INVERLEIGHSTRUCTURE PLAN2019

LIST OF FIGURES

Figure 1: Regional Context Plan

Figure 2: Inverleigh Planning Area, Population Data by Community Profile .id

Figure 3: Population growth from 2011 to 2017, Inverleigh Planning Area, Estimated Resident Population

Figure 4: Population Forecast Scenarios for Inverleigh

Figure 5: Age Structure, Service Age Groups, Inverleigh Planning Area and Victoria, 2016

Figure 6: Household Type, Inverleigh Planning Area, 2016

Figure 7: Number of Dwellings and Average Household Size, Inverleigh Planning Area, from .id Consultants

Figure 8: Potential Growth Areas

Figure 9: Inverleigh Feasibility Plan showing broiler farm

Figure 10: Inverleigh Heritage Precinct

ATTACHMENTS

Attachment A: Inverleigh Framework Plan, 2019

Attachment B: Inverleigh Structure Plan – Settlement Boundary

Attachment C: Inverleigh Structure Plan – Township Gateways and Approach

Attachment D: Inverleigh Structure Plan – Zoning and Land Use

Attachment E: Inverleigh Structure Plan – Neighbourhood and Character

Attachment F: Inverleigh Structure Plan – Heritage Plan

Attachment G: Inverleigh Structure Plan – Landscape and Open Space Plan

Attachment H: Inverleigh Structure Plan – Drainage Plan

Attachment I: Inverleigh Structure Plan – Infrastructure and Services Plan

Attachment J: Inverleigh Structure Plan – Movement and Access

Attachment K: Development Feasibility Study, 2018

Attachment L: Strategic Bushfire Risk Assessment, 2018

Attachment M: Current provisions of Clause 11.03-6L

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INVERLEIGH STRUCTURE PLAN 2019 1 EXECUTIVE SUMMARY................................................................................................................................

1.1 INVERLEIGH SNAPSHOT ....................................................................................................................................

1.2 HowtheStructurePlaninfluencesthePlanningScheme.................................................................................

2. INVERLEIGH STRUCTURE PLAN 2019 .........................................................................................................

2.1 WhatisaStructurePlan?...................................................................................................................................

2.2 UseofaStructurePlan.......................................................................................................................................

2.3 HowhastheStructurePlanbeenprepared?......................................................................................................

2.4 TheInverleighStructurePlan2019....................................................................................................................

3. POLICY CONTEXT .......................................................................................................................................

3.1 TheStatePlanningPolicyFramework................................................................................................................

3.2 TheRegionalPlanningPolicyFramework–G21..................................................................................................

3.3 TheMunicipalStrategicStatement....................................................................................................................

3.4 TheInverleighStructurePlanReview2005........................................................................................................

3.5 TheLowDensityResidentialZoneLocalPlanningPolicy.....................................................................................

3.6 TheDomesticWastewaterManagementPlan2015..........................................................................................

3.7 InverleighFloodStudy2018...............................................................................................................................

3.8 StatePlanningPolicyClause13.02–Bushfire.....................................................................................................

3.9 GoldenPlainsRuralLandUseStrategy................................................................................................................

3.10 GheringhapIndustrialPrecinctandBannockburnBusinessPark........................................................................

3.11 GoldenPlainsRecreationStrategy......................................................................................................................

3.12 GoldenPlainsPathsandTrailsStrategy...............................................................................................................

3.13 InverleighCommunityPlan2013.......................................................................................................................

4. STAKEHOLDER ENGAGEMENT AND CONTRIBUTIONS .................................................................................

4.1 Community...........................................................................................................................................................

5. UNDERSTANDING THE PLACE ....................................................................................................................

5.1 Population–PastandPresent............................................................................................................................

5.2 Population-Future................................................................................................................................................

5.3 Infrastructure.............................................................................................................................................................

5.4 EnvironmentalRisks..........................................................................................................................................

5.5 Residential...............................................................................................................................................

5.6 NaturalEnvironmentandOpenSpace...............................................................................................................

5.7 CommunityFacilities.........................................................................................................................................

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5.8 CulturalandBuiltHeritage...............................................................................................................................

5.9 CommercialandIndustrial...............................................................................................................................

5.10 Agriculture........................................................................................................................................................

5.11 DeveloperContributions..................................................................................................................................

6. THE VISION AND PRINCIPLES .................................................................................................................... 6.1 Vision................................................................................................................................................................6.2 Principles,Objectives&StrategiesforInverleigh...............................................................................................

7. IMPLEMENTATION ....................................................................................................................................7.1 CouncilActions.................................................................................................................................................7.2 DeveloperResponsibilities...............................................................................................................................

8. WAY FORWARD........................................................................................................................................

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1. EXECUTIVE SUMMARYInverleighisrecognisedforitsvillagecharmandroleasameetingandstoppingplace,givenitsgatewaylocationbetweenGeelongandtheWesternDistrict.

Thehistorictownshipcoreislargelypreservedduetofloodingandlimitedlandcapability.

Inrecentyears,theareanorthoftheLeighRiverhasgrownasapopularalternativeforfamiliesseekingacountrylifestyleinawelcomingcommunity.Pressureforgrowthanddevelopmentwillcontinueandwithoutarevisedplan,decisionswouldberequiredtobemadeinisolation,withoutregardtothebigpictureorasetofprinciplesandobjectiveswhichreflectcurrentcommunitysentiment.

ThecommunitywantstoretainthevaluesandcharacterthatmakeInverleighpopular.Strategically,GoldenPlainsShirerecognisesInverleighasatownshipof‘districtcommercialandretailneedstoservicethesurroundingarea’.TheGoldenPlainsPlanningSchemedirectsthatresidentialdevelopmentbesupportedwithintheboundariesofexistingtownships.

Thisplanwillfacilitatemoderateresidentialgrowthofacontemporaryruralresidentialscale,withstrongdirectionthroughtheplanningschemetosustaintheessenceofInverleighasitcontinuestoprovideforandwelcomenewresidentsandbusinessestothetownship.ThisplanisconsistentwiththesustainablelevelofgrowththetownhasexperiencedsincetheInverleighStructurePlanof2005.

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1.1 Inverleigh Snapshot

Inverleighisasmallsettlement,locatedapproximately30kmwestofGeelongand15kmsouth-westofBannockburn.Thetownischaracterisedbyheritagebuildings,strikingescarpmentsanditsriversetting.Thetowncentreisfocusedalongatraditionalmainstreet,whichaccommodatesavarietyofsmallcommercial,communityandeducationalfacilities.SituatedattheconfluenceoftheLeighandBarwonrivers,partsofthetowncentrearesubjecttofloodevents.

Lowdensityresidentialgrowthhasoccurredpredominantlytothenorthofthetowncentreonelevatedlandgenerallyunencumberedbythefloodingconstraintsexperiencedinandaroundthetowncentre.

Inverleighhasexperiencedgreaterthananticipatedgrowthinrecenttimes,attributableto:theGeelongRingRoadenablingbetteraccesstotheGeelongregionandMelbourne;thelowdensityresidentialhousingandthecountrytown‘village’appealderivedfromtheheritage;scaleandenvironmentalaspectsofthetown.

WhilethepopularityofInverleighhasgrown,withyoungfamiliesattractedtothelowdensityresidentiallifestyle,residentialgrowthisconstrainedbythelackofsewerageandsusceptibilitytofloodinginmanyareas.

Figure 1: Regional Context Plan

1.1.1 Regional roleInverleighisasatellitetownshipoftheregionalcentreofGeelong.ManyresidentscommutetoGeelongorbeyondforworkandhighereducation.Inverleighprovidesalowscaleretail,serviceandcommunityroletoitsresidentsandsurroundingruralcommunity,andoffersasmalltownlifestylealternativetothenearbytownsofBannockburnandGeelongwhichsupportthetownbyprovidinghigherorderretailandcommunityservices.

Shelford - Bannockburn Rd

Rokewood - Shelford Rd

Inverleigh - Shelford Rd

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Geelong - Ballan Rd

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To WesternRegion

To WesternRegion

ToQueenscliff

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Hamilton Hwy

Hamilton Hwy

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Midland Hwy

Princes Hwy

Bellarine Hwy

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Shelford

Lethbridge

Bannockburn

Teesdale

Batesford

Lara

Geelong

Leopold

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Waurn Ponds

Winchelsea

Inverleigh

Avalon

26 July 2018

Regional Context Plan1:65000

0 1000 2000 3000 4000 m

1:130000at A1 at A3Level 2, 6 Riverside Quay Southbank, VIC 3006

t 9695 3025 e info@meshplanning.com.au

INVERLEIGH STRUCTURE PLANGolden Plains Shire Council

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EXISTING FACILITIES –Primaryschool,Kindergarten,Café,Bakery,Homewares,Hotel,PublicHall,CFAshedwithfirefightingtanks/vehicles,Churches,PoliceStation,PetrolStation,RuralFarmSupplies,BedandBreakfast,GeneralStore/PostOffice,WineBarandEatery,TennisCourts,RecreationReservewithaFootballOval,NetballCourts,ClubRooms,BowlingGreenandClubrooms,GolfCourseandCemetery.

CURRENT ZONES – FarmingZone,TownshipZone,LowDensityResidentialZone,PublicParkandRecreationZone,PublicConservationandResourceZoneandPublicUseZone.

CURRENT OVERLAYS – FloodOverlay,LandSubjecttoInundationOverlay,EnvironmentalSignificanceOverlay,BushfireManagementOverlay,HeritageOverlay,

EXISTING INFRASTRUCTURE – Individualpackagedwastewatertreatmentsystems(noreticulatedsewerage),reticulatedwatertomostofthetownship,power,NBNFixedWirelessTower,TelstraandOptusmobilephonetowers.

SETTLEMENT SNAPSHOT POPULATION: 1,203

NUMBER OF HOUSEHOLDS: 439

ANNUAL GROWTH RATE: 4.36%

PROJECTED POPULATION IN 15 YEARS: 2,380

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1.2.1 Products of the Inverleigh Structure Plan:

• LocalPlanningPolicy(Clause11.03-6L oftheGoldenPlainsPlanningScheme) objectives&strategiesforfuturelanduse managementofInverleigh

• NewInverleighStructurePlanmap at 11.03-6LoftheGoldenPlains PlanningSchemeillustratingthestrategic directions • ImplementationPlanoutliningactions, responsibilitiesandtimelinesfordelivering the Structure Plan

TheInverleighStructurePlanmapillustratestheproposedstructureandlayoutof

currentandfuturelanduseswithinatown.Theobjectives&strategiesoftheStructurePlanaretranslatedintoaLocalPlanning

Policy.

RegionalPlanprovidesaregionalapproachtolanduseplanning.

TheStateGovernmentPlanningpolicyprovidesthegeneralprinciplesforlanduse

anddevelopmentinVictoria.

1.2 How the Structure Plan influences the Planning Scheme

WE ARE HERE

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2. INVERLEIGH STRUCTURE PLAN 2019

2.1 What is a Structure Plan?

AStructurePlanexpressesthedesiredoutlookforthefutureofatown,includingitsspatialarrangement,thevarietyofuses,thescaleandformofdevelopmentaswellastheinfrastructurerequiredtosupportwhatisenvisaged.

2.2 Use of a Structure Plan

ThisStructurePlanwillreplacethecurrentInverleighStructurePlan2005withintheGoldenPlainsPlanningSchemeandwillguidedecisionsonproposalstorezone,developandpursuelandusechangesinthetownship.

2.3 How has the Structure Plan been prepared?

Theplanconsidered:

• Relevantexistingplans,policiesandstrategies;

• Inputandfindingsfromcommunityandstakeholders;

• Analysisofnewpopulationstatistics,findingsoftheDomesticWastewaterManagementPlan2015andlatestfloodmappingandfindingsfromtheInverleighFloodStudy2018;

• Changesinlanduse,settlementpatterns,communityandtourismactivities,events,recreationandcommercialprecincts;

• Movementoffreight,vehicles,pedestrians,cyclistsandhorseriders;

• Thenatural,culturalandheritagefeaturesofthetown;and

• Arangeofprinciplesanddirectionstobalancepressuresforgrowthwhilstretainingtheintrinsicqualitiesofthetown.

2.4 The Inverleigh Structure Plan 2019

TheInverleighStructurePlan2019hasbeeninformedbytheInverleighStructurePlanof2005. Purposefully,thetownshipgrowthboundaryisretained,asaremanyfeaturesincludingthegreenlinksandinterfacetreatmentsbetweenresidentiallanduseandtheInverleighFloraReserve,theGolfCourseandfarmingareas.

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NewdirectionsoftheStructurePlan2018derivefrom:

• Communityfeedback;• ChangestoStateZoningprovisions;• ChangestoLocalPlanningpolicy;• Populationgrowth;• TheDomesticWastewaterManagementPlan2015;and• TheInverleighFloodStudy2018.

Inverleighhasexperiencedafasterrateofgrowththanwhatwasanticipatedandforecastinthe2005InverleighStructurePlan.Thisgrowthiscoupledwithincreasingpressurefromdevelopersforrezoning,particularlyinthenorthofthetown,aswellassomeinterestinthesouthwestofthetown,earmarkedforfutureresidential.

Councilneedstobewellinformedandreadytorespondtothegrowthpressuresandproposalstorezone,developandpursuelandusechanges.Thenewstructureplanbuildsontheoutcomesofthe2005StructurePlanandprovidesdirectionstoguidelandusedecisionsinInverleighforthenext10-15years.

ThevisionforInverleighhasbeenrevisedtorepresentthesenseofplaceandaspirationsofthecommunity,whilstretainingthecorevaluesthatrundeepthroughthetown’shistory.

Asetofprinciplestodistinguishthesevaluesandinterpretthevisionhavebeendeveloped.ThesewillinformlandusedecisionsforInverleighintothefuture.

3. POLICY CONTEXT TheroleandfunctionofInverleighisguidedbyapolicycontextthatincludesthefollowing:

• G21RegionalGrowthPlan(GeelongRegionalAlliance,2013)• MunicipalStrategicStatement• RuralLanduseStrategy• Clause13.02Bushfire• DomesticWastewaterManagementPlan

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3.1 The State Planning Policy Framework

StatePlanningPolicystatesthatplanningistoanticipateandrespondtotheneedsofexistingandfuturecommunitiesthroughprovisionofzonedandservicedlandforhousing,employment,recreationandopenspace,commercialandcommunityfacilitiesandinfrastructure.

Planningistofacilitatesustainabledevelopmentthattakesfulladvantageofexistingsettlementpatternsandinvestmentintransport,utility,social,communityandcommercialinfrastructureandservices.Stateplanningsupportsanetworkofsettlementstoprovideforgrowthinpopulationwithinamunicipalandregionalcontext.

3.2 The Regional Planning Policy Framework – G21

InverleighisidentifiedinTheGeelongRegionPlanasa‘Town’ofbetween500-2000persons.Theplanacknowledgesthatsomesmalltownshavethepotentialforgrowththatwouldnotcreateademandforextraservicesorinfrastructureanddescribesthisasanefficientuseofresources.

Further,theplanstatesthattheeconomichealthoftheregionisaboutmaintainingviabletownshipsaswellasdealingwithgrowth.Inthisregard,smallerruraltownshipsshouldallowforlimitedlowdensityresidentialdevelopment.

3.3 The Municipal Strategic Statement

Inverleighisidentifiedasa‘Districtcommercialandretailcentre’withintheGoldenPlainsShireCommercialandRetailHierarchyFrameworkatTable1ofClause02.03-7oftheGoldenPlainsPlanningScheme.

SettlementpolicyforGoldenPlainsShireisarticulatedatClause11.01-1LoftheSchemewhereitstates:

There is pressure for subdivision and development outside existing townships, particularly for subdivision and hobby farm development close to Geelong and Ballarat. Residential developmet is not supported outside existing township boundaries.

Futureuseanddevelopmentofurbancentresandsmalltownswilllargelycentreonthetraditionalcharacterandformofthesetowns.Themaintenanceofacleardistinctionbetweenurbanandruralareasisessentialtocontinuedagricultureandefficienttownshipdevelopmentandmaximisingtheuseofinfrastructure.

PolicydirectionforInverleighisprovidedatClause11.03-6LoftheGoldenPlainsPlanningScheme.TheobjectivesandstrategiesoutlinedinthispolicyarebasedonthefindingsoftheInverleighStructurePlan2005.

