21.03 SETTLEMENT AND HOUSINGs3.dpcd.vic.gov.au/planning_scheme_history/ab97933bc2ea9ec81fd… ·...

ARARAT PLANNING SCHEME

MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.03 PAGE 1 OF 11

21.03 SETTLEMENT AND HOUSING

21.03-1 Townships

From the current population of about 11,250 (Council Plan 2009), Victoria in Futureforecasts that the population of the municipality will grow to about 12,200 persons in 2026.The number of dwellings is forecast to grow from 4762 to 5297 at a rate of 21 dwellingsper annum. Much of this growth will be due to changing household structures, including areduction in the average size of households from 2.4 persons per dwelling in 2001 to 2.23persons per dwelling in 2021. The above indicates the need to provide approximately 3.0hectares of land per annum to accommodate residential needs to the year 2011. With areduction in household size and an ageing population, there is likely to be an increaseddemand for a diverse range of dwellings including small houses such as one and twobedroom units. It is envisaged that the majority of these new dwellings (70%) will belocated in the town of Ararat. It is also expected that Moyston and Pomonal will experiencesignificant growth.

The Ararat Rural Zone Review (2007) examines urban residential and rural residentialdevelopment throughout the municipality. It identifies preferred locations for urbanresidential within and adjacent to Ararat, Willaura and Lake Bolac when reticulated seweris provided to that town. It also identifies preferred locations for rural residentialdevelopment adjacent to the townships of Pomonal, Lake Bolac and Moyston.Opportunities are also identified to the north and east of Ararat.

The municipality retains a distinctive pattern of urban development based on separatetownships and settlements that have developed as a result of historical, locational andenvironmental factors. There is the need to maintain a network of viable towns andsettlements, contain development within these areas, and to limit the impact of surroundingagricultural activities on these settlements. It is also necessary to ensure that growth anddevelopment is only supported where environmental, water quality and effluent treatmentmanagement can be demonstrated.

Ararat will continue to accommodate most of the new residential development as peopleprefer to enjoy convenient access to schools, health services, high quality shopping andemployment opportunities available in the town. There are opportunities in Ararat toprovide higher density housing on infill sites, high quality residential estates and ruralliving development at the edges of the town.

Willaura is the municipality’s second largest settlement with infrastructure and services inplace capable of sustaining a significant population increase. Willaura is viewed as analternative housing and settlement location capable of supporting increased demand forhousing.

Objective 1 – Townships (General)

To retain and promote the individual character and role of each of the towns in themunicipality.

Strategies

Contain urban development within existing towns.

Encourage towns to develop in accordance with the township framework plans formingpart of this clause.

Encourage greater diversity in the range of housing opportunities provided, includingadditional small lot and multi-unit housing.

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Discourage any additional residential development in those areas which are outside ofthe Urban Zones and associated framework plans for each individual town.

Encourage the provision of a diverse range of dwellings particularly higher densitydevelopments within the existing townships.

Ensure that new residential and rural residential areas have convenient and safeconnections to the commercial and community facilities in the town centres.

Control development in townships having regard to the environmental and physicalsensitivities.

Protect existing residential amenity from the intrusion of industrial uses and ensure thatfuture residential areas are not compromised by industrial development. (

Ensure that applications for residential, community or other sensitive land usesdemonstrate that the site is not contaminated.

Assist in establishment of small business opportunities.

Support commercial opportunities in smaller townships.

Provide a variety of appropriately zoned land as to ensure all business opportunities canbe considered.

Focus commercial activity around existing commercial centres in all towns.

Restrict residential development in areas identified for present and future industrial orcommercial development (other than for shop top opportunities).

Objective 2 – Townships (Ararat)

To encourage Ararat to develop as the major residential, service and business centre inthe municipality.

Strategies

Direct new development to growth areas to the north-west and north of the town.

Provide opportunities for rural living to the east and north of the town.

Provide for a range of residential, commercial, industrial and other land uses thatcomplement the former Aradale site.

Ensure that development around Greenhill Lake is sympathetic to the naturalenvironment.

Objective 3 – Townships (Lake Bolac)

To encourage Lake Bolac to develop as a service centre, a lake-side settlement andfocus for recreation opportunities.

Strategies

Encourage additional rural residential development along the Lake, unless reticulatedsewer is provided and development should then mainly comprise urban infill.

Enhance the visual appearance of the Lake Bolac township, particularly along theMortlake Ararat Road and the Glenelg Highway.

Encourage the development of a management plan for Lake Bolac and the foreshore.

Objective 4 – Townships (Willaura)



To encourage Willaura to develop as a key service centre for the local community andsurrounding rural hinterland.

Strategies

Encourage a more diverse range of housing choices including low residentialdevelopment in close proximity to the services in the town.

Encourage new settlement in Willaura to maximise the use of existing infrastructure.

Objective 5 – Townships (Pomonal)

To encourage Pomonal to develop as having a semi-rural character which is based onits low density residential development and location on the eastern slopes of theGrampians.

