overview

Stanley is a historically significant settlement at the centre of a nationally important fruit growingarea and close to state forests and plantations. Non agricultural land use within the Stanleyhorticulture area are resulting in conflicts between horticultural activities and residential land uses.

The Stanley settlement is within the proclaimed Nine Mile Creek Catchment which suppliesYackandandah and Beechworth. The lack of a reticulated sewerage system is contributing towardsthe pollution of water in this catchment and consequently this location is unsuitable for furtherun-sewered urban development.

The majority of the Stanley Township is located within the Wildfire Management Overlay, andthe township, as with the entire locality is located within the Farming Zone

Stanley is a popular destination for tourists because of its fruit production, and serves as a stop-offbetween Myrtleford and Beechworth on the tourist trail.



Water quality in the catchment.

A sustainable future for high value horticulture, and protection of high quality agricultural land.

Developments that impact on water quality.

Waste-water treatment options to reduce pollution.

Development of tourism potential linked to natural environment, agriculture and heritage.

Objectives

To protect the quality of water in the Nine Mile Creek Catchment.

To protect high quality horticultural areas.

Restrict future residential development to the township area to protect water quality andagricultural production.

Promote the adaptive re-use of historic buildings.

Strategies

Restrict future development until such time as a reticulated sewerage system is developed.

Ensure Stanley is included in the State Government's Country Towns Water Supply andSewerage Program by working with relevant government agencies.

Prepare a revised structure plan to be used as the basis of future rezonings.

Implementation


Reviewing subdivision pattern, dwelling distribution, allotment sizes and horticultural areasas inputs to a revised structure plan.

Working with the water and waste-water service provider, the State Government and otheragencies to develop options for environmentally sound waste-water treatment and disposal.


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21.05-916/02/2017C68

Rural Areas

Overview

The Shire’s rural areas are a spectacular natural and community resource.They underpin the Shire’seconomy through a mix of agricultural production, various densities of rural residential activityand tourism and they contain abundant and significant environmental and landscape value.

In addition to widespread grazing, Rutherglen and Beechworth are renowned for their high qualitywines; the Kiewa valley is a highly productive dairying area; and the Stanley area produces highquality apples, berries and nuts.

It is these resources, values and landscapes that provide economic productivity from agricultureand tourism and attract visitors in ever growing numbers.

The very same though, also attract residents seeking the lifestyle and benefits of rural living as isevidenced by 43% of the population living in rural areas (2006 Census). Much of the rural livingdevelopment has been in land zoned for rural living but there has been a trend for dwellingconstruction on farming land. Such development can be unsustainable and inefficient and lead toland use conflict and reduction in agricultural productivity.

The potential adverse impacts of unplanned rural living on agriculture, tourism, landscapes,ecological values and the efficiency of infrastructure and service provision is a key issue for theshire.

A rural lands study has been completed and informs policy and strategic direction. Rural living istherefore encouraged to take place in localities strategically justified and zoned for that purposewith proposals assessed under the appropriate zone provisions.

The Rutherglen Rural Living Study 2016 has made recommendations for recognising existing landuse and development conditions around Rutherglen and has assessed likely demand for variousdensities of rural residential use and development and caters for this in the Rural Activity Zone.The Rural Living Zone provides for both existing conditions and the potential for furtherdevelopment in other areas of the Shire.



Protection and conservation of biodiversity, including native vegetation retention and provisionof habitats for native plants and animals and control of pest plants and animals.

Protection and conservation of environmentally sensitive areas.

Protection of landscapes and significant open spaces that contribute to character, identity andsustainable environments.

Management of development in rural areas to protect agriculture and avoid inappropriate ruralresidential development.

Management of land use change and development in rural areas to promote agriculture andrural production.

Objectives

Retain agricultural land for agricultural purposes.

Accommodate a diverse range of residential, lifestyle and tourism opportunities whilst protectingagriculture, rural landscapes, rural character and environmental assets.

Avoid conflict between agricultural uses and residential uses.

Limit rural residential use and development to strategically justified and appropriately zonedareas.

Minimise adverse ecological or environmental impacts arising from development.


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Strategies

Direct rural residential development to areas strategically zoned for this type of development.

Reduce the proportion of new housing development provided in rural areas and encourage theconsolidation in existing settlements where investment in physical and community infrastructureand services has already been made.

Ensure landscapes are protected and that new development does not detract from their naturalquality.

Support the development of tourism related activities and facilities in appropriate locationsand/or where the activity or facility will have minimal impact on agricultural activities.

Implementation


Implementing the recommendations of the rural land use study and the Rutherglen Rural LivingStudy 2016.

Working with the tourism industry to identify tourism opportunities that embrace the resources,values and landscapes found within the rural areas.

Prevent inappropriately dispersed urban activities in rural areas.

Restructure old and inappropriate subdivisions in the Farming Zone.

Limit new housing development in Farming Zone areas, including:

– Directing housing growth into existing settlements and appropriately zoned rural areas.

– Discouraging development of isolated small lots in the Farming Zone from use for singledwellings, rural living or other incompatible uses.

– Encouraging consolidation of existing isolated small lots in the Farming Zone.


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