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3.4 The Inverleigh Structure Plan Review 2005

TheInverleighStructurePlan2005(ISP2005)wasincludedintheGoldenPlainsPlanningSchemethroughAmendmentC37.Whilstthegrowthratehasbeenfasterthananticipated,theISP2005hasensuredorderlyandrespectfulresidentialandcommercialdevelopmentwhilstprotectingandenhancingtheenvironmentalandheritageassetsofthetown.

Key outcomes include:

• ApplicationoftheHeritageoverlaytotheInverleightowncentre;• RezoningandresidentialgrowthinaccordancewiththeISP2005;• ProvidingfirebreaksbetweentheGolfCourseandresidentialdevelopment;• Newandupgradedrecreationalandcommunityfacilities;• Newbusinessandcommercialenterprises;• Provisionofcaravan,trailer,busandtruckparkinginthemainstreet;and• ContinuationoftrailsalongtheLeighRiver.

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Outstanding outcomes:

South West Area – Low Density Residential Area

ThesouthwestareaofInverleighearmarkedforLowDensityResidentialZoneandFutureLowDensityResidentialZoneremainsintheFarmingZoneandhasnotyetbeenrezoned.CouncilhasundertakenaFeasibilityStudyintotheareatoanalysethedevelopmentconstraintsandprovideguidancefordecisionmakerswhenconsideringfuturerezoningandsubsequentsubdivisiondevelopmentproposalsinthisarea.Findingsincludethepreparationofaplanillustratingtheopportunitiesandconstraintsofthesiteandasetofprinciplestoclarifytheintentionsandexpectationsforthesite.TheDevelopmentFeasibilityStudyPackageisnowaresourceavailableforlandownersinthisareaandisprovidedatAttachmentK.Futuredevelopmentofthisareawillbeowner/developerled.

Rural Activity/ Rural Industry Area

DevelopmentoftheRuralActivity/Industryareashasnotprogressedatthisstage.Thisisagainamarketdriveninitiativerequiringprivatesectorinvestment.TheprovisionsoftheFarmingZonenowenableamorediversearrayofactivitiestobeconductedwithinthezoneandapplicationscanbemadeunderthecurrentFarmingzoningforsuchuses.

Regionally,GoldenPlainsShirehasidentifiedandpreparedtheGheringhapStructurePlanasastrategicemploymentarea.Notwithstandingthis,thereremainspotentialfortheareaonthecorneroftheHamiltonHighwayandMahersRoad,westofInverleightobeusedanddevelopedforRuralbasedIndustry.ThegatewaypositionontheHamiltonHighwayandtheproximitytoarailwaysidingarefactorswhichmakethisareastrategicallysuitedtoruralindustryservicingthelocalandwiderfamingregion. Light Industrial Development

LightindustrialdevelopmentanduseofthelandbetweentheRecreationReserveandtheSchoolWoodlotonRailwayStreet,hasnotoccurred,astherehavebeennofirmproposals.Thesiteiscurrentlyusedforthelaydownofmaterialsassociatedwithmaintainingfreightinfrastructure.Inthefuturethesiteremainssuitableforlightindustrytoservicetherailinfrastructureorcommunitywithoptionsforlandscapesupplies,tradeservices,storageorparking.

Extension of the Township Zone

TheextensionoftheTownshipZonesouthofVictoriaParkhasnotoccurredasthedevelopmentofthisareawouldrequiretheinstallationofaseweragesystemwhichremainsunfeasibleatthistime.

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3.5 The Low Density Residential Zone Local Planning Policy

SignificantchangestoCouncil’sLowDensityResidentialZonepolicywereintroducedtotheGoldenPlainsPlanningSchemeinNovember2013byAmendmentC64.

ThenewpolicyprovidesguidancetoapplicantsonwhatCouncilconsidersimportantwhenconsideringsubdivisioninthelowdensityresidentialzone.Ratherthanstipulatingaminimumlotsizeof1.0ha,Councilnowconsiderslotssmallerthan1.0haif:

• Alandcapabilityassessmentdemonstratesthatthesoilcharacteristicscansupportresidential developmentandthesubsequenteffluentdisposaloutputs;

• Thesubdivisionisdemonstratedtorespondandfitcomfortablywithintheestablishedcharacterof thearea(applicableindevelopedlowdensityresidentialareas,ratherthangreenfieldsites).

Thepolicyreflectscommunityattitudesofresidentsconcernedthatthevaluedcharacteroftheirestablishedlowdensityresidentialareawouldbedamagedbysmalllotsubdivisions.

ThenewlocalplanningpolicyalignswiththeminimumlotsizeprovidedintheStatePlanningPolicyzoneprovisionsandarticulatesthelocalenvironmentalandcharacterfactorsforconsiderationandimportancetoCouncilandthecommunity.

3.6 The Domestic Wastewater Management Plan 2015

TheDomesticWastewaterManagementPlan(DWMP),July2015wasdevelopedtoprovideanunderstandingofthebestapproachtomanageeffluentdisposalthroughoutGoldenPlainsShire.Thedocumenthasaparticularfocusonthesmallun-seweredtownsincludingInverleighthatareexperiencingincreasedpressureforadditionalresidentialdevelopment.

Essentially,theDWMP2015foundthatforGreenfielddevelopment(changingfarmingtoresidential),theminimumlotsizeforsubdivisioninun-seweredareascouldbeaslowas4,000sqm.Likewise,forinfilldevelopment,occurringonexistingsmalllotsandlotscreatedthroughre-subdivisionatleast4,000sqmisrequired.

ThisisconsistentwiththeminimumlotsizestipulatedintheStatePlanningprovisionsforresidentiallandinun-seweredareas,wheretheLowDensityResidentialZoneapplies.

TheISP2005anticipatedthatseweragemaybedeveloped,howeverfurtherinvestigationhasindicatedthatsewerageisnotfeasibleintheforeseeablefuture.

ThesituationregardingsewerageatInverleighhaschangedverylittlesince2005,exceptthatthereisnowperhapsmorepressureforahigherdensityofdevelopmentandlessappetitefromwaterauthoritiesandstategovernmenttofundreticulatedsewerage.TheDWMPsuggests“thatthefeasibilityofsewerageforInverleighshouldberevisited,withafocusonalternativenon-traditionalmeansofcollecting,naturaltreatmentanddisposalorreuse.Howeverthereisaneedtofirstbuildsufficientevidencetodemonstratethatthisisthebestoptionforthetown.

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Itisalsorecommendedthatstormwaterqualitymonitoringisundertakenandanengagement/educationprogramisestablishedforresidentstopromotebestpracticeonsitewastewatermanagement.”

Itisrelevanttothisplan,thattheconstraintsoffloodingandlackofsewerageinthetowncombinetolimitdevelopmentofthecoretownshipandthesefactorshavesignificantlycontributedtothetownshipretainingthevillagescaleofdevelopmentandcharacter.Inverleighissomewhatprotectedfromurbanisationbythelackofsewerageandfloodconstraints.Withoutstatefundingandawillingnessbywaterauthoritiesandthecommunity,asewerageschemeisunlikelytobepursued,unlesswaterqualityandassociatedhealthimplicationsarise.Continuedwaterqualitymonitoringisrequiredtoaudittheimpactsofwastewatermanagementinthetownship.

TheISP2005identifieslandnorthofHopesPlainsRoadforthepossiblelocationofaSewerageTreatmentPlant.WhilstnotincludedonthenewStructurePlan,thesuggestedlocationremainsrelevantforfutureplanning.

3.7 Inverleigh Flood Study 2018

CouncilcommencedpreparationoftheInverleighFloodStudyinDecember2016.Thiswastimelyasitensuredthemostup-to-datefloodmappingcouldbeusedtoinformtheInverleighStructurePlan,whichhasbeenpreparedconcurrently.ThestudywaspreparedinconsultationwiththeDepartmentofEnvironment,Land,Water&Planning,theCorangamiteCatchmentManagementAuthority(CCMA,WaterTechnologyconsultantsandtheInverleighcommunity.

TheStudyprovidesadetailedassessmentoftheInverleightownshipfloodplainandidentifieswherefloodingmayimpactuponresidents,propertiesandinfrastructure.Thestudyprovideshighqualityup-to-datefloodmappingthatpredictsfloodingheightsandidentifieshighriskareasforfloodwarningandevacuation.Thestudyrecommendsfurtherdetailedassessmentoftwomitigationoptionswhichwouldreducefloodingthroughthetownship.TheMunicipalFloodEmergencyPlan(MFEPwillalsobeupdatedwithfloodintelligencefromthisstudy.

ThefloodmappingproducedbytheInverleighFloodStudy2018hasbeenincorporatedintotheInverleighStructurePlan2019.

3.8 State Planning Policy Clause 13.02 – Bushfire

AStrategicBushfireRiskAssessmentforInverleighhasbeenpreparedbyGoldenPlainsShireinresponsetotheStatePlanningPolicyatClause13.02relatingtoBushfire.

TheRiskAssessmentconsideredsix(6areasforpotentialresidentialgrowthasprovidedinthedraftInverleighStructurePlandated2018.Followingassessmentofthebushfireriskateachofthesesites,thereportconcludedthattheproposalsforresidentialgrowthinInverleighareappropriatefromabushfireriskperspective,providedthemeasuresidentifiedintheAssessmentaretakentominimisetherisktoresidentsandemergencyservices.

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3.9 Golden Plains Rural Land Use Strategy

InJanuary2008,CounciladoptedtheGoldenPlainsRuralLandUseStrategy,toguidefuturelanduseanddevelopmentacrosstheShire’sruralareas.ThestrategyrespondedtotheintroductionofanewsuiteofRuralZonesbytheVictorianStateGovernment.

ObjectivesoftheRuralStrategythatarerelevanttotheInverleighStructurePlaninclude:

• Supportandpromoteproductiveandsustainableagricultureandruralenterprises;

• Provideforplannedruralresidentialandrurallivingdevelopmentwhereitsupportstheexisting settlementstructure,doesnotimpactonproductiveagriculturallandusesandprovidesfor enhancedenvironmentaloutcomes;

• Strengthentheeconomic,socialandcommunitywellbeingoftheShire’stownsandsettlements;

• Provideforvalueaddingruralindustries,includingintensiveanimalindustries,wheretheycan besitedsoastoavoidconflictsandimpactsontownsandsettlements,residentialuses,other agriculturalusesandidentifiedenvironmentalvalues;

• Workwithlandowners,communitygroupsandrelevantagenciestoimprovethenaturalresource base,thewaterqualityandquantityinriversandstreamsandtheprotectionoftheShire’s environmentalassets;

• Strengthentheruraltourismeconomybyencouragingusesanddevelopmentsthatsupportthe Shire’stouristproductwithoutcompromisingthelandscapeandenvironmentalvalues;

• MaintainthequalityoftheShire’srurallandscapesandthenon-urbanbreaksbetweentownsand settlements.

3.10 Gheringhap Industrial Precinct and Bannockburn Business Park

TheGheringhapStructurePlan2013waspreparedwithinputfromthecommunityandcatersforeconomicgrowth.DevelopmentofthestructureplanhasrespondedtothecharacteristicsandtheuniquenaturalenvironmentofGheringhap.Inparticular,thestructureplanseekstoretaintheruralatmosphere,whilstallowingforappropriateeconomicgrowth.TheGheringhapStructurePlan’semploymentareaencouragesincreasedinvestmentandprovisionofnewemploymentopportunitiesintheareathatwillmakeapositivecontributiontothelong-termeconomicviabilityofGheringhapandtheregion.

TheStructurePlanpresentsavisionandplanningframeworkfortheintegrateddevelopmentofanemploymentareawhichwillencourageinvestmentinGheringhap.TheplanhasrelevancetotheInverleighStructurePlanasitencouragesindustrytolocateinthisGheringhapregion.TheBannockburnBusinessParkprovidesaregionaloptionforhigherorderserviceandindustrytolocateinthelocality.

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3.11 Golden Plains Recreation Strategy

TheRecreationStrategy2015-2019outlinesGoldenPlainsShire’skeydirectionsandprioritiesforrecreationprovisionintheShireandtheactionitwilltakeduringtheperiod2015to2019toimplementthesedirectionsandpriorities.

InregardstorecreationprojectsinInverleigh,significantworkshavebeenundertakentoupgradefacilitiesattheInverleighRecreationReserveandfundingwillcontinuetobesoughtforfuturework.LongtermplanningwouldseethetenniscourtsrelocatedtotheRecreationReserve,howeverthecostintheshorttermisprohibitive.

OtherinitiativesidentifiedintheRecreationPlanincludeawalkingtrailfromtheInverleighGolfCoursetoTeesdale(alreadyusedbyhorses)andcontinuedmaintenanceanddevelopmentofthewalkingtracksalongthe river.

3.12 Golden Plains Paths and Trails Strategy

ThegoalofthePathsandTrailsStrategyistoprovidestrategicdirectionwhenassessingwhethertorepair,upgrade,orconstructapathortrailwithintheShireoverafive(5)yearperiod.Areportwasproducedtoprioritisepathdevelopmentbasedonarangeofobjectivesseekingaconnectedcommunityandequitabledistributionofpathsandtrailsacrossthemunicipality.WithintheboundsofwhatCouncilandthecommunityhavecapacitytodeliver,maintainandmanage.

3.13 Inverleigh Community Plan 2013

Theprioritiesidentifiedincommunityplansareimportantastheyareakeyreferencepointinstrategicplansandareusedtodetermineprioritiesforexternalfundingandtheneedforspecificprojectsandprograms.TheoverallvisionoutlinedisthatInverleighmustmaintainitscountryidentityandnotoverdevelop.

TheprioritiesidentifiedintheInverleighCommunityPlanhavebeendevelopedbyitscommunityandincludedevelopingandenhancingtheriverenvironsandwalkingtrackandcelebratinghistoricandnaturalassets.

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4. STAKEHOLDER ENGAGEMENT AND CONTRIBUTIONS

4.1 Community

CouncilcommencedcommunityengagementinMarch2017withacommunitysurvey.TwoworkshopsfollowedandtwolisteningpostsessionswheretheStrategicPlanningTeammetwithresidentstodiscussfuturelanduseplanningforInverleigh.

Morethan120surveyresponseswerereceivedwhichrepresentsaround10%oftheInverleighcommunity.Keyfindingsfromthesurveyfoundapositivesenseofcommunity,countrylifestyle,proximitytolargetownsandtheruralambianceasbeinghighlyvalued.Areasforimprovementincludedroads,rateofdevelopmentandgrowthaswellastheprovisionofservicesincludingpublictransport.Thesurveyidentifiedthereisnosingularpreferredoptionwithinthecommunityforfuturegrowth.

Thesurveyaskedthefollowingfivequestions,responsestothecommunitysurveyaresummarisedbelow.

The survey asked the following 5 questions:

What do you like about living in Inverleigh?

What do you dislike about living in Inverleigh?

Where do you work?

How long have you lived in Inverleigh?

Preferred option for future growth?

123Responses

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Questions 1 and 2: What do you like/dislike about living in Inverleigh?

SenseofCommunity

CountryLifestyle

Nothing

Roads

Smalltowninproximitytolargertowns

Increasedevelopment

LackofServices

LackofPublicTransport

LimitedCommercial

Rates

RuralAmbiance

Environment

LargerLots

Facilities

Liveability

Likes Dislikes

54

44

32

30

23

17

14

12

27

27

15

15

10

8

6

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Question 3: Where do you work?

Question 4: How long have you lived in Inverleigh?

0-10years 11+years

40%

60%

63%Geelong

17% Other

9%Melbourne

8%Bannockburn

3%SurfCoast

Inverleigh

Bannockburn

Teesdale toMelbourne

Murgheboluc

Geelong

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Question 5: Preferred option for future growth

Presenting the balance of community response to question on growth:no growth v growth

Nodevelopment(37%)GreenfieldDevelopment(20%)

InfillDevelopment(16%)CombinationofInfillandGreenfieldDevelopment(27%)

27%

20%

37%

16%

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Councilheldacommunityworkshopon26October2017toprovideresultsofthecommunitysurvey,stakeholderengagementandthelatest2016censusfindings(whichwerereleasedbetweenJuneandOctober2017).Therewasastrongturnoutwithrobustandhealthydiscussionamongstthecommunityonkeystructureplanningissues.Theworkshopfindingsdemonstratedthatwhilethereisamixofviewsonparticularissues,thereisalsowidespreadsupportforthefollowing:

• Retainingthevillagecharacter,withitshistoricandnaturalenvironmentswhicharecornerstonesof thetown’scharmandappeal;• OngoingdependencyonhigherorderserviceswithinBannockburnandGeelongsoastopreserve Inverleigh’svillagescaleandcharacter;and

• Supportforthecontinuationofboutiquescalecommercialdevelopmentandre-useofexisting buildingsinthemainstreet.

