Rural Strategy - Surf Coast Shire

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Surf Coast Shire Rural Strategy Review Final Report 6 Rural Living in the Surf Coast Shire 6.1 Existing Rural Living Locations Rural Living in the Surf Coast Shire is provided in existing designated rural living nodes around Wensleydale and Gherang, a number of low-density residential areas around Deans Marsh, Winchelsea, Bells Beach, Moriac, Jan Juc and Torquay and Breamlea and informally through the purchase of farms for lifestyle purposes. 6.2 Current Rural Residential Strategy The Shire’s Current Rural Residential Strategy places a strong emphasis on discouraging rural residential development beyond existing areas, particularly where it may have adverse environmental or social impacts. Limited opportunities for rural residential development are identified at Spring Creek, Deans Marsh and Bellbrae. The strategy is summarised below. Rural Residential Strategy The current strategic objectives for rural residential development were outlined in Section 3.3 of this report. To implement the objectives for rural residential development the current Surf Coast planning scheme notes the following strategies: Oppose new rural residential or rural living subdivision and development on land where any of the following circumstances apply. Land: classified as high or very high quality for agriculture, of high biological significance due to its flora and fauna values, of high landscape, cultural heritage, or archaeological significance, adjoining an existing or proposed industrial area unless there is an adequate buffer zone that will protect the amenity of future residents, physically unsuited or potentially hazardous for such purposes, likely to be adversely affected by an existing or seriously entertained use or development on adjacent or nearby land, or in an area where such development would increase expectations for subdivision of surrounding agricultural land or conflict with reasonable farming operations. Discourage new rural residential or rural living subdivision and development on land where any of the following circumstances apply. Land: classified as good or average quality for agriculture unless a special investigation is undertaken to establish that the development would have minimal impact on the local agricultural economy, of moderate biological significance unless a special investigation is first undertaken and site specific provisions are used to protect significant values, or unable to be efficiently or economically serviced by existing physical and community infrastructure. RMCG Consultants for Business, Communities & Environment Page 28
Surf Coast Shire Rural Strategy Review Final Report Oppose rural residential and rural living subdivision and development beyond existing areas and areas identified as ‘potential future development areas’. (Refer below) The current planning scheme (based on research and recommendations of the 1997 Rural Land Use Strategy) identifies the following preferred areas for future additional rural living: Spring Creek Corridor Bellbrae Future urban development is a very long-term objective and in the interim to this area being required for residential growth, the corridor could be re-subdivided to provide lots suitable for hobby farm type purposes (possibly in the range of 8 to 15 ha.). The scheme notes at Clause 21.16 that there may be some scope to increase the density of the existing rural living allotments to the east and south of the township depending on servicing constraints and the ability to provide appropriately designed access and landscaping. Deans Marsh There may also be some scope to encourage rural living opportunities in the hinterland of the town, for example on land rising between Penny Royal Valley Road and the Old Lorne Road, which has moderate slopes, a northerly aspect and opportunities for a range of ecotourism businesses. 6.3 Ad Hoc Rural Living Development Existing Rural Living Zoned land was subdivided in the 1970’s. Since then, there has been no additional land re-zoned to Rural Living. As outlined in Section 4.3 of this report, there is strong evidence that many lots zoned Farming are being used for lifestyle purposes or hobby farming. Council has a relatively strong position on preventing ad hoc rural living development through the tenement provisions and the schedule to the Farming Zone (Map 6) that supports the retention of large rural lots. However, the analysis of vacant tenements and permit approvals for dwellings (Section 3.5) supports the observation that ad hoc development is occurring and is likely to continue. In 1997 there were 306 vacant tenements. By 2006, 145 tenements had received a permit for a dwelling. The analysis also identified the location and size of the remaining 161 tenements that may be eligible for a dwelling permit. While many of these are larger than 80 hectares, in the past, this has not discouraged purchases of land for lifestyle purposes. RMCG Consultants for Business, Communities & Environment Page 29
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Rural Strategy - Surf Coast Shire

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