Draft Housing and Settlement Strategy - South Gippsland Shire ...

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South Gippsland Housing and Settlement Strategy | Consultation Draftas part of the application. Accordingly, due to their large number and widedistribution these small Farming Zone lots provide substantial opportunitiesfor rural lifestyle development without the need to rezone additional landinto the Rural Living Zone.The 11 old Crown townships across the municipality represent an exceptionto this approach. At present the Rural Dwellings Policy does not supportdwelling developments within the 9 affected townships (with the exceptionof Meeniyan and Tarwin Lower RO Areas).The application of the RestructureOverlay provides an opportunity to facilitate some redevelopment of theselots subject to the consolidation of existing small titles. This type ofmeasured approach to redevelopment has the potential to provide somecertainty for landowners while avoiding further fragmentation and dispersalof population. Once the Restructure Overlay has been introduced the RuralDwellings Policy will need to be revised to accommodate limiteddevelopment in old Crown Townships.3.2.4 DIRECTIONS FOR URBAN RESIDENTIAL LAND USESettlements in the Shire are highly dispersed, with Leongatha, Korumburraand Foster containing the majority of the population.The majority of housing growth is taking place in the vicinity of the SouthGippsland Highway in the towns of Leongatha, Korumburra, Loch, Nyoraand Poowong driven by proximity to employment in metropolitanMelbourne, Wonthaggi and Warragul. Demand for dwellings in this area islargely driven by local families attracted by relatively low property pricesand large dwellings.Council has developed Structure Plans for these settlements that provide aland use frameworkSTANDARD RESIDENTIALThe majority of recent residential development has comprised ‘standardresidential housing’, namely detached dwellings within the Residential 1Zone. Key considerations for the future provision of standard residentialhousing relate to diversity, location and design.DensityLocationDesignTOWNSHIP ZONEThere is currently a lack of housing diversity across the Shire;detached houses are the predominant housing type. Anecdotally,there is a growing demand for both 4+ bedroom dwellings and smallerdwellings (i.e. around 180 - 400 sqm blocks). The Shire currently haslimited supply of these dwelling types.The location of existing dwellings in South Gippsland is highlydispersed. There is housing growth pressure in Leongatha,Korumburra, Venus Bay and Nyora.There are opportunities to encourage the incorporation ofenvironmentally sensitive design and universal design principles in thedevelopment of new housing.The Township Zone currently applies to land within many of the smallersettlements across the Shire. This zone provides for residentialdevelopment as well as a range of commercial, industrial and other uses. Itprovides flexibility for a variety of land uses to operate and establish withinsettlements.The flexibility offered by the Township Zone is appropriate in smallersettlements where growth is limited and reticulated sewerage is unavailable.While greater flexibility does create the potential for land use conflict, thiscan be mitigated by the larger lot sizes and other constraints associated withthe operation of septic tanks.© planisphere 2013 34
South Gippsland Housing and Settlement Strategy | Consultation Draft3.2.5 DIRECTION FOR NON-URBAN RESIDENTIAL LAND‘Non-urban’ land refers to land outside the settlement boundaries. TheRLUS provides policy direction for up to 2000 dwellings that can bedeveloped on existing land within the Farming Zone. The HSS does notprovide for any additional population growth in the non-urban areas of theShire than that identified in the RLUS.The South Gippsland Rural Land Use Strategy (RLUS) adopted by Council inAugust 2011, identified the Shire’s non-urban areas have experienced a highlevel of land fragmentation, arising from both historical settlement patternsand less stringent planning policies under earlier planning schemes. Leftunchecked, further fragmentation through land subdivision will haveconsiderable implications for agricultural production, landscape, and theservicing of populations in outlying areas (South Gippsland Shire Rural LandUse Study, August 2011).State planning policy discourages ad hoc residential development in ruralareas and local policy continues to be revised to ensure this is consistent. Tolimit the further fragmentation of rural land by subdivision, maintainingclear and robust planning criteria around such practices will ensure the fair,sustainable and economic use and development of rural land. Mostimportant, is to ensure land with high agricultural quality is protected fromurban encroachment.Council will maintain a strong commitment to discouraging growth inlocations not serviced by reticulated water and sewerage.FARMING ZONEThe Rural Land Use Strategy 2011 (RLUS) found that rural areas of the Shirehave experienced a high level of land fragmentation arising from historicalsettlement and subdivision patterns. It supports the consolidation of rurallots to reduce fragmentation, avoid land use conflicts and supportagricultural production.The RLUS identified a significant supply of 2,000 vacant lots under 4.0ha insize within the Farming Zone that may also be suitable for the rural lifestylemarket. These lots have not been included in demand analysis as thepurpose of the zone does not support residential dwelling growth. Approvalto develop these lots for dwellings is subject to the provisions and decisionguidelines of the Farming Zone and relevant local policies.The HSS has investigated eleven old Crown townships identified in theRLUS. It recommends the application of the Restructure Overlay to betteralign these subdivisions with the purposes of the Farming Zone and providecertainty to land owners.Clause 22.08 - Rural Dwellings Policy of the South Gippsland PlanningScheme currently applies to applications for the use and development ofdwellings in the Farming Zone. The Clause addresses matters such asdevelopment of dwellings on lots in association with or without agriculture,development of second and subsequent dwelling and development ofdwellings in association with native vegetation and biodiversity outcomes.The scheduled lot size over which a planning permit is not required to usethe land for a Dwelling in the Planning Scheme is 40ha. At present the policyseeks to prohibit the development of dwellings in old Crown townships.This policy intent is supported by this Housing and Settlement Strategy. Thepolicy relating to old Crown townships should be revised in the event thatthe Restructure Overlay provides an alternative mechanism for dealing withdevelopment in these locations.LIFESTYLE RESIDENTIAL MARKETThere is also a strong lifestyle residential property market in SouthGippsland, driven largely by the tree-change and retirement demandsectors.These residents are driving demand for rural living and lower densityresidential properties. This is particularly evident in areas of high amenityand environmental value, such as Foster, Mirboo North, smaller coastal© planisphere 2013 35
Page 1 and 2: DRAFTFOR THE SOUTH GIPPSLAND SHIRE
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South Gippsland Small Towns UDF | P
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Arawata6.1 ARAWATAArawata is a smal
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Bena6.2 BENABena is a small rural r
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BENA LAND USE & URBAN DESIGN FRAMEW
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BuffaloInvestigate potential to con
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Darlimurla6.4 DARLIMURLADarlimurla
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Dumbalk6.5 DUMBALKDumbalk is locate
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Fish Creek6.6 FISH CREEKFish Creek
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FISH CREEK LAND USE & URBAN DESIGN
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KARDELLA LAND USE & URBAN DESIGN FR
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KongwakInvestigate potential to pro
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Koonwarra6.10 KOONWARRAKoonwarra is
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MIRBOO LAND USE & URBAN DESIGN FRAM
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NERRENA LAND USE & URBAN DESIGN FRA
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Stony Creek6.14 STONY CREEKStony Cr
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Strzelecki6.15 STRZELECKIStrzelecki
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Walkerville6.16 WALKERVILLEWalkervi
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WALKERVILLE LAND USE & URBAN DESIGN
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Yanakie6.17 YANAKIEYanakie is locat
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APPENDICES© planisphere 2013 191
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