Brainstormingaroundthefollowingkeystructureplanningissueswasundertaken,whichcontributedtothevision,principlesanddirectionsoftheStructurePlan:

• Vision;• LandUse(residential,commercial,openspace,industryandcommunity);• Physicalattributes;and• Movement–connections-accessibility.

Examplesoftheworkshopbrainstormingactivitiesareshownbelow.

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CouncilheldtwolisteningpostsinInverleighon16and23June2018topresentthedraftInverleighStructurePlan.Thisprovidedanopportunityforone-on-onediscussionsbetweenCouncilplannersandaround70peoplefromthecommunity.Detailedandvaluablefeedbackwasreceivedincludingsevenwrittensubmissions.

Insummary,CouncilcontinuedtohearclearmessagesaboutInverleigh,includinghowthecountrytown/villagecharacterischerishedbythecommunityandissomethingtoberetained.Onthematteroflotsizes,therewereconflictingviews.Someresidentswanttosubdividebecausetheydon’twanttomanagelargelotsizes,otherswanttoretainthe1haminimumlotsize.Proposalsforruralandserviceindustry,commercial,recreationandsuggestionsforhorse/bridlepathswerealsoprovidedbythecommunityatthelisteningpostsandinthewrittensubmissions.

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5. UNDERSTANDING THE PLACE5.1 Population – Past and Present

Inverleighisasmalltown,formerlyaruralservicetownthatisbecomingincreasinglyappealingforitsheritage,environmentalandresidential‘lifestyle’opportunities

ThepopulationofInverleigh,asdefinedbytheInverleighPlanningAreainFigure2,is1,203persons.ThisistheABSEstimatedResidentPopulation,asat2017.

HistoricalpopulationdataindicatesthepopulationofInverleighPlanningAreahasdoubledoverthelast25years(Source:Census,ProfileID.EnumeratedPopulationdata).

Figure 2: Inverleigh Planning Area - Population data by Community Profile ID

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Thetown’scloseproximitytoGeelong,andtheGeelongRingRoad,alongwiththeappealoflowdensityresidential‘lifestyle’opportunities,arelikelytobethekeydriversoffuturegrowthinInverleigh.CensusdatatellsusthatmigrationtotownsinthesoutheastoftheShirecomesfromGreaterGeelongandWyndham.

TheimplicationsoftheGeelongRingRoadandthetown’sgrowingpopularityhasbeenevidentwiththepopulationofInverleighgrowingby225people(23.8%)from2011to2016.Thisrepresentsanaverageannualpopulationchangeof4.36%overtheperiod.(Profile.idUsualResidentPopulation,AustralianBureauofStatistics,Census2011and2016).

FurtherinsightintotheInverleighPlanningArea’spatternofpopulationgrowthisprovidedbytheEstimatedResidentialPopulation2011-2017asitisanannualmeasure–seeFigure3.Between2011and2012therewasahighgrowthrateof7.63%,facilitatedbyavailabilityofadditionalresidentiallots.Sincethen,between2012and2017,averageannualpopulationgrowthhasreducedtoamoreconservativegrowthrateof2.88%perannum,reflectingthelimitedsupplyofresidentiallotsavailableduringthattimeperiod.

Figure 3: Population Growth from 2011 to 2017, Inverleigh Planning Area, Estimated Resident Population

5.2 Population - FutureWiththepopulationofInverleighcalculatedat1,203personsin2017,anumberofscenarioscanbeusedtoforecastpopulationchangeto2033,basedonvariousrecordedpopulationgrowthratesinInverleighreferredtoabove.SeeFigure4.

Conservative:Aconservativeestimatedgrowthrateof2.88%perannum,wouldseethepopulationgrowto 1,895 by 2033(basedontheEstimatedResidentPopulationgrowthrate2012-17).

Moderate: Amoderateestimatedgrowthrateof4.36%perannum,wouldseethepopulationgrowto2,380 persons by 2033(basedontheUsualResidentPopulation’saverageannualgrowthrate2011-2016).

Source:AustralianBureauofStatistics,RegionalPopulationGrowth,Australia(3218.0).Compiledandpresentedinprofile.idby.id,thepopulationexperts)

EstimatedResidentPopulation,InverleighPlanningArea,2011-2017

1300

1200

1100

1000

900

800

9701,044

1,0801,114 1,145

1,180 1,203

2011 201220132014201520162017

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High: Ahighgrowthscenario,wouldseethepopulationgrowto 3,900 by 2033(basedonthehighestannualEstimatedResidentPopulationgrowthraterecordedinthe2011-17period-7.63%in2011-12).

Populationforecastingconsultants,.idConsultingrecommendusingtheUsualResidentPopulationgrowthrate.Thisrepresentsthemoderatescenarioof4.36%growthperyear.Thisscenarioforecasts2,380personsby2033,whichnearlydoublesthecurrentpopulationofInverleigh.Itrepresentsanincreaseof 1,177 persons and 431 houses, based on an average household size of 2.73 persons(2016Profile.id).ThenewStructurePlanaimstoprovideforthisscenario’scontinuedgradualgrowthofthetown.

Figure 4: Population Forecast Scenarios for Inverleigh

Aprojectedpopulationof2,380personsin15years’timeequatestoanadditional1,177personsand431houses,basedonanaveragehouseholdsizeof2.73persons.

5.2.1 Age Structure

ThemedianageofthepopulationintheInverleighPlanningAreais39years.TheInverleighPlanningArea,hasayoungerageprofilethanRegionalVictoria,withyoungfamiliesevident.In2016,26.6%ofthepopulationwasagedbetween0and17(RegionalVictoria21.9%)and16.4%wereaged60yearsandover(RegionalVictoria27.3%).Withinthis,‘babiesandpre-schoolers’were7.8%ofthepopulation(comparedwithRegionalVictoria5.8%)and‘Primaryschoolers’10.9%(RegionalVictoria8.7%).Thelargestserviceagegroupwas‘ParentsandHomebuilders’(aged35-49years)with286personsrepresentingnearlyaquarterofthetown’spopulation.SeeFigure5.

Scenario Average Annual

growth rate 2017-33

2017 2033 Change Av. persons per year

Dwellings av. hh size 2.73 (rounded)

Growth rates based on recorded Inverleigh Rates

Conservative 2.88 1,203 1,895 692 43 255 EstimatedResidentPopulationgrowthrate2012-17

Moderate 4.36 1,203 2,380 1,177 74 431 UsualResidentPopulation2011-16

High 7.63 1,203 3,900 2,697 169 990 EstimatedResidentPopulation2011-12

Inverleigh Planning Area - Population forecast scenarios

Projected: 2,380 persons by the Year 2033

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Figure 5: Age Structure – Service Age Groups, Inverleigh Planning Area and Victoria, 2016

Lookingatthefiveyearsprior,thebiggestchangehasbeeninthenumberof‘ParentsandHomebuilders’(35-49years)(59additional)and‘BabiesandPre-schoolers’aged0-4years(42additional).Anothergrowinggroupisthe‘OlderworkersandPre-retirees’(50-59)with42additionalpersons.

Overthelongertermbetween2006and2016,therehavebeenincreasingnumbersinallserviceagegroupsexcept‘SecondarySchoolers’aged12to17andtheelderlyaged85andover.Thenumberof‘SecondarySchoolers’hasremainedsteadyaround90personswhilethenumberof85yearsandoverhasbeenlessthan10since2006.

5.2.2 Households

Householdtypeisoneofthemostimportantdemographicindicators,revealingthearea’sresidentialroleandfunctionand,incombinationwithageprofiles,provideskeyinsightsintothelevelofdemandforservicesandfacilities.In2016,therewasahigherthanRegionalVictorianaverageofcoupleswithchildrenhouseholdsintheInverleighPlanningArea(45%comparedwithRegionalVictoria25%).Whencombinedwiththe7%oneparentfamilies(RegionalVictoria10%)aroundhalfofthehouseholdshavechildren.Coupleswithoutchildrenareanotherkeydemographicrepresenting28%ofhouseholdsandlonepersonhouseholds17%.SeeFigure6.

In2016,householdswithchildren(couplesorsingleparent)werepredominantlyyoungfamilies:57%hadyoungchildrenonly(under15years),30%hadolderchildrenonly(aged15yearsandover)and13%mixedagechildren.

Tertiary education and independence (18 to 24)

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Figure 6: Household Type, Inverleigh Planning Area, 2016

Thenumberofhouseholdshasincreasedby108between2006-2016.Analysisofthischangeindicatestheproportionofcoupleswithchildren,coupleswithoutchildrenandoneparentfamilieshasremainedstablewhilethenumberoflonepersonhouseholdshasincreasedslightlybyaround4%.

Themostcommonhouseholdtypemovingintothetownship2006-2016wascoupleswithchildren,increasingby47householdsor36%.Thenumberofcoupleswithoutchildrenhouseholdsincreasedby30andthenumberoflonepersonhouseholdsby31.Therewaslittlechangeinotherhouseholdtypes.

5.2.3 Housing

Therewere439dwellingsinInverleighPlanningAreain2016(Censuscount),locatedinTownshipZone,LowDensityResidentialZoneandFarmingZone.ExistinglotsintheTownshipZonerangeinsizefromaround200sqmto4200sqm.LotsintheLowDensityResidentialZonerangeinsizefrom8,225sqmto27000sqm(2.7ha)andarelocatedpredominantlytothenorthofthetowncentre.ThemajorityofdwellingsintheFarmingZonearelocatedtothewestoftheInverleightowncentre.

Between2006and2016anadditional116privatedwellingswererecorded.Ofthese,therehasbeenasignificantincreaseintheproportionof4bedroomhouseswithanadditional74fourbedroomhousesbuilt.Anadditional10twobedroomhouseswerebuiltand12threebedroomhouses.Sevenhouseswerebuiltwith5ormorebedrooms.

Figure7highlightsthatwhilethenumberoffourbedroomhousesisincreasingtheoverallhouseholdsizeisdecreasing.AnalysisofhouseholddatainInverleighshowsthattherewere16.1%oflonepersonhouseholdsand32.5%oflargerhouseholds(thosewith4personsormore)in2016.

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Figure 7: Number of Dwellings and Average Household Size, Inverleigh Planning Area, from .id Consultants

Based on the moderate population growth scenario outlined above, an additional 430 dwellings are expected to be constructed through to 2033, an average of 27 houses per year.

5.3 Infrastructure5.3.1 Water and Sewerage

BarwonWateristheresponsiblewaterauthorityforInverleigh.

Inverleighisnotcurrentlyprovidedwithreticulatedsewerage.Therearenoplanstosewerthetownshipintheshorttomediumterm.Undercurrentregulatoryarrangements,asewerageschemewouldlikelyneedtobefullyfundedbyresidentsandcouldcostinthevicinityof$15million.

PotablewaterisavailableinInverleighandisfedfrombothTeesdaleandBannockburn.

BarwonWateradvisesthatgenerallytheareatothenorthoftheriverhasbetteraccesstowatersupplythantheareatothesouthoftheriver,asthemainfeedforInverleighcomesviaTeesdale.Developmenttothenorthoftherivercouldbeservicedbyextensionofthereticulationmain(DN200mm)fromthewatermainlocatedinCommonRoad.ThismaininCommonRoadcurrentlyextendssouthtoapproximatelyFaulknerRoadbeforereducinginsize.

Theareatothesouthoftheriverisconstrainedbythesinglewatermain(DN150mm)crossingtheriveratDundasStreet.ThisisnotlikelytocauseissuesduringtheperiodoftheStructurePlan2018,butdevelopmentofthe‘FutureInvestigationAreas’maytriggertherequirementtoconstructanadditionalrivercrossing.Thelocationofthatcrossingwouldrequirecarefulconsideration.WatersupplytotheareasouthoftherivercurrentlystopsatCemeteryRoad.Therearealsosomeprivatelinesintothisarea.

ItisunlikelythattheinfrastructurefeedingInverleighwillrequireaugmentationpriortothedevelopmentofthe‘FutureInvestigationAreas’.FutureupgradesplannedforInverleighinthelongtermincludeupgradestotheBannockburn-TeesdaleFeederMain,theBakersLaneTank(atTeesdale),BakersLanePumpStation(atTeesdale)andtheTeesdale-InverleighFeederMain.

BarwonWateradvisethatthereislittleimpactonBarwonWater’sinfrastructureplanningasaresultofthechangestotheInverleighStructurePlan.BarwonWatercanreadilyaccommodatetheincreaseddensity.Atalaterdate,additionalupgradesmayberequiredtofacilitatethe‘FutureInvestigationAreas’asdescribedabove.

TherequirementsforCouncilandpropertieswithinaBushfireManagementOverlayareoutsidetheresponsibilityofBarwonWater.InterventionsintheBushfireManagementOverlayareproposedtobecompletelyindependentoftheBarwonWaternetwork.BarwonwateradvisesCounciltoensurethatanalternativewatersupplyisprovidedtopropertieswithinaBushfireManagementOverlayasrequiredbyClause53.02thatissufficienttosupportfirefightingoperationsshouldtheybeneeded.ThealternativewatersupplywillbeindependentoftheBarwonWaternetworkandwillconsistofwatertanksonindividualpropertiesandanumberofstrategicallyplacedlargertanksonpublicland.ThealternativesupplyisrequiredasBarwonWaterisnotresponsibleforprovidinganadequatewatersupplyforfirefightinginitsmains.NoseparatefireflowcomponentisdesignedintoBarwonWater’smains.

Year 2017 2011 2006 2001 1996 1991Dwellings 439 358 323 282 264 236

Household size

2.73 2.75 2.89 2.87 2.97 2.81

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5.3.2 Movement

a) Vehicular

InverleighislocatedontheHamiltonHighway,asignificanttransportroutebetweenGeelongandthewesterndistrict.

CommonthemeswhichemergedfromthesurveyincludedtheconditionoftheHamiltonHighwayandthelackofovertakinglanesontheHamiltonHighway.

Inresponse,VicRoadsadvisedthattherearepresentlynoduplicationplansfortheHamiltonHighwayandthatthemajorcatalystsforanyroadupgrades/maintenancetendtobesafetyandfreightefficiency.

DecisionmakingwithregardtoroadsintheregionisnowconsideredaspartofabroadercollaborationbetweenPublicTransportVictoria(PTV)andVicRoads,knownasTransportforVictoria(TFV).InrelationtocorridorworksbetweenGeelongandInverleigh,VicRoadswouldadviseTFVoftheneedforworksandthiswouldbeconsideredinaccordancewiththehierarchyofstrategiesundertheNetworkDevelopmentPlan-CountryRoadsStrategy–IndividualCorridorStrategies.

TransportforVictoriaadvisedthatinregardstoroads,theintersectionoftheHamiltonHighwayandCommonRoadrequiresanupgrade.FurtherdevelopmentoflandalongCommonRoadmustincludeanupgradeofthisintersectiontocaterforitsincreasingcatchment.

Similarly,theintersectionoftheHamiltonHighwayandHopesPlainsRoadhasbeenidentifiedbyTransportforVictoriaasrequiringanupgradewhichwillberequiredasdevelopmentoccursadjacenttoHopesPlainsRoad.

TransportforVictoriahasidentifiedconcernsregardingtheproposedrezoningoflandsouthofHamiltonHighwayandnorthoftheraillinethatisidentifiedasFutureInverstigationArea.VicRoadswouldseektolimitthenumberofaccesspointsontotheHamiltonHighwayfromboththislandandnorthoftheHamiltonHighway,andrequireanaccessmanagementplanfortheultimateaccessarrangementstakingintoaccounttheproposedformofsubdivision.

IncreasingthedensityofdevelopmentnorthoftheLeighRiverwillrequireanupgradeorathirdroadlinkovertheLeighRiver,essentiallyanupgradeoftheTeesdaleRoadandTwinBridges,particularlyasthetwinbridgesonlyhavea5tonnecapacityandtheCFArequirebridgestohavecapacityfor15tonnevehicles.Otherusersincludingfarmerswouldalsobenefitfromhavingtheloadlimitupgraded.FurtherdevelopmentalongCommonRoadwillrequireanupgradeorreplacementoftheTwinBridgestocopewithfloodeventsandtherequiredtonnagecapacityforfiretrucks.