Strategies

Discourage further rural living development to the west of the town towards theGrampians National Park.

Encourage residential development to the south of the town centre.

Objective 6 – Townships (Moyston)

To encourage Moyston to attract people who enjoy a rural living experience withconvenient access to employment, shopping, schooling and health services in Ararat.

Strategies

Provide further opportunities for a range of low density residential and rural livingresidential developments within convenient access to the core community facilities.

21.03-2 Rural Living

Considerable areas of land have been identified throughout the municipality for rural living(rural residential) purposes. These areas include the fringe areas around Ararat, and atMoyston and Pomonal. While the desire for rural living opportunities is likely to continue,extensive areas of land are currently available for such purposes. Council recognises thatthe amount of land devoted to rural living pursuits needs to be controlled. Land used forrural living needs to be carefully managed in light of environmental constraints andagricultural pursuits, particularly to ensure that agricultural land is not fragmented. Ruralliving opportunities will be provided within the areas identified on the township plans andwill be discouraged outside those areas.

Objective 7 – Rural Living

To discourage land fragmentation and an over supply of rural living land.

Strategies

Identify suitable areas for future residential development including low density andrural living development.

Focus rural living opportunities in identified areas around existing towns and servicedareas.

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Discourage further rural living development outside of the area shown in the PomonalFramework Plan with the aim to retain the character and amenity of Pomonal and thesurrounding area.

Discourage further expansion of the Rural Living Zone areas outside of the areasdesignated in the Moyston Framework Plan.

Objective 8 – Rural Living

To ensure that new dwellings on small lots in rural areas are related to an agriculturaloutcome and do not prejudice rural activities.

Strategies

Rural residential and hobby farm outcomes will be discouraged on land in the FarmingZone.

Ensure applicants demonstrate that any proposal for a new dwelling in the FarmingZone protects the environmental characteristics of the land.

Ensure applicants demonstrate that any proposal for a new dwelling in the FarmingZone is required for agricultural purposes and will not prejudice agriculturalproductivity.

Provide effective separation distance between land uses with off-site effects andsensitive land uses, particularly dwellings.

Encourage any dwelling lot in the Farming Zone to be at least 4000m2 in area.

Encourage any dwelling lot in the Farming Zone to be a maximum of 2ha in area.

21.03-3 Infrastructure

The provision of infrastructure, particularly reticulated sewerage and land capability are themost significant constraints on urban development. The majority of the towns in themunicipality are serviced by Grampians Wimmera Mallee Water. Domestic water issourced from nearby rivers and creeks and reticulated for most towns. The reticulatedwater supplies to the towns are considered adequate to meet future demand. The smallertownships have private water supplies. The key concerns are to maintain the quality of thewater in the catchments, the need to control effluent and pesticide flows in the waterways,levels of colour and turbidity and the need for effective disinfection.

The only towns in the municipality that have reticulated sewerage systems are Ararat andWillaura although Lake Bolac is currently being sewered. The reticulated seweragesystems have the capacity to service projected industrial, commercial and residentialdemand. The other smaller townships are generally not large enough to make reticulatedsewerage economically viable. Rainfall, soil type and the topography contribute to somedrainage problems throughout the municipality. While most of the larger towns havereticulated drainage systems, low lying, floodprone and poorly drained areas around thetowns pose some constraints to further development. In rural areas the drainage ofagricultural land can significantly affect natural drainage patterns which can cause the lossof wetland habitats with impacts on flora and fauna.

The municipality is heavily dependent on road transport as its primary means of transportand travel. The Western Highway through Ararat is a principal road, linking state capitalcities and land use planning should take full account of this National Highway whendevelopment occurs in its vicinity. The major future road issue is the potential for a truckbypass at Ararat and the consequent effects. Air services in the municipality are availableat the Ararat Aerodrome, which is located 5 kilometres east of Ararat. The main rail linebetween Melbourne and Adelaide runs through Ararat and fast train services are availableto Melbourne.

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Objective 9 – Infrastructure

To ensure the equitable provision of services in a manner which is responsive to need,and is economically and socially sustainable.

Strategies

Ensure that future development maximises the existing infrastructure and minimisesfurther infrastructure costs.

Ensure that new urban residential areas have access to contemporary infrastructureservices including reticulated utility services, constructed roads and convenient localrecreation spaces.

Ensure that new residential development occurs in an orderly and integrated manner anddiscourage developments that are not contiguous to existing settlements.

21.03-4 Implementation – Settlement and Housing

Apply the Residential, Industrial, Business, and Township Zones as appropriate.

Apply the Farming Zone to land surrounding the urban and township zones to containdevelopment and to protect agricultural land.

Apply the Farming Zone and the Restructure Overlay to Maroona and Mininera andother Crown townships which are subdivided but not actually developed.

21.03-5 Further Strategic Work – Settlement and Housing

Prepare a ‘Rural Strategy’ inclusive of an audit of rural land, and a land capability andproductivity analysis including the identification of land to be earmarked for farming asa business, environmental protection, mixed use, rural living orrestructure