Rural Strategy - Surf Coast Shire

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Surf Coast Shire Rural Strategy Review Final Report Strategies: 1.2.2 Restrict the expansion of rural residential and low density residential land use and development into productive agricultural land Action: Review opportunities through the Rural Strategy Review for rural residential development (and the application of the Rural Living Zone) currently identified in the Municipal Strategic Statement Develop criteria for the assessment of rural residential and subdivision proposals outside urban areas Maintain the Farming Zone (including minimum subdivision areas) on valuable agricultural land surrounding the hinterland townships of Deans Marsh, Moriac and Winchelsea, as well as those areas outside the designated growth areas surrounding Torquay, Jan Juc/Bells Beach and Bellbrae Guidelines for identifying land conducive to future agricultural uses and unsuitable for RLZ are identified in Section 6.5 of this report. Refer to Ministerial Direction No. 6 No support for RLZ. Note possible conflict between this recommendation and Rural Residential Strategy with regard to RLZ around Deans Marsh Strategy: 1.3.5 Discourage low density or rural residential land uses (particularly lots above 2000m2): In serviced areas within townships; and In un-serviced areas that are remote from townships and the provision of public transport, infrastructure and services Action: Avoid the application of the Low Density Residential Zone or the Rural Living Zone in serviced areas or areas where planned infrastructure extensions will service the area Avoid the application of the Rural Living Zone, except where areas close to un-serviced townships are identified in the Rural Strategy Review. Qualified support for Rural Living on urban boundaries Qualified support for Rural Living with strategic justification Strategy: 2.2.5 Actively encourage new caravan and camping facilities to provide for key or seasonal worker accommodation and discourage the subdivision of existing caravan parks for private housing Action: Develop guidelines for the location of caravan parks within urban areas, and outside urban areas as part of the Rural Strategy Review Caravan Parks are prohibited in the Farming Zone but are a Section 2 use (permit required) in the Rural Activity Zone. This review will investigate opportunities for application of the Rural Activity Zone RMCG Consultants for Business, Communities & Environment Page 36
Surf Coast Shire Rural Strategy Review Final Report 6.7 Rural Living Conclusions Provision of additional land zoned for rural living must be strategically justified taking into consideration the State Policy Objectives for Rural Living and Ministerial Direction No. 6. While the consultation phase of this review found that demand did exist for rural residential land, zoning of additional land for Rural Living is not supported because: State Policy generally discourages rural residential development unless it is located close to existing towns and urban centres, can be supplied with electricity, water and good quality road access and will not encroach on high quality productive agricultural land or adversely impact on waterways or other natural resources. Candidate areas for rural living are limited by the direction of the Housing Strategy Objectives and Strategies particularly: Protecting environmental and landscape values; Discouraging fringe development around serviced towns and isolated rural living development; Maintaining green breaks; and Protection of land with significant agricultural values. The Surf Coast Shire Housing Strategy found that there is sufficient land to meet existing and future residential needs for the next 30 years without additional Rural Living zoned land; Rural residential development is more appropriately addressed as an urban issue in township structure plans; Rural living is an inefficient use of land to accommodate growth and is costly to service; It is consistent with the approach to rural residential development across the region, with limited opportunities for rural living identified in neighbouring municipalities so that rural landscape and environmental values are protected, high quality agricultural land is protected and to prevent isolated rural residential development that introduces servicing difficulties. Surrounding municipalities also acknowledge that a portion of land zoned Farming is likely to be used for larger scale rural living. As a consequence it is considered that provision of additional land zoned Rural Living could not be justified under the guidelines of Ministerial Direction No. 6 at this time. RMCG Consultants for Business, Communities & Environment Page 37
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