LightingattheCommonRoad/HamiltonHighwayhasbeenidentifiedasakeysafetyconcernfrombothresidentsandVicRoads.Thiswouldneedtobeaddressedbydevelopersaspartofanyfuturesubdivisions.

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b) Rail

AraillinerunsparalleltotheHamiltonHighwaythroughthesouthernaspectofthetownship.Therearenumerousrailcrossingswherelocalstreetsintersectwiththerailline.TheMaroonatoGheringhapraillineisthemainroutetoAdelaidefromMelbourneandGeelong.Originallyitwasalsoapassengerservice,buttodayisafreightlineonly.

VicTrackadvisethatthefollowingshouldbeconsideredwhenassessingchangeofuseanddevelopmentadjacenttotherailcorridor:

• Nonewlevelcrossingsacrosstherailcorridor;• Ensurewaterretardationanddrainageisdirectedawayfromtherailcorridor;• Ensurelandisfencedbeforesubdivisionworkscommence;• Shareduserpathsfornewsubdivisionsshouldoccuroutsideofthecorridor;• Impactoffreightandpassengerrailnoise.

c) Non-vehicular

Non-vehicularmovementisalifestylefeatureandkeycomponentofthefunctionalityofInverleigh.Walking,cyclingandhorse-ridingarepopularactivemodesofmovementandcontributetotheliveabilityofthetownship.Thelowkeynatureofroadsandwideroadreservesencouragesharedaccesswithvehicularandnon-vehiculartraffic.Trailsaroundtheriverenvironsandconnectionsfromthenorthofthetownintothe‘oldtown’areahavebeendevelopedthroughcommunityandCouncilinitiatives,includingtheFederationFootbridgeovertheLeighRiverconnectingCommonRoadtothetowncentre.

MaintainingstrongpedestrianandcyclelinkswiththetowncentreisparamountasdevelopmentincreasesalongCommonRoad.Schoolchildrenneeddirectaccessroutestotheschoolandrecreationfacilities.

Awebofproposedpedestrianpaths,togetherwithabridlepathandtownshiploopisenvisagedfortheconnectivityofnon-vehicularmodesofmovementthroughoutthetownship.

The Movement and Access Plan identifiesthearterialroadbeingtheHamiltonHighwayandkeyaccessroadsincludingtheInverleigh–WinchelseaRoad,Inverleigh-ShelfordRoad,CommonRoad,FaulknerRoadandpartofHopesPlainsRoad.

AnotherkeyaccessroadisthecircuitaroundEastStreet,NapierStreet,Inverleigh-WinchelseaRoadandtheHighway.AlargerkeyvehicularcircuitfollowstheInverleigh-WinchelseaRoad,McCallumRoadandRailwayStreet,backtotheHamiltonHighway.

GreenlinksareastrongfeatureoftheInverleighStructurePlanandlinkthemainstreettotheriverenvironsinalldirections.Connectivitythroughthenewresidentialareasispurposefullydesignedtoincludegreenlinksbetweenexistingandnewresidentialareasaswellastotheriver,connectingtothetownshipcore.Thisprovidesnon-vehicularaccessforchildrentoridetoschoolandtherecreationreserveaswellopenspaceslinkedtotheriverenvirons.

AcontinuousbridlepathandtownshiplooptrailisidentifiedtofollowtheriverenvironsandconnectRiverRoadthroughthewestern‘FutureInvestigationArea’whendeveloped.

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AproposedpedestrianaccessisalsoidentifiedalongtheHamiltonHighwaylinkingHopesPlainsRoadtothe town centre.

5.3.3 Energy

CapacityforelectricitysupplyisprovidedbyPowercor.Mostdevelopmentprojectsrequireextensionoraugmentationofelectricalassets.Costsareapplicablefortheseworks.

ThereisnogassupplytoInverleighandnoplansforextensionofgassupplytothetownship.

SolarandwindfarmfacilitiesareproposedsouthofInverleighwithintheSurfCoastShire.

5.3.4 Communications

InverleighhasanoperationalNBNFixedWirelessToweraswellasTelstraandOptusmobilephonetowers.

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5.4 Environmental Risks

5.4.1 Flooding

InverleighislocatedattheconfluenceoftheBarwonandLeighriversandhasexperiencedextensivefloodinginitshistorywhichhashinderedfurtherdevelopmentandpresentsarisktoanumberofheritagevaluesinthetown.

TheInverleighFloodStudywasrecentlyundertakenin2018andprovidesadetailedassessmentoftheInverleightownshipfloodplainwherefloodingmayimpactuponresidents,propertiesandinfrastructure.Thestudyprovidesanimprovedunderstandingoffloodbehaviourthroughthestudyarea.

Floodmodelingdemonstratesthatduringasignificantfloodevent,anumberofeventsarelikelytooccurdependingonthestatusoftwoupstreamcatchmentsassociatedwiththeBarwon&LeighRivers.

Usingthehydraulicmodellingresults,twomitigationoptionswereinvestigated,costedandmodelledtoassesstheimpactonflooding.ThemitigationoptionsmodelledshowedasignificantreductioninfloodriskformanyfloodpronepropertiesinInverleigh.TheInverleighFloodStudyrecommendsthatadetailedfloodmitigationstudybeconsidered.

AreviewoftheexistingplanningschemewasundertakenandLandSubjecttoInundationOverlay(LSIOandFloodOverlay(FO)mapshavebeenproduced.TheupdatedfloodmappinghasbeenincorporatedintotheInverleighStructurePlan2019.

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5.4.2 Bushfire

TheBushfireManagementOverlayappliestotheInverleighFloraReserve,theInverleighGolfCourseandextendsapproximately150metresintoprivatelandalongCommonRoadoppositetheInverleighFloraReserveandalsotheadjoiningparcelonHopesPlainsRoad.Thepurposeofthisoverlayistoprotectlifeandpropertyfrombushfireimpactbyapplyinganumberofdevelopmentcontrols.Itisimplementedinareaswherethebushfireriskishighduetohazardousbushfirecharacteristicssuchassteepslopesandforests.TheBushfireManagementOverlayidentifiesareaswherethebushfirehazardwarrantsbushfireprotectionmeasurestobeimplemented.Developmentshouldonlybepermittedwheretherisktolifeandpropertyfrombushfirecanbereducedtoanacceptablelevel.

AStrategicBushfireRiskAssessment(SeeAttachmentL)forInverleighhasbeenundertakentoinformtheInverleighStructurePlan.TheAssessmenthasconsideredthepotentialriskofbushfireimpactonthetownshipofInverleighandthepotentialgrowthareasidentified.Thepotentialresidentialgrowthareasareidentifiedinfigure8below.

Highfiredangerdayswithhightemperaturesandlowhumiditywithstrong,hotnorthornorthwesterlywindsfollowedbyastrong,coolerwesttosouthwestwindchangepresentthegreatestbushfirethreattothetownship.

Beingarurallandscape,thepotentialforignitionishigh.Theimpactofanyfireeventwillbedeterminedbyfuelloads,weather,preparednessandtheabilityofresourcestocombatafire.

Largefiresonhighfiredangerdaysrunningintothetownshipafteralongbuild-upthroughthesurroundinglandscapehavethepotentialtohavesignificantimpactonthetown.Smalllocalisedfiresignitingwithincloseproximitytothetownmaystillimpactthetownbutthesefirescanbeexpectedtobeeasiertobringundercontrolandexperiencefewerlosses.Thecentreoftownshouldprovidesuitablerefugeinallbutthemostextremefireconditions.

Figure 8 : Potential Growth Areas

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ThemainpotentialbushfirethreatisfromarunningfirethatenterstheInverleighFloraReservewhichcouldimpactsignificantlyonpotentialgrowthareas2and3aswellasestablishedlowdensityresidentialsettlementsonGregoryDrive,RiverGumDriveandFaulknerRoad.Thisscenariomayoccurunderhotandstrongnorthornorth-westwindconditions,coupledwithahightemperatureandlowrelativehumidity.

Bushfireriskmitigationshoulddirectdevelopmentawayfromhighriskareas.Wheredevelopmentcannotbedirectedinsuchaway,itmustbedesignedtoensurethatappropriateandeffectiveriskmitigationmeasuresareinplacetoreducethisrisktoanacceptablelevel.Managementoffuelonpublicandprivatelandbyindividualpropertyownersandlandmanagementagenciescanreducebushfirerisk,howeveritisnotpossibleinruralresidentialsituationstoeliminatefireriskentirely.

Bushfireriskshouldbereducedtoacceptablelevelsprovidedthecurrentproposalsensurethat:

• Residentialdevelopmentinhigherriskareasisavoidedandappropriatesetbacksfromclassified vegetationareapplied;• Townshipedgeisconsolidatedtolimitgrass/bushfirespreadintothetownarea;• Appropriatedefendablespace,buildingenvelopes,accessandegresstopropertiesandthe developmentareapplied;• NewdwellingsareconstructedtotheappropriateBALconstructionstandard;• UrbandesignthatmeetsCFArequirementsforaccessandwatersuppliesisapplied;• Welldesignedandbuiltaccessandegressandviableevacuationoptionsforresidentsandvisitors areprovided.

ThefindingsoftheStrategicBushfireAssessmentofInverleighhavebeenincorporatedintoimplementationactionsoftheInverleighStructurePlan.

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5.4.3 Erosion

Stateplanningpolicyseekstoprotectareaspronetoerosion,landsliporotherlanddegradationprocesses.

TheareawiththehighestlandslipriskinInverleighistheescarpmentarea,whichistoremainundeveloped.ThePublicParkandRecreationZoneshouldbeappliedtoareashavingpropensityforlandslipanderosion.Riskscanbefurthermitigatedthroughcontrolsappliedatsubdivisionstage.

HighwaterandfloodeventsinInverleighcanhaveimpactsontheriverbanksandcancausesevereerosionaroundtheriverenvironsincludingthewashingawayofpathsandtrails.

Likewise,stormwaterhasthepotentialtocreateerosionoftheriverbankifnotappropriatelymanagedaspartofthesubdivisiondesign,constructionandmaintenance.

5.4.4 Loss of biodiversity

StatePlanningpolicyseekstoassisttheprotectionandconservationofVictoria’sbiodiversityandconsidertheimpactsoflanduseanddevelopmentonthesevalues.TheStructurePlanhasbeenconsideredinrelationtoprotectingandconservingbiodiversity.

TheLeighandBarwonRiversprovidevaluableenvironmentalcorridorsthatneedtobeprotectedfromdevelopmentandpollutionassociatedwithstormwaterandsepticseepage.Theextensivefloodwayandfloodplainassistintheprotectionoftheseriverenvirons,asdoestheEnvironmentSignificanceOverlay2–WatercourseProtection.

Stateplanningpolicyseekstoprotectlandscapesandsignificantopenspacesthatcontributetothecharacter,identityandsustainableenvironments.TheStructurePlanprovidesforadditionalopenspacealongtheLeighRiveraspartoffutureresidentialdevelopmentoftheadjoiningland.AppropriatezoningtoPublicParkandRecreationZoneshouldbeappliedtotheseareas.

TheInverleighFloraReserve andGolfCourseshouldcontinuetobeprotectedboththroughplanningcontrols,includingbuffersandfiremanagementcontrols.Linksfromtheseareatothe‘oldtown’shouldbeprovidedintheformofgreencorridorsandpedestrianaccesstrails.

TheStructurePlanreinforcestheGreenBio-linkbetweentheInverleighFloraReserveandtheLeighRiver,designedtoprovidelandscapeamenitythroughtheresidentialareasandprovidealinkforthetransferofwildlifebetweentheCommon,thetownshipandtheLeighandBarwonRivers.

AdditionalGreenlinks,areindicatedontheStructurePlantoprovideconnectionsfromestablishedresidentialareasinthenorthtotheInverleighFloraReserveandfromtheFloraReservethroughproposedresidentialareas,southtotheLeighRiverandalongtheriverintothetownshipareaaswellasthroughthetownanddowntotheBarwonRiver.

Nativevegetationthroughnewresidentialareasshouldberetained,protectedandmaintainedbothforlandscapeamenityandprotectionofbiodiversity.

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5.5 Residential

5.5.1 Settlement

TheInverleightowncentreadherestoaconventionalgridlayoutcontainingmainlyrectangularlotswithatleastoneroadfrontage.TheTownshipZoneappliesinthiscoretownshipareaorthe‘oldtownship’areandstraddlestheHamiltonHighway.AlargerproportionofthetownislocatedsouthofHighStreet,westoftheBarwonRiverandsouthoftheLeighRiver.TheTownshipZoneprovidesforresidentialdevelopmentandarangeofcommercial,industrialandotherusesinsmalltowns.Communityusescanalsobelocatedinthiszone.

Thetownshiporvillagehaslargelybeenconstrainedduetoanumberoffactors,includingflooding,lackofsewerageandtherailwayline,twoblockssouthandrunningparalleltotheHamiltonHighwaythroughthetown.Inthesouthwest,residentialgrowthofthetownshiphasbeenconstrainedbyanestablishedbroilerfarm,whichhasrecentlyceasedoperation.Aperiodoftwoyearsappliesbeforeexistinguserightsareextinguishedonthisproperty.

Figure 9: Inverleigh Feasibility Plan showing the broiler farm

Inte

nsiv

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Intensive Agriculture

Intensive Agriculture

Inte

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1km from

Town Core

1km from Town Core

Town Core

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Legend

Land uses

Considerations/Opportunities

Movement

Site Features

Flood Region Boundary (1 AEP)

Native Vegetation Clusters (Unsurveyed)

Site Boundary

Rivers

Water Courses

1M Contour Intervals

Existing Building

Broiler Farm Building

Escarpment/Crests

Intensive Agriculture

Public Uses (as labeled)

Rail Infrastructure

Public Park and Recreation

Public Conservation & Resource

Potential Future Public Conservation & Resource Within Constrained Land

Sensitive Interface

Limited East West Connectivity

Constrained Key Access Roads into site from Hamilton Hwy

Township/Residential

Town Core

Low Density Residential

Consolidated LandownershipProperty Boundary

Highway

Sealed Road

Unsealed Road

Railway

Paper Roads (unconstructed)

Level Railway Crossing

Bridge Railway Crossing

Town Core 1km Catchment

Buffer to Intensive Agricultural Use

20 April 2018INVERLEIGH FEASIBILITY PLAN

Level 2, 6 Riverside Quay Southbank, VIC 3006 t 9695 3025 f 9695 3001

Opportunities and Constraints Plan Golden Planes Shire

Level 2, 6 Riverside Quay Southbank, VIC 3006 t 9695 3025 f 9695 3001

N

5000

100 200 5000

at A31: at A1 1: 10000Sheet of 11

Inverleigh Recreation

Reserve

Victoria ParkCemeteryCemetery RdCemetery Rd

Terr

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Morgan Rd

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Broiler Farm

Inverleigh PrimarySchool

SchoolWoodlot

Leigh River

FormerInverleigh

Train Station

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SincetheISP2005,significantpolicychangehasoccurredwithregardtotheLowDensityResidentialZone.Thepolicyof1hectareminimumlotsizehasbeenreplacedwithaminimumlotsizeof4000m2or0.4hectare.ThisisconsistentwithStatePlanningpolicytomakemoreefficientuseofresidentialzonedlandandthefindingsofCouncil’sDomesticWastewaterManagementPlan2015,whichincludedthattheappropriateminimumlotsizeforun-seweredresidentialdevelopmentintheShireis0.4hectares.

TheimplicationsofthepolicychangeforInverleighwillbetoremovethestipulatedminimumlotsizeof1-2hectaresfromtheInverleighStructurePlan.TheeffectwillbethatforareaszonedLowDensityResidentialZone,theminimumlotsizewilldefaulttotheStatePlanningminimumlotsizeof0.4ha.

TheresultofthischangeonthesettlementpatternofInverleighwillmostlikelybeevidentinGreenfielddevelopmentareasthatwilldevelopatahigherdensitythanhasoccurredthroughtheexistinglowdensityresidentialareatothenorthofthetown.AvarietyofplanningtoolshavebeenusedandwillcontinuetobeappliedtothelowdensityresidentialareasofInverleigh,suchasprotectionandretentionofmaturetrees,andtheapplicationoftheDesignandDevelopmentOverlaySchedule5toensurethecharacterismaintainedandthereisasenseofspacebetweenbuildingsrequiredthroughbuildingsetbacks.

Furthermore,landscapeandtopographicfeaturesandthevisualandhistoric/culturalcharacteristicsshouldbeusedtoguidethepatternofstreetsandpublicspacesandincorporatedintoviewswhereappropriate.AnumberofcovenantsapplytoexistinglowdensityresidentialsubdivisionsthroughoutthenorthernpartofInverleighwhichwillrestrictsubdivisionpotentialandinfilldevelopmentoftheselots.

5.5.2 Supply and demand

StatePlanningPolicyrequiresCounciltoensureasufficientsupplyofurbanlandisavailableforresidential,commercial,retail,industrial,recreational,institutionalandothercommunityuses.

Planningisrequiredtoensurethereissufficientlandavailabletomeetforecastdemandandtoplantoaccommodateprojectedpopulationgrowthoveratleasta15yearperiodprovidingcleardirectiononlocationswheregrowthshouldoccur.Thesamepolicyalsorequiresthatlowdensityresidentialdevelopmentisconsideredinrelationtoitsimpactonfuturehigherdensitydevelopment.Asanun-seweredsmalltown,Inverleighisrestrictedtolowdensitydevelopment.

FromtheoutsetofundertakingthenewInverleighStructurePlan,CouncilhighlightedthatitwasconsideringhowtoefficientlymanagepopulationgrowthwithintheexistinggrowthboundaryfromtheISP2005.ItwasalsoindicatedthatthenewStructurePlanwouldincorporatefindingsoftheInverleighFloodStudy.

Onthematterofsupply,theremainingunzonedlandidentifiedforpotentialfutureresidentialdevelopmentinthenorthofthetownequatestoaround350ha.Anestimatedlowdensityresidentiallotyieldof525lotsiscalculatedbasedon40%ofthelandbeingusedforroadsandopenspaceandtheminimumlotsizeof0.4ha.

Withanexpecteddemandforatleast430newhouses,thelandidentifiedforfuturelowdensityresidentialgrowthinthenorthofInverleighwillcaterfortheanticipatedpopulationandhousinggrowthoverthenext

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20years(calculatedusing27newhousesperannum).Subdivisionintolargerlots(inexcessof0.4hectares)duetofactorssuchaslandcapabilityorenvironmentalconstraints,wouldchangethesupplyfigures.

Additionallandhasbeenidentifiedinthesouthwestofthetownshipasa‘FutureInvestigationArea’.ThelandiszonedFarmingbutisfragmentedintolotssizedbetween2-4hectares.Thisfragmentationputsthesiteatriskofad-hocdevelopmentandpotentiallymakesthecoordinationofinfrastructuredeliveryandupgradesproblematic.ConsiderationofalternativezonesforthislandhasbeenundertakenaswellasaDevelopmentFeasibilityStudy,providedinAttachmentK,thisstudylookedatvariouslotsizescenariosforthearea,andfoundthatselectinganalternativezoneishinderedbyanumberoffactorsincluding:

• thedifficultlyforlandowners/developerstofundnecessaryinfrastructureeffectivelydiscouraging residentialintensification;

• therisktoCouncilofhavingtofundthecostofinfrastructureprovisiontothearea;

• thelikelyad-hocresidentialintensificationofthesiteandthedifficultlyapportioningcostof developmentwiththisapproach.

Duetothelargenumberofseparatelandowners,infrastructureandenvironmentalconstraints,therailwaylineandassociatedcrossings,thelandislessconducivetodevelopmentintheshorttomediumterm. DirectlysouthofthetownshipandwrappingaroundtheInverleighRecreationReserve,theextensionofthetownisidentifiedintheformofthelowdensityresidentiallotpattern.OpportunityforthiswascreatedwiththeclosureoftheexistingbroilerfarminMcCallumRoad.WhentheexistinguserightsofthisbroilerfarmexpireinMay2020,thelandcanberezonedtofacilitatesubdivisiondownto0.4ha,effectivelyhedgingthetownonthewesttoincorporatetheRecreationReserveandVictoriaPark.Potentialyieldfromthisrezoningiscalculatedataround22lots,whichislessthan1yearsupplyandprovidesanalternativeproducttotheresidentialdevelopmentinthenorth,thisareacandeliverbenefitstothewholeofInverleighwithresidentialgrowthincloseproximitytothetowncentreandpotentialforimprovedinterfacetreatmentsandconnectivitywiththerecreationreserveandVictoriaPark.

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5.6 Natural Environment and Open Space

Inverleighisabundantwithnaturalfeaturesincludingtheriverenvirons,theInverleighFloraReserve,rurallandscapes,remnantnativevegetation,includingmanyoldMannagumsandRiverRedgums.Thesecreateadistinctivenaturalenvironmentthathasbeenrespectedwithinthelandusedevelopmentofthetownandutilisedwithinthetown’sopenspaces.

ThetownsitswithintheenvironmentallysensitivefloodplainoftheLeighandBarwonRivers.TheescarpmentonthenorthernsideoftheLeighRiverprovidesadramaticbackdroptothetown.TheLeighRiverinparticularprovidesopportunitiestoexperiencenaturewithinashortwalkofthetowncentre.Recreationalareasalongtheriverandlandcareactivitiesreinforcetheimportanceofthiswaterway.

TheLandSubjecttoInundationOverlayandFloodOverlayapplytoextensiveareasoftheInverleightownshipassociatedwiththeconfluenceoftheLeighandBarwonRiversaroundthetownship.Growthdirectlyaroundthetownshipisrestrictedbythefloodrisksinthetownship.TheInverleighFloodStudy2018wasrecentlycompletedandrevisesthemappingofthefloodoverlays.ThenewflooddatahasbeenutilisedinthepreparationoftheInverleighStructurePlan2019.

ThePublicConservationandResourceZone(PCRZandEnvironmentalSignificanceOverlay,Schedule2appliestotheLeighandBarwonRiverareasandaimstoprotectandconservethenaturalenvironmentandnaturalprocessesfortheirhistoric,scientific,landscape,habitatorculturalvalues.Thepurposeisalsotoprovidefacilitieswhichassistinpubliceducationandinterpretationofthenaturalenvironmentwithminimaldegradationofthenaturalenvironmentornaturalprocesses(GoldenPlainsPlanningScheme.

ProtectionoftheLeighandBarwonRiversforbiodiversityandopenspaceisreinforcedintheStructurePlan,LandscapeandOpenSpacePlanaswellasthevisionandprinciples(SeeAttachmentG.Theprotectionoftheviabilityandfunctionofexistingnaturalecosystemsisaprioritywhenconsideringtheinterfaceoftheseareaswithresidentialdevelopment.

ParksVictoriamanagestheInverleighFloraReserve.TheReserve,whichislocatednorthwestofthetownisaccessibletothepublicthroughaseriesoftrailsandsupportsextensivenativefloraandfauna.TheReserveiszonedPCRZ.AsmallpartofCrownlandhasbeendevelopedastheInverleighGolfCourse,whichstillcontainssubstantialindigenousvegetation.TheGolfCourseisgovernedbyaCommitteeofManagementandiszonedPublicUseZone7torecognisepubliclanduseforpublicutilityandcommunityservicesandfacilities.TheFloraReserveandGolfCoursecontinuetobeprotectedthroughtheStructurePlanwithinterfaceandbushfiremanagementtreatmentstomanagetheinterfacewithadjoiningareasproposedforlowdensityresidentialdevelopment.

ToconnecttheFloraReservewiththeLeighRiver,aGreenLinkbetweenthetwolocationswasestablishedusingopenspacecontributions.TheGreenLinkistoberetainedasapedestrianlinkandadditionallinksareidentifiedintheFutureInvestigationAreasouthofCommonRoad,forbothpedestrianaccessaswellasthemovementofwildlifebetweentheFloraReserve,theLeighandBarwonriversandthetownshipofInverleigh.

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Inverleigh Bio-link Proposal

Abio-link(linearlinksforbiodiversity)ofasuitablewidthistobeprovidedaspartoftheproposedfuturerezoninganddevelopmentoflandinCommonRoad.Thelocationandwidthofthebio-linkshouldbedeterminedaspartoftherezoningandsubdivisionstages.Thebio-linkshouldbedesignedtocaterforthevarietyoffaunaintheareaaswellastheoverallecologicalfunctioningofthereserveandriversystems.Apreferredapproachisfortwolinearlinks.Onebeingamultipurpose,greenlinearlinkinthemiddleareaoftheFutureInvestigationAreaonCommonRoadprovidingforpedestrian,emergencyandwildlifeaccess.Theotherasasingleuseecologicalbio-linkonthewesternboundary.Bothlinksshouldincludevehicleaccessformaintenancepurposes,mowingandburning.Thiswillberequiredforthefirstfewyearsduringestablishmentandforongoingfireprotectionmeasures.

AperformancebasedapproachdependentonthepurposeofthelinkshoulddeterminethewidthoftheBio-link.AnappropriatewidthshouldbedeterminedatrezoningstageinconsultationwiththeDepartmentofEnvironment,Land,WaterandPlanningandParksVictoria.

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TheInverleighStructurePlanprovidesforanetworkofwelldistributedandconnectedopenspacescateringforabroadrangeofusesthatincludesopenspaceandnaturereserves,suchastheFloraReserve,GolfCourse,localparksincludingLawson’sParkandVictoriaParkwithinthetowncentre,activeopenspaceinproximitytotheprimaryschoolandtowncentreaswellasarangeoflinearparksandtrails,mostlyalongwaterways,butalsolinkedtovegetationcorridorsandroadreserves.LawsonsPark,VictoriaParkandtheRecreationReservearezonedPublicParkandRecreationalZonetorecognisetheseareasaspublicrecreationandopenspaces.

AkeyfeatureoftheInverleighStructurePlanistolinkopenspacestopedestrianandcyclepathsandalsotoprovideconnectedbridletrailsforhorseriding,whichcanbesharedwithpedestrianandcyclepathsalso.Asthetowncontinuestogrow,itisimportanttoconsiderhowtoembednaturalplayspaceandconnectivityintosubdivisiondesign,withoutreliance on the car.

AnewCommunityPlaySpaceprovidingformulti-agegroupshasreceivedfundingandwillbebuiltadjacenttotheexistingtoiletfacilitiesandskateparkonthesouthernsideofbridge,closetothetownandadjacenttotheLeighRiver.

Largeplayfacilitiesintownandintegratedwithcommunityfacilitiesisthepreferredmodelforformalplayfacilitiesratherthanpocketparksinsubdivisions.ThisreinforcesthevisionforInverleighasameetingplace.Informalnaturalspacesshouldbeintegratedintosubdivisiondesignproviding‘incidentalplay’opportunitiesandwildnaturepocketstogetherwithsafetravelroutessothatchildrenareencouragedtowalkandcycleindependentlytoschoolandrecreationfacilities.

Futureactiveopenspacesshouldbeco-locatedandsharedandintegratedwithcommunityfacilitieswherepossible.AllocationoffutureopenspacehasbeenidentifiedadjacenttotheexistingRecreationReserve.LowDensityResidentiallandusearoundthisshouldbedesignedtomaximisepassivesurveillanceofthispublicopenspacearea.

AvenuetreesalongtheHamiltonHighwayandindividualtreesinthemainstreetprovideastrongsenseofarrivalandidentity.

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5.7 Community Facilities

ExpansionoftheRecreationReserveisprovidedforwithintheStructurePlan.Currentlythelandisusedforfootball,cricket,netballandlawnbowlswithassociatedclubrooms.AsecondovalhasbeenprovidedsincethelastStructurePlan.Additionalfacilitieswhichmayberequiredinthefutureincludenewtenniscourtsco-locatedontheRecreationReserveandasoccerpitch.

LandtothewestoftheRecreationreserveisidentifiedshouldadditionallandberequired.ThelandisprivatelyownedandshouldbeconsideredforPublicOpenSpaceaspartoftheexpansionoftheresidentialareawestofthetownshipthroughtoPhillipsRoad.FutureresidentialdevelopmentshouldintegrateandincorporatetheRecreationReserveaswellaslinkwiththeexistingtownship.

TherelocationofthetenniscourtsfromthesiteadjacenttothePrimarySchooltotheRecreationReservewillprovidegrowingspacefortheschoolandconsolidatesportingactivitiesandclubsprovidingopportunitiesforsharingoffacilities.Therelocationishamperedbythecostofprovidingnewtenniscourtsandalackoffundingopportunitiesfortennisfacilities.

VictoriaParkprovidesforarangeofalternativecommunityrecreationuses,suchasequestrian,dogrelated,informalplayandotherusesthatfalloutsideofthefootball,cricket,netballtypesportswhichareprovidedforattheRecreationReserve.ThecommunitywouldliketoseeVictoriaParkretainedinitsentiretyforpublicopenspace.Thereareplanstoredeveloptheclubroomsandcontinuetomakethespaceavailableforcommunitygroups,eventsandequestrianrelatedactivities.

LawsonsParkhasplayequipmentandisusedformarkets.ThepublictoiletsarelocatedonthesouthernsideoftheHamiltonHighwayandaccessisprovidedunderthebridgefromLawsonsPark.AcommunityinitiativehasbeensuccessfulinobtainingfundingfortheadditionofnewplayequipmentintheopenspaceonthesouthernsideoftheHamiltonHighwayandbridgeincloserproximitytothepublictoilets.ThisissupportedintheStructurePlan.

Inverleighhassubstantialopenspace;comprisedofamixoffreeholdandcrownland,alongtheLeighRivercorridortothejunctionwiththeBarwonRivertothesouthofthetown.Thesereservesprovidespaceforrecreation(e.g.walking,biking,horseriding)andalsoservetoconserveimportantriverinehabitat.CampingisallowedaroundtheBarwonandLeighRiverjunctionwhereCouncilismaintainingalowimpactapproachtomanagingthisuse.Considerablecommunityrevegetationalongtherivershasimprovedtheamenityandconservationvalueofthesereserves.

TherearenoplansforrelocationoftheInverleighPrimarySchoolfromitscurrentsite.Theschoolisrelativelyconstrainedintermsofenablinggrowth.TheInverleighPrimarySchoolhasbeenworkingwithCouncilandtheadjoiningchurchtouseneighbouringlandforexpansionoftheschoolgrounds.Variousoptionscouldbeconsideredforthefutureofthesiteincludingadditionalportables.AdditionallandwouldbeavailablewiththerelocationofthetenniscourtstotheInverleighRecreationReserve.TheSchoolWoodlot,locatedonMcCallumRoadandRailwayStreet,inthesouthofthetownshipisownedbytheDepartmentofEducationandprovidesopportunityforexpansionoftheschool,ifrequired.Alloptionsrequireconsiderationoftheschoolsetting,siteconstraints,schoolprogramsandoperationsaswellaspotentialjointusearrangements.

EarlychildhoodservicesprovideforafouryearoldkindergartenprogramandalimitedOccasionalCareserviceatthekindergartenfacilityontheInverleigh-WinchelseaRoad.Alongtermoptionistoco-locatewiththePrimarySchool.

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Anyfuturecommunitybasedfacilitiesshouldbelocatedandintegratedintotheexisting‘oldtownshiparea’.Co-locationandintegrationwithexistingcommunityfacilitiesshouldbeencouraged,althoughfloodimplicationsandthelackofreticulatedseweragemustbeconsidered.

5.8 Cultural and Built Heritage

ThestrongvillagecharacteroftheInverleightownshipiscreatedthroughthedistinctnaturalfeaturesofthetownincludingtheriversandculturalfeaturesincludingthemanyhistoricbuildings,particularlyinthemainstreetandtowncentrewhichformpartofaheritageprecinctprotectedthroughaHeritageOverlayintheplanningscheme.

TherearealsoseveralsitesofAboriginalculturalsignificancewhichhavebeenidentifiedalongtheriversandthroughthetown.TheWadawurrungistheRegisteredAboriginalParty.Areasofculturalheritagesensitivityaremappedandsubdivisionorcertaintypesofdevelopmentinthismappedarearequiresappropriateinvestigationandmanagementplans.

AreasretainedforAboriginalculturalandpost-contactheritageformanimportantpartofthetowncharacterandstronglycontributetotheappeal,culturalvaluesandappearanceofthetown.AppropriatetransitionsandbuffersshouldbeprovidedbetweenareasofsignificantAboriginalculturalheritagevalueandurbanlanduses.

Togetherwiththeenvironmentalqualities,theculturalandbuiltheritageprovidearich,organicandhistoricidentitywhichcontributetoInverleigh’sstrongsenseofplace.AHeritagePlanisprovidedatAttachmentF.

Figure10belowshoestheHeritagePrecinctwhichisprotectedthroughtheGoldenPlainsPlanningScheme.

Figure 10: Inverleigh Heritage Precinct Map

Growthofthetownshipoverthelast20yearshasbeenpredominantlynorthoftheLeighRiveralongCommonRoadwherethesettlementpatternhasbeenofaruralresidentialcharacterwithfamilysizedhousesandlargegardens.TheLowDensityResidentialZoneappliestotheseareaswherethereisanabsenceofreticulatedsewerage.

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5.9 Commercial and Industrial

AsInverleighgrowsinpopulation,demandwillgrowformorelocalservices,providingemploymentopportunitiesandenhancedservices.Avibranttownshipiscreatedthroughlocalfoodshops(suchasfruitandvegetables,meatandfishanddailygroceryitems)andcafesthatpeoplecanwalkto.Thetownplaysanimportantandactiveroleasastoppingandmeetingplacefortravelers.

TheStructurePlanrecommendsmoderategrowthofthecommercialareabyinfilldevelopmentconsideringthehistoricfabricofthetowncentre.TheHeritageOverlayensuresfuturedevelopmentisinthecontextofthehistoricfeaturesofthetown.

Sufficientlandisavailablewithinthemainstreettoprovideformoderatecommercialgrowthovertime.Asmallscalesupermarketcouldestablishononeofthelargerlotsonthemainstreetorwithinthe‘oldtown’.Sufficientlandareaisrequiredforon-siteeffluentdisposalandcarparking.Ideallythesitewouldhaverearaccesstoenabletraffictoexitintoasideorrearstreet.

HigherorderretailandservicesisprovidedinBannockburnandGeelong.Thetownshipfavourablyreliesonthesetownsasanalternativetogrowingbeyondthesmallcommercialscalestylevillage.

OpportunitiesforruralindustryandlocalservicebasedindustryareavailableinparticularlocationsthroughoutthetownandinproximitytofreightinfrastructureandarailsidingexistwestofMahersRoad.

AsectionoflandadjacenttotherailwaylinebetweentheInverleighRecreationReserveandtheSchoolWoodlotonRailwayStreetisidentifiedtoberetainedasFarmingZoneasitisnotsuitedforresidentialpurposes.

TheTownshipzoneappliestothe‘oldtownship’areainthecentreoftheStructurePlan.TheTownshipzoneallowsamixoflocalbusinessandserviceindustryusestosupportthecommunity’sneedsandprovideemployment.

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5.10 Agriculture

Inverleighisavillageinaruralsettingandisrecognisedasthegatewaytothewesterndistrict.Thetownshipcatersforthewiderruralcommunityandhasstrongruralcharacteristicsandvaluesstemmingfromitshistoricroleasaruralservicetownship.Thisroleisexpectedtocontinueandbesupportedintothefuture.

Agriculturalusesexistingwithinandaroundthetownship,includingextensiveanimalhusbandry,cropraising,horticulture,livestockfarmingandshearingservices,playanimportantroleinInverleigh’seconomy,withatotalof540Agriculturalbusinessesbothwithinthetownshipanditssurrounds.

TheFarmingZoneappliestolandsurroundingthetownshipandalsoappliestoareaswithinthetownshipboundary.Thiszonereflectsthehistoricfarminguseoftheland.ProtectionofInverleigh’sagriculturalbaseandindustriesintothefutureistobesupportedthroughappropriatebuffersandinterfacetreatmentswiththetownshipandresidentialdevelopmentontheedges.

TheobjectiveoftheFarmingZoneistouseandretainlandforagricultureandaminimumsubdivisionsizeof100hectaresapplies(GoldenPlainsPlanningScheme).TypicallylandzonedFarmingZonearoundInverleighisusedforcroppingandgrazing.ThisalsoappliestoareaswithinthetownshipboundarytothenorthoftheHamiltonHighway.AreaszonedFarmingtothesouthoftheHamiltonHighwayandwithinthetownshipboundaryaremorefragmentedandarecharacteristicallyrurallivingsizedallotmentsofmostly4hainagridpattern.ConsiderationofalternativezonesforthisareawaspartoftheDevelopmentFeasibilityStudyPackage–InvestigationAreaintheTownshipofInverleigh,October2017(SeeAttachmentK).TheFarmingZonehere,servesas‘holdingzone’untilconsiderationcanbegiventoresidentialproposalswithsufficientevidenceoffeasibilityandsuitabilityforthissiteareprovidedbylandowners.

5.11 Developer Contributions

Thecoordinatedandtimelydeliveryofcriticalinfrastructureiskeytothesuccessfulcontinuedgrowthofthetownship.Involvingagenciesandserviceprovidersearlyandthroughouttheprocesswillhelpresolveanyissuesthatcouldimpactondelivery.

Theprovisionofinfrastructuretoservicelandisgenerallyconsideredatrezoningandagainatplanningpermitstage.Agreementsbetweendevelopersand/oragenciesarerequiredatrezoningstagetoensurethattheinfrastructureitemsaresatisfactorilyaddressedasdevelopmentproceeds.AnInfrastructureContributionsPlan(ICP)oraSection173Agreementarepotentialmechanismsforcollectinginfrastructurecontributionsinrelationtothedevelopmentofland.TheICPsystemisbasedonstandardlevysthatarepresetwithparticulardevelopmentsettingsandlandusesinordertofundtheprovisionofessentialinfrastructuretosupportgrowingcommunities.ALandContributionModelisexpectedtobedevelopedforregionalgrowthareasandstrategicdevelopmentareasasaStateGovernmentinitiative.Thismayprovidetheappropriatetoolforcollectionofinfrastructurecontributions.IntheabsenceofanICP,agreementswillneedtobesecuredtoensurethecoordinatedandtimelydeliveryofinfrastructure.

Asuccessfulandvibrantcommunityrequiresarangeofcommunity,transportandotherinfrastructureandservicestoallowallmemberstoactivelyparticipateinemployment,shopping,andsocial,recreationandotheractivities.Ideally,afullrangeofserviceswouldbeprovidedlocally,butifthesearenotlocal,theyshouldbereadilyaccessiblewithintheregionofnearbytowns.

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Continuedmoderategrowthofthetownwillgeneratearequirementforawiderangeoflocalinfrastructureincludingintersectiontreatments,upgradeofthetwinbridges,expansionofthekindergartenservice,ovals,potentialrelocationofthetenniscourtsandextensionofthetrailsandopenspacenetwork.AkeypartofplanningthisinfrastructureandservicesrequirescollaborationandformalisedagreementsbetweenCouncil,developersandrelevantagencies.

List of infrastructure upgrades required for the continued growth of the township:• Intersectionupgradesandstreetlightingupgradesat: -HopesPlainsRoad/HamiltonHighway -CommonRoad/HamiltonHighway• AccessManagementPlanfortheFutureInvestigationAreatothesatisfactionofVicRoads;• Upgradeorreplacementoftwinbridgestoaminimum15tonnecapacitybridgeoralternativeaccessforemergencyvehiclestocrosstheLeighRiverforaccesstoCommonRoad;•PotentialforasatelliteCFAshedforfirefightingvehiclesduringfireseason;•Staticwatersupplyof2x55,000litrewaterstorageforfirefightingpurposes;• PedestrianlinkalongtheHamiltonHighwaylinkingHopesPlainsRoadtothetowncentre;• Bridlepaths;• Greenlinksandpedestrianlinks;• Bio-linkfromInverleighFloraReservetoLeighRiver;• Relocationoftenniscourtstorecreationreserve;• Gatewaytreatments;• Bushapproachestoentrances;• BushfiremanagementaspertheStrategicBushfireRiskAssessmentforInverleigh.

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6. THE VISION AND PRINCIPLES

6.1 Vision

“ThevisionforInverleighistoenhanceitsruralvillageatmosphere,uniqueriversideenvironmentalfeatures,heritageassetsandhistoricandcontemporaryroleasaregionalmeetingplacewhilesupportingeconomicdevelopment,modestresidentialgrowthandtourismopportunities.Alldevelopmentwillbeprovidedforwithinaclearlydefinedsettlementboundaryanddesignedtoprovideamenityanddiversitywhilstrespectingtheexistingneighbourhoodcharacter,environmentalattributesandrisks.Inverleighwillbewellconnectedbyroadsandtrails,andwellservicedbycommunityfacilities,localshops,localindustryandutilities.”

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Principles Objectives Strategies

(a) An enduring settlement boundaryThenaturalfeaturesoftherivers,the InverleighFloraReserveandvegetationalongwithphysicalfeaturessuchasroads,willformanenduringsettlementboundaryaroundInverleigh.

(b) Planned and orderly growthInverleigh’sgrowthwillbecarefullyplannedtoensurethatappropriateinfrastructureandamenityisprovidedasrequiredandtoavoidunplannedrezoningandpotentialad-hocsubdivision.

•TomaintainInverleigh’svillageatmospherewithmoderategrowthwithinthetownshipboundary.

•ToholisticallyplanforgrowthovertimethatwillmakeapositivecontributiontoInverleigh’sliveabilityandcharacterincludingthenaturalenvironment,anditspublicrealm.

•Toretainthetown’scentrecoreasthemaincommercialandretailprecinct.

•ToenhancethetownshipgatewaysandstreetscapeswhichwillservetodefinetheentriestoInverleighandsenseofplace.

•Containresidentialgrowthwithintheexistingdefinedtownshipboundary.

•Ensureareassuitabletoaccommodateintensificationaredesignedtoincorporateandprotectthesenseofspaceandimportantnaturalfeaturessuchastopography,viewlines,remnantvegetation,roadsidevegetationandwatercourses.

•EncouragecommercialdevelopmenttobeconsolidatedwithintheexistingtowncentreofInverleighthroughinfilldevelopment.Thisextendstocommunityandsocialfacilities.

•Promotetheredevelopmentofunderutilisedsitesandwherepossible,theretrofittingofexistingbuildingstoprovideforcommercialorofficeuses.

•Ensureaclearseparationbetweenurbandevelopmentandfarmingactivitesisretained.

•Protecttheenvironmentalandlandscapefeaturesandviews,includingtheBarwonandLeighriverenvirons.

SETTLEMENT FORM

See:Attachment BInverleigh Structure Plan - Settlement Boundary

See:Attachment DInverleigh Structure Plan - Zoning and Land Use

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Principles Objectives Strategies

(a) Admired heritage featuresInverleigh’sculturalheritage,heritageprecinctandotherheritagesites(includingLulloteHomestead)willbepreservedandenhancedwithheritagefeatureshighlightedtoencouragetourismandplacemaking.

•Retainthevillageatmosphereandroleofthetowncentreasameetingplace.

•Provideformoderategrowthwithinthetownboundariesthatrespectstheenvironmental,historicandruralcontextofthetownship.

•PreserveandenhanceInverleigh’sculturalheritage,heritageprecinctandotherheritagesites(includingLulloteHomestead)andhighlightheritagefeaturesfortourismandplacemaking

•Improvetheattractivenessandamenityofthetown centre.

•Supportstreetscapeimprovements.

•Retainlowbuildingheightsthroughoutthetownship.

•Maintainandencourageasenseofspaciousnesswithadominanceoflandscapeoverbuiltforminlowdensityresidentialareas.

•Ensureanynewdevelopmentinthemainstreetcomplementsthecharacterofthetowncentrecore,inparticularinregardstoitsheritageplaces,predominantlysingle-storeyshops,consistentstreetsetbacks,materialsandroofforms.

•Conserveandenhancethoseelementsthatcontributetotheenvironmentalsignificance,heritagevaluesandcountrylifestylecharacterofthearea.

BUILT ENVIRONMENT, HERITAGE & CHARACTER

See:Attachment FInverleigh Structure Plan - Heritage Plan

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Principles Objectives Strategies

(a) Residential development that responds to the landscapeResidentialdevelopmentwillcontinuetoincorporatetheexistinglandscapeasadesignobjectivethroughmaximisingtheretentionoflandscapefeaturessuchastrees,ridgelinesandwaterwaysandusinglargerlotswherenecessarytoachievethisoutcome.

(b) Town improvement through growthNewresidentialdevelopmentwillallowforimprovedvehicleaccess,sharedpathconnections,additionalpublicopenspaceandimprovedcommunityandrecreationfacilities. (c) A bushfire ready communityResidentialneighbourhoodswillbeappropriatelydesignedinresponsetoidentifiedbushfirebuffers,throughbuildingdesignandlocation,aswellastheprovisionofmultipleroadaccessopportunities.

•Containresidentialgrowthwithintheexistingdefinedtownshipboundary.

•Ensureclearlydefinedanddefendableboundariesandavoidareasofhighbushfireriskandflooding

•PlanfornewresidentialdevelopmentwhichrespondsandcontributestotheoverallcharacterofInverleigh.

Potentialamenity,environmentandbushfirerisksassociatedwithinterfacesofnewresidentialareaswiththeruraledgeofthetownshipandwithbiolinks,riversandescarpmentsshouldbeidentifiedaspartofresidentialdevelopmentatrezoningandsubdivisionstages.

•Bufferstoagriculturalpracticesthatmaycontributeodour,noiseanddustimpacts;

•Bufferstoagriculturalpracticesthatmayusechemicalssuchaspesticidesandweedkillers;

•Protectionoflivestockandnativefaunaspeciesfromdomesticandferalanimals;

*Protectionoftheviabilityandfunctionofexistingnaturalecosystems

•PlanfornewresidentialdevelopmenttoprovideadiverserangeoflotsizeswhichreflectsthecountrylifestylecharacterofInverleighandrespondstositeconditions.

•Encouragelowdensityhousingtypesgenerallyintheformofdetachedhousing.

•Provisionbemadeforgeneroussetbacksfromfrontandsideboundariestoprovidetheopportunityforsubstantiallandscapingwherebushfireriskislow.

•Encouragenewdwellingstobesetbackfromallboundariesasufficientdistancetoaccommodateadequatelandscapingandtomaintainthesenseofspaciousness.

•Protectkeyviewsandvistastotheruralsurroundsandencouragetheretentionoftreesandplantingofnewcanopytrees,wherebushfireriskislow.

•Supportrezoninglandwithinthetownshipboundarythatisunencumberedbyfloodingtofacilitateresidentialdevelopmentthatincorporatessubdivisionanddevelopmentdesignwhich:

RESIDENTIAL DEVELOPMENT

See:Attachment A:Inverleigh Framework Plan

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Principles Objectives Strategies

o Hasregardtothelandform, environment,visualand historicalsensitivitiesofthe site;

o Proposeslotsizesand developmentoutcomes thatareinaccordancewithdomesticwastewater managementrequirements

o inaccordancewiththe InverleighStrategicBushfire AssessmentaswellasCFA requirements

o Deliverslowscaleand sensitivebuiltforminthe contextoftheenvironmental andhistoricassets;

o Providesforaccessin accordancewiththe MovementNetwork(Roads andPaths)Planaspartof theInverleighStructurePlan 2019.

• Directfuturegrowthofthetownshipawayfromdesignatedfloodplains.

• Encourageresidentialdevelopmentinsuitableareasclosetothetowncentreorareaswithgoodaccesstothe town centre.

• Residentialneighbourhoodswillbeappropriatelydesignedinresponsetoidentifiedbushfirebuffersandmitigationmeasuresaswellastheprovisionofmultipleroadaccessopportunities.

RESIDENTIAL DEVELOPMENT (CONTINUED)

See:Attachment E:Inverleigh Structure Plan - Neighbourhood and Character

See:Attachment J:Inverleigh Structure Plan - Movement and Access

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Principles Objectives Strategies

•Potentialamenity,environmentandbushfirerisksassociatedwithinterfacesofnewresidentialareaswiththeruraledgeofthetownshipandwithbiolinks,riversandescarpmentsshouldbeidentifiedaspartofresidentialdevelopmentatrezoningandsubdivisionstages.

oBufferstoagriculturalpracticesthatmaycontributeodour,noiseanddustimpacts;

oBufferstoagriculturalpracticesthatmayusechemicalssuchaspesticidesandweedkillers;

oProtectionoflivestockandnativefaunaspeciesfromdomesticandferalanimals;

oAssessmentoffuelloads(agricultural,grasslands,biolinksandstreamside)andvegetation,slopeandprevailingwinddirectionsindesignofresidentialareas;

oCreationoffirebreaksandfuelreductionandminimizationusingappropriateplantingandmanagementguidelines.

RESIDENTIAL DEVELOPMENT (CONTINUED)

See:Attachment E:Inverleigh Structure Plan - Neighbourhood and Character

See:Attachment J:Inverleigh Structure Plan - Movement and Access

54

Principles Objectives Strategies

(a) A river townTheBarwonRiverandLeighRiverarefundamentalelementsofInverleighandwillcontinuetobecelebratedandusedasasettingforeventsandleisure.AstheInverleighpopulationincreasesandthetownbecomesbigger,theriversmustbeprotectedandwherepossibleplacedinpublicownership.

(b) Utilised open spaceNewandimprovedconnectionsandrelationshipstoopenspacewillbeprovidedtoensurethewholecommunityhasaccess.

•Providefornewandimprovedconnectionsandrelationshipstoopenspacetoensureaccessforthewholecommunity.

•ThenaturallandscapeofInverleighwillbeadefiningfeatureofthetownbothatitscentreandinthesurroundingneighbourhood.

•ThelargecanopytreesthatlinetheHamiltonHighwayandarescatteredthroughthetownareavaluedfeaturewhichvisuallydefinethetownandmustberetainedandenhanced.

•ContinuetoprotectandenhancetheBarwonandLeighRiversasfundamentalelementsofInverleighandusetheirsettingsforthecontinueddevelopmentofanopenspacenetwork.

•AsInverleighgrows,continuetoincludetheriverenvironsinpublicownership.

•Ensureappropriatelandmanagementofthefloodwayandfloodplainthroughthe town.=

•Planforthecreationofanopenspacesystemwhichprioritisesconnectionsofpeopletoopenspacesandplacesasdevelopmentoccursovertime.

•Asrezoningandsubdivisionoccurs,requirepublicopenspacetobeprovidedalongtheLeighRiveranddevelopalinearpedestrianaccesstoconnectwithexistingpedestrianaccessalongtheriverandintothe town centre.

•Usebuildingenvelopestoprotectvegetationonlotsthatcontainsignificanttrees.

•Requireenvironmentalenhancementofthewaterwaysthroughweedremovalandrestorationofthenaturalriverenvirons.

•Requirenewdevelopmentabuttingtheriverenvironstosetasidelandtoenhancethecorridorandassistindeliveringtheopenspacenetworkandconnections.

OPEN SPACE & NATURAL ENVIRONMENT

See:Attachment G:Inverleigh Structure Plan - Landscape and Open Space Plan

55

Principles Objectives Strategies

(a) Timely delivery of roadsTheexistingroadnetworkinfrastructureandroadreservationwillbeutilisedandupgradedasrequiredwhennewdevelopmentoccurs

(b) Strong Connections into and around townPedestrian,cyclingandhorse-ridingtrailsareafeatureofthetown.Connectionsfromnewandexistingresidentialareasintothetowncentre,keyamenities(suchastheschoolandrecreationreserve)andlandscapefeaturesincludingtheriversandtheInverleighFloraReserve willbeprovidedthroughdevelopment.Thisconnectivityaimstoencourageresidentstouseactivetransportationforweeklytasksandforleisure.

•Asafeandconnectednetworkofroadsandbridgeswithinandaroundthetownandtowiderregionalnetworks.

•Aconnnectednetworkofenvironsforhorseridingandleisure.

•Residentialneighbourhoodsappropriatelydesignedinresponsetobushfireriskthroughsubdivisiondesignandprovisionofappropriatebuffersandmultipleaccessandegressopportunities.

•Torecogniseandsupportthecontributionofpedestrian/cyclelinksandbridlepathstomakeavibrantandactivatedpublicrealmandruraltownship character.

•ToencourageimprovedaccesstopublictransportfromandtoInverleigh.

•Requirerezoningandsubdivisionstorespondtostrategicbushfireriskassessment.

•Createapathnetworkthatfacilitateswalkingandcyclingtothetowncentre,primaryschool,recreationreserve,openspaceandotherkeydestinationswithinthe town.

•Requirenewdevelopmenttocontinuetoenhancepedestrianandcyclinglinksexternaltotheirdevelopmentstoensurestrongconnectivitytothetowncentreandkeydestinationsisachieved.

•Createabridlepathnetworkthatfacilitateshorse-ridingaroundthetownandthroughtheriverenvironsandotherkeydestinationssuchasVictoriaPark.

•SupportimprovementstobusservicesandtimetablingtoensureregularservicesareprovidedtoandfromInverleigh.

•PlanforthepotentialforapassengerrailtoandfromInverleigh.

MOVEMENT AND ACCESS

See:Attachment J:Inverleigh Structure Plan - Movement and Access

56

Principles Objectives Strategies

(a) Services that facilitate growthImprovementstowater,gas,sewer,powerandtelecommunicationserviceswillbeadvocatedfortoensurefuturedemandsare.Thepotentiallocationandprovisionofalong-termseweragetreatmentplantmaybeinvestigatedinthefuture.

(b) Enhanced community facilitiesImproveandenhancecommunityfacilitiestoensuresufficientcapacityisavailableforthewholecommunity.

(c) Lifestyle neighbourhoodsInverleighwillremainun-seweredintheshorttomediumtermandwillcontinueitslow-densitystyleresidentialgrowthattheminimumlotsizetoensureamoderatelandsupplyaccommodatesfornewresidents,whilstprotectingthecharacterofexistingneighbourhoods.

(d) A sensitive approach to drainageDuetoitslocationatthejunctionoftworiversInverleighhasalwaysbeensubjecttosubstantialcomplexdrainageconditions.Developmentinareassubjecttoinundationwillbeavoided.

•OrderlyprovisionofservicestomeettheneedsofInverleighandtomeettherequirementsofthefuturecommunity

•Toensurefutureplanninghasregardtopotentialforhigherorderinfrastructuresuchasreticulatedsewerage

•Toensurestormwaterrunoffismanagedappropriately

•ToensurecommunityfacilitiesareavailablewithinInverleighandthesurroundingregiontosupportagrowingcommunity

•ToequitablyandfairlysharethecostofinfrastructurethatbenefitsInverleigh

•Supportdevelopmentwithinthedefinedsettlementboundarythatcanefficientlyaccessservices(i.ethatisinalogicalsequenceofdevelopment)havingregardtoproximitytoexistingservicesandsubjecttootherdevelopmentpre-conditions.

•Planforthepotentiallocationofaseweragetreatmentfacilityanditsassociatedbuffer

•EncouragecollaborationwithBarwonWaterforreticulatedsewerageopportunitiesinthefuture.

•Planforstrategicimprovementstocommunityfacilitiestoensuretheyarefitforpurpose,multi-functionalandcanadapttochanges

•Requirelandownerstoenterintoanagreementregardingsharedcostsofroadandbridgeinfrastructureincludingsharedpathswhereanexustotheproposeddevelopmentcanbedemonstrated.

INFRASTRUCTURE & SERVICES

57

Principles Objectives Strategies

(e) An equitable funding arrangementEssentialinfrastructurewillbeequitablyfundedthroughcleardevelopmentcontributionarrangementsanddeliveredintime.

INFRASTRUCTURE & SERVICES (CONTINUED)

See:Attachment E:Inverleigh Structure Plan - Neighbourhood and Character

See:Attachment H:Inverleigh Structure Plan - Drainage Plan

See:Attachment I:Inverleigh Structure Plan - Infrastructure and Services Plan

58

Principles Objectives Strategies

(a) A place to visitTourismplaysavitalroleintheongoingviabilityofexistingandnewcommercialoperationswithinthesettlement.Inverleigh’shistoricroleasameetingplacewillbeusedasthebasisforpromotingvisitationtotheregion,supportedbymodest-scale,sensitivelydesignedand,appropriatelylocatedtouristattractionsandinfrastructurethatisconsistentwiththeexistingcharacterofthesettlement.Oneoftheseattractionswillbeabridletrailloopalongriversandaroundthetown.

(b) A broadened retail offeringNewandappropriateretailofferingsinthetowncentrewillbeencouragedandsupportedincludingthepotentialdevelopmentofasupermarket.

(c) Opportunities for employmentAppropriatelandwillbeset-asideforpotentialemploymentincludingserviceindustryusesnearofthetowncentreandruralindustryusesalongthewesternapproachtothetown.

(d) Protect agricultureInverleigh’sagriculturalindustrieswillbeprotectedintothefuturebyappropriatebuffersandinterfacetreatmentswhenconsideringresidentialdevelopmentandothersensitiveuses.

•Toencouragecommercial,retailandtourisminthetownshipandencouragelinearinfillofthecommercialtowncentre.

•Toencourageeconomicactivityinthetownshipthatenhancesthetowncentre’sroleasacommunityfocusandmeetingplace.

•Toencouragelocaljobswherepossible.

•Supporttouristbasedactivitiesandaccommodation.

•ToencouragefutureserviceandindustrialusesthatmightseektoestablishinInverleightotheareaonthewesternsideofMahersRoad.

•ToprotecttheruralcharacterandruralenterpriseswithinandaroundInverleigh

•Supporttheestablishmentofservicerelatedindustriessuchasplumbers,buildersandtradestomeetlocalneeds.

•EncouragetourismdevelopmentsdesignedtosensitivelyrespondtoInverleigh’sruralandriversettingandheritagecharacter.

•Supportandencouragetheestablishmentofadditionalspecialityshopssuchasgrocers,foodco-operativesorasmallsupermarket.

•Supportnewcommercialusesandre-developmentofexistingpremisesonbothsidesofHighStreet,particularlybetweenEastStreetandtheInverleigh-WinchelseaRoad.

•SupportnewdevelopmentwhichmakesapositivecontributiontoInverleigh’sfuturebyensuringitbuildsuponthevariousassetsandcharacterelementsthatdefinethetowncharacter.

•Ensuredevelopmentadjacenttothetownshipboundarydoesnotimpactonagriculturalindustries

ECONOMIC DEVELOPMENT & TOURISM

See:Attachment C:Inverleigh Structure Plan - Township Gateways and Approach

59

7. IMPLEMENTATIONToimplementtheInverleighStructurePlan,thefollowingprocesshasbeenidentified:

COUNCIL ACTIONS:

Planning Scheme Implementation

ToensurethereisstrongpolicyguidanceforfuturedevelopmentwithinInverleighinaccordancewiththecurrentInverleighStructurePlan,itisrecommendedthatthekeydeliverablesfromtheInverleighStructurePlanbeincludedintheLocalPlanningPolicyoftheGoldenPlainsPlanningScheme.Thisinvolvesthefollowingactions:

Council Action Timeframe

RemovingthecurrentpolicyfromClause11.03-6LandreplacingitwiththeObjectivesandStrategiesoftheInverleighStructurePlan2019

2019

ReplacingtheformerInverleighStructurePlan(2005)withthenewStructurePlanMap(2019)at11.03-6LoftheGoldenPlainsPlanningScheme.

2019

AssessingapplicationsforrezoninganddevelopmentagainsttheLocalPolicyProvisionsunderClause11.03-6L

OngoingforthelifeoftheStructurePlan

DevelopamanagementPlanfortheLeighRiver. 2020-2021

60

Developer Responsibilities:

AkeypartofthesuccessfulimplementationoftheStructurePlaniscollaborationbetweenCouncil,developers,thecommunityandtherelevantagencies.

ActionswhichdevelopersarerequiredtodeliverwhendevelopinginInverleighare:

• ContinuingtoprovideaDevelopersContributionasperSection18oftheSubdivisionAct1988to encouragethepresenceofhighqualitynaturalopenspaceandrecreationfacilitiestosupportagrowingcommunityinInverleigh;

• Contributingcommunityanddevelopmentinfrastructure,eitherbyaSection173agreementatrezoning,orthroughaDevelopmentContributionsPlan

• ContinuingthetraditionalcharacterandformofInverleighasasmallruraltownship,and retainthefeatureswhichmakeitadesirablelocation,including:nativevegetation,heritage features,riverenvirons,andscaleofdevelopment;

• UpholdingthesafetyoftheInverleighCommunitythroughadheringtothefindingsoftheInverleigh FloodStudy(2018)andtheStrategicBushfireAssessment forInverleightoensureenvironmentalrisksareminimisedinfuturedevelopments;

• DesigningproposalsinresponsetotheInverleighStructurePlan,includingtheprinciples,objectivesandstrategiesoutlinedintheplan.

TheareasidentifiedforpotentialfuturedevelopmentinInverleighareshownbelow.Note:ThenumberingofPotentialGrowthAreasdoesnotindicatestaging.

About this Document: This map has been created for the purpose of showing basic locality information over Golden Plains Shire Council. Cadastral information has been provided by Land Victoria and may not accurately reflect true title status and/or boundary definition.

Disclaimer: This map is a representation of the information currently held by Golden Plains Shire Council. While every effort has been made to ensure the accuracy of the product, Council accepts no responsibility for any errors or omissions.0

THE COMMON - FLORA AND FAUNA RESERVE

INVERLEIGH GOLF COURSE

HAMILTON HIGHWAY POTENTIALGROWTH AREA 4

N

POTENTIALGROWTH AREA 1

POTENTIALGROWTH AREA 2

POTENTIALGROWTH AREA 6

POTENTIALGROWTH AREA 3

HOPES PLAINS ROAD

MAH

ERS

ROAD

COMMON ROAD

POTENTIALGROWTH AREA 5

LEGENDPotentialGrowthArea

RoadHamiltonHighwayShireBoundary

Flora&FaunaReserveInverleighGolfCourse

61

For Potential Growth Areas 1 & 2:

Developer responsibilities

• BeforeCouncilwillconsideranyrezoningoflandbetweenHopesPlainsRoadandCommonRoad, anagreementmustbemadedeterminingthefundingarrangementsbylandowners/developersfortheconstructionandsealingofHopesPlainsRoad; • ConstructionandsealingofHopesPlainsRoad–anyrezoningbetweenHopesPlainsRoadandCommonRoad,mustcontributetothecostofconstructingandsealingHopesPlainsRoad;

• Prepareatrafficimpactassessmenttodeterminetheroadinfrastructureupgradesrequiredtobefundedbydevelopers.

• UpgradesattheHamiltonHighwayandHopesPlainsRoadintersectiontosupportincreased development,whichanydevelopmentinthisareawillneedtoprovide,includingprovisionof streetlighting;

• ProvidepedestrianpathsandGreenlinksasshownintheMovementandAccessPlan,SeeAttachmentJ; • Plantingofavegetated‘BushApproach’tothetownshipalongtheHamiltonHighwayasperthe Structure Plan

• ProvisionofpedestrianaccessalongtheHamiltonHighwaylinkingHopesPlainsroadtotheInverleightowncentreaspertheStructurePlan.

About this Document: This map has been created for the purpose of showing basic locality information over Golden Plains Shire Council. Cadastral information has been provided by Land Victoria and may not accurately reflect true title status and/or boundary definition.

Disclaimer: This map is a representation of the information currently held by Golden Plains Shire Council. While every effort has been made to ensure the accuracy of the product, Council accepts no responsibility for any errors or omissions.0

POTENTIALGROWTH AREA 1

POTENTIALGROWTH AREA 2

THE COMMON - FLORA AND FAUNA RESERVE HOPES PLAINS ROAD

INVERLEIGH GOLF COURSE

HAMILTON HIGHWAY

N

LEGENDPotentialGrowthArea

RoadHamiltonHighwayShireBoundary

Flora&FaunaReserveInverleighGolfCourse

62

Planning and design bushfire responses required:

•Stagedevelopmenttominimisebushfireriskthroughexpansionadjacenttoexistingdeveloped land.

•EnsurefullyconstructedaccessontoHopesPlainsRoadandCommonRoadtoallowappropriateaccessintheeventtheareaisthreatenedbyfire;

•Ensurewell-constructedandlaidoutaccess/egressisprovidedwithminimum7metresealedroads;

•UndertakeimprovementstotheCommonRoad/HamiltonHighwayintersectiontoimproveroadusersafety; •UtiliseHopesPlainsRoadasaperimeterroadtoprovideprotectiontoresidentialdevelopmentfromthegrasslandtotheeast.

•ProvideaperimeterroadadjoiningtheInverleighGolfCourseandInverleighFloraandFaunaReservewithaminimumwidthof6mtoallowaccessbyfirefighting/emergencyvehicles.

•Provideaminimumseparationof33mfromthewoodlandareawithintheInverleighGolfCourseandInverleighFloraandFaunaReservetoachieveabushfireattacklevelratingofBAL12.5fordwellings.Theseparationshouldbeprovidedasdefendablespace(asdefinedunderClause53.02oftheGoldenPlainsPlanningScheme)withinthefuturelotswithinthedevelopmentareaandmayincludetheadjoiningperimeterroad.

•Anindependentstaticwatersupplyof10,000litresforfirefightingpurposesshouldbeprovidedonindividualpropertieswithintheBushfireManagementOverlayasrequiredunderClause53.02oftheGoldenPlainsPlanningScheme.

•Provideaseparationof19mfromthegrasslandtotheeasttoachieveabushfireattacklevelratingofBAL12.5fordwellings.WherepossiblethisshouldbeachievedbymanagedgardenswiththesetbackareaofthedwellingsfromHopesPlainsRoad.

•Ensureanypublicopenspacecreatedaspartofthedevelopmentisabletobeappropriatelyaccessedtoallowmanagementforfire.

•EnsurethatanalternativewatersupplyisprovidedtopropertieswithinaBushfireManagementOverlayasrequiredbyClause53.02thatissufficienttosupportfirefightingoperationsshouldtheybeneeded.ThealternativewatersupplywillbeindependentoftheBarwonWaternetworkandwillconsistofwatertanksonindividualpropertiesandanumberofstrategicallyplacedlargertanksonpublicland.ThealternativesupplyisrequiredasBarwonWaterisnotresponsibleforprovidinganadequatewatersupplyforfirefightinginitsmains.NoseparatefireflowcomponentisdesignedintoBarwonWater’smains

63

LEGEND

About this Document: This map has been created for the purpose of showing basic locality information over Golden Plains Shire Council. Cadastral information has been provided by Land Victoria and may not accurately reflect true title status and/or boundary definition.

Disclaimer: This map is a representation of the information currently held by Golden Plains Shire Council. While every effort has been made to ensure the accuracy of the product, Council accepts no responsibility for any errors or omissions.0

THE COMMON - FLORA AND FAUNA RESERVE

INVERLEIGH GOLF COURSE

HAMILTON HIGHWAY

POTENTIALGROWTH AREA 3 COMMON ROAD

N

PotentialGrowthArea

RoadHamiltonHighwayShireBoundary

Flora&FaunaReserveInverleighGolfCourse

For Potential Growth Area 3 (Future Investigation Area):

Developer Responsibilities

• ThecontributiontowardstheupgradeorreplacementoftheTwinBridgestoatonnecapacity sufficienttosupportaccessbyemergencyvehicles,mustberesolvedpriortothelandbeingconsideredforrezoning;

• UpgradeoftheintersectionofCommonRoadandtheHamiltonHighwayontheeasternsideoftheInverleightownship;

• ImprovementofthestreetlightingattheintersectionofCommonRoadandtheHamiltonHighway toincreasesafety;

• Provisionofa60metrewideBio-linktobeestablishedasapartofthefuturerezoninganddevelopmentoflandinCommonRoadforthepurposeofwildlifecorridorfromtheFloraReservetotheLeighRiver.ThelocationoftheGreenlinkshouldalignwithexistingvegetationandbeofsufficientwidthtoaccommodateincreasedplantingtoallowwildlifetotravelfromtheFloraReservetotheLeighRiveraswellasprovideforpedestrianandmaintenance/emergencyvehicleaccessandalsobewideenoughfortheedgestobemownandmaintainedinafire-riskreducedstate,withoutcompromisingthesustainabilityofthelinkasawildlifecorridor;

• ProvideforpedestrianpathsandadditionalGreenlinksasshownintheMovementandAccessPlan, SeeAttachmentJ.

64

Development subject to further consideration of:

• Multipleaccessandegressarrangements,includinganaccess&egresspointthatdoesnotrequireinterfacewiththeInverleighFloraReserve.

• Bushfireimpactsonthepurpose&functionofthebio-link,streamsideareasandopenspacelinkagesidentifiedfordevelopmentinthisarea.

• TheappropriatelanduseandzoneforlandbetweentheescarpmentandLeighRiver.

• Analysis&guidancefortheproposedbio-link,greenlinks&streamsiderehabilitation.

Planning and design bushfire responses required:

• Stagedevelopmenttominimisebushfireriskthroughexpansionadjacenttoexisting developedland;

• Ensurewell-constructedandlaidoutaccess/egressisprovidedwithminimum7metresealedroadsandfullyconstructedegresstoCommonRoad;

• UpgradetheTwinBridgesontheTeesdale-InverleighRoadto15tonneminimumstandardformaintenance/emergencyservicevehicleaccess;

• UndertakeimprovementstotheCommonRoad/HamiltonHighwayintersectiontoimproveroadusersafety

• UtiliseCommonRoadasaperimeterroadtoprovideprotectiontoresidentialdevelopmentfromtheInverleighFloraReserve.

• Provideaseparationof33mfromthewoodlandareawithintheInverleighGolfCourseandInverleighFloraReservetoachieveabushfireattacklevelratingofBAL12.5fordwellings.Theseparationshouldbeprovidedasdefendablespace(asdefinedunderClause53.02oftheGoldenPlainsPlanningScheme)withinthefuturelotswithinthedevelopmentareaandmayincludeCommonRoadasaperimeterroad.

• Anindependentstaticwatersupplyof10,000litresforfirefightingpurposesshouldbeprovidedonindividualpropertieswithintheBushfireManagementOverlayasrequiredunderClause53.02ofGoldenPlainsPlanningScheme.

• UtiliseTeesdale-InverleighRoadasaperimeterroadtoprovideprotectionfromthegrasslandtothe

west.

65

• Provideaseparationof19mfromthegrasslandtothewestandsouthtoachieveabushfireattacklevelratingofBAL12.5fordwellings.TheformofseparationalongtheLeighRiveranditsescarpmentwilldependonthenatureoffuturedevelopment.AlargerseparationmayberequiredtoachieveabushfireattacklevelofBAL12.5iftheescarpmentweretoformpartofunmanagedopenspace.

• Ensureanypublicopenspacecreatedaspartofthedevelopmentisabletobeappropriatelyaccessedtoallowmanagementforfire.

• EnsurethatanalternativewatersupplyisprovidedtopropertieswithinaBushfireManagementOverlayasrequiredbyClause53.02thatissufficienttosupportfirefightingoperationsshouldtheybeneeded.ThealternativewatersupplywillbeindependentoftheBarwonWaternetworkandwillconsistofwatertanksonindividualpropertiesandanumberofstrategicallyplacedlargertanksonpublicland.ThealternativesupplyisrequiredasBarwonWaterisnotresponsibleforprovidinganadequatewatersupplyforfirefightinginitsmains.NoseparatefireflowcomponentisdesignedintoBarwonWater’smains

66

For Potential Growth Area 6 (Future Investigation Area)

Developer responsibilities• UpgradestowatersupplyinfrastructuretothesatisfactionofBarwonWater;

• PrepareanaccessmanagementplantothesatisfactionofVicRoads;

• Plantingofavegetated‘BushApproach’alongtheHamiltonHighway;

• Provisionofpedestrianpaths,Greenlinks,andbridlepathstoprovideatownshiploopasshownontheInverleighStructurePlan;

• FuturedevelopmentoftheareabedesignedinresponsetothePrinciplesandaspirationsidentifiedintheDevelopmentFeasibilityStudyPackage–InvestigationAreaintheTownshipofInverleigh,October2017;SeeAttachmentK

• Forproposalsadjacenttotherailcorridorensure: -Expansionofthepublicopenspacewestoftherecreationreserveshouldbeconsideredas partoftheexpansionoftheresidentialareawestofthetownshipthroughtoPhillipsRoad -Providepedestrianpaths/bridlepathsandgreenlinksasshownintheMovementand Accessplan.

-Nonewlevelcrossingsacrosstherailcorridor:-Ensurewaterretardationanddrainageisdirectedawayfromtherailcorridor;-Ensurelandisfencedbeforesubdivisionworkscommence:-Shareduserpathsfornewsubdivisionsshouldoccuroutsideofthecorridor;-Impactoffreightandpassengerrailnoise.

Provisionandfundingarrangementsforwater,power,roads,intersectionupgrades,newlevelcrossingsacrosstherailcorridor,waterretardationanddrainage,fencing,streetlighting,pedestrian,sharedandbridlepaths.

About this Document: This map has been created for the purpose of showing basic locality information over Golden Plains Shire Council. Cadastral information has been provided by Land Victoria and may not accurately reflect true title status and/or boundary definition.

Disclaimer: This map is a representation of the information currently held by Golden Plains Shire Council. While every effort has been made to ensure the accuracy of the product, Council accepts no responsibility for any errors or omissions.0

THE COMMON - FLORA AND FAUNA RESERVE

INVERLEIGH GOLF COURSE

HAMILTON HIGHWAY

POTENTIALGROWTH AREA 6

MAH

ERS

ROAD

N

LEGENDPotentialGrowthArea

RoadHamiltonHighwayShireBoundary

Flora&FaunaReserveInverleighGolfCourse

67

Planning and design bushfire responses required:

• Stagedevelopmenttominimisebushfireriskthroughexpansionadjacenttoexisting developedland;

• Ensurewell-constructedandlaidoutaccess/egressisprovidedwithminimum7metresealedroadsandfullyconstructedegresstotheHamiltonHighway;

•MahersRoadandBourkeRoadtothewestformthecriticalgrassfireinterfacefortheInverleighTownshipandareperimeterroadsfortheprotectionofdevelopmentboththepotentialgrowthareaandthewidertownship.

•Provideseparationof19mfromthegrasslandisrequiredtoachieveabushfireattacklevelratingofBAL12.5fordwellings.Wherepossiblethisshouldbeachievedbymanagedgardenswiththesetbackareaofthedwellings.

• Ensureanypublicopenspacecreatedaspartofthedevelopmentisabletobeappropriatelyaccessedtoallowmanagementforfire.

Township Growth Area (Potential Growth Area 5)

About this Document: This map has been created for the purpose of showing basic locality information over Golden Plains Shire Council. Cadastral information has been provided by Land Victoria and may not accurately reflect true title status and/or boundary definition.

Disclaimer: This map is a representation of the information currently held by Golden Plains Shire Council. While every effort has been made to ensure the accuracy of the product, Council accepts no responsibility for any errors or omissions.0

THE COMMON - FLORA AND FAUNA RESERVE

INVERLEIGH GOLF COURSE

HAMILTON HIGHWAY

POTENTIALGROWTH AREA 5

N

LEGENDPotentialGrowthArea

RoadHamiltonHighwayShireBoundary

Flora&FaunaReserveInverleighGolfCourse

68

Developer responsibilities

•Provisionandfundingarrangementsforwater,power,roads,intersectionupgrades,newlevelcrossingsacrosstherailcorridor,waterretardationanddrainage,fencing,streetlighting,pedestrian,sharedandbridlepaths.

•PreparationofanaccessmanagementplantothesatisfactionofVicRoads

•ExpansionofthepublicopenspacewestoftherecreationreserveaspartoftheexpansionoftheresidentialareawestofthetownshipthroughtoPhillipsRoad.

•FuturedevelopmentoftheareabedesignedinresponsetotheprinciplesandaspirationsidentifiedintheDevelopmentFeasibilityStudyPackage–InvestigationAreaintheTownshipofInverleigh,October2017.

•Provisionofan‘AvenueApproach’alongtheHamiltonHighwayinaccordancewiththeInverleighStructurePlanandTownshipGatewaysandApproachPlan.

•Forproposalsadjacenttotherailcorridorensure:

-Nonewlevelcrossingsacrosstherailcorridor:

-Ensurewaterretardationanddrainageisdirectedawayfromtherailcorridor;

-Ensurelandisfencedbeforesubdivisionworkscommence:

-Shareduserpathsfornewsubdivisionsshouldoccuroutsideofthecorridor;

-Impactoffreightandpassengerrailnoise.

Planning and design bushfire response required:

• Ensurewell-constructedandlaidoutaccess/egressisprovidedwithminimum7metresealedroads andfullyconstructedegresstotheHamiltonHighway.

•UtilisetheHamiltonHighway,unnamedroadsouthofHopePlainsRoad(subjecttobiodiversityconsiderations)andtheroadparalleltothesouthsideoftherailwaylineasaperimeterroadstoprovideprotectiontoresidentialdevelopmentfromgrasslandareastothenorth,eastandsouth.

•Provideseparationof19mfromthegrasslandisrequiredtoachieveabushfireattacklevelratingofBAL12.5fordwellings.Wherepossiblethisshouldbeachievedbymanagedgardenswiththesetbackareaofthedwellings.

69

For Potential Growth Area 4

Developer Responsibilities

•Provisionandfundingarrangementsforwater,power,roads,intersectionupgrades,waterretardationanddrainage,fencing,streetlighting,pedestrian,sharedandbridlepaths.

•Plantingofavegetated‘BushApproach’tothetownshipalongtheHamiltonHighway,aspertheInverleighStructurePlan.

Forproposalsadjacenttotherailcorridorensure:

• Nonewlevelcrossingsacrosstherailcorridor:• Ensurewaterretardationanddrainageisdirectedawayfromtherailcorridor;• Ensurelandisfencedbeforesubdivisionworkscommence:• Shareduserpathsfornewsubdivisionsshouldoccuroutsideofthecorridor;• Impactoffreightandpassengerrailnoise.

Planning and design bushfire response required:

•UtilisetheHamiltonHighway,unnamedroadsouthofHopePlainsRoad(subjecttobiodiversity considerations)andtheroadparalleltothesouthsideoftherailwaylineasaperimeterroadstoprovideprotectiontoresidentialdevelopmentfromgrasslandareastothenorth,eastandsouth. •Provideseparationof19mfromthegrasslandisrequiredtoachieveabushfireattacklevelratingofBAL12.5fordwellings.Wherepossiblethisshouldbeachievedbymanagedgardenswiththesetbackareaofthedwellings

About this Document: This map has been created for the purpose of showing basic locality information over Golden Plains Shire Council. Cadastral information has been provided by Land Victoria and may not accurately reflect true title status and/or boundary definition.

Disclaimer: This map is a representation of the information currently held by Golden Plains Shire Council. While every effort has been made to ensure the accuracy of the product, Council accepts no responsibility for any errors or omissions.0

THE COMMON - FLORA AND FAUNA RESERVE

INVERLEIGH GOLF COURSE

HAMILTON HIGHWAY POTENTIALGROWTH AREA 4

N

LEGENDPotentialGrowthArea

HamiltonHighwayShireBoundary

Flora&FaunaReserveInverleighGolfCourse

70

8. WAY FORWARD

ToensurethereisstrongpolicyguidanceforfuturedevelopmentwithinInverleigh,thekeydeliverablesfromtheInverleighStructurePlanwillundergoaformalamendmentprocessinordertobeincludedintheLocalPolicyoftheGoldenPlainsPlanningScheme.

TheStructurePlanwillbecomeareferencedocumentoftheGoldenPlainsPlanningSchemethatwillguidetheassessmentoffutureproposalsinInverleigh,inordertomaintainthevillagecharmandrurallandscapesasthetowncontinuestogrowatamoderatepace.

71

ATTACHMENTS

Attachment A:InverleighFrameworkPlan,2019

Attachment B:InverleighStructurePlan–SettlementBoundary

Attachment C:InverleighStructurePlan–TownshipGatewaysandApproach

Attachment D:InverleighStructurePlan–ZoningandLandUse

Attachment E:InverleighStructurePlan–NeighbourhoodandCharacter

Attachment F:InverleighStructurePlan–HeritagePlan

Attachment G:InverleighStructurePlan–LandscapeandOpenSpacePlan

Attachment H:InverleighStructurePlan–DrainagePlan

Attachment I:InverleighStructurePlan–InfrastructureandServicesPlan

Attachment J:InverleighStructurePlan–MovementandAccess

Attachment K:DevelopmentFeasibilityStudy,2018

Attachment L:StrategicBushfireRiskAssessment,2018

Attachment M:CurrentprovisionsofClause11.03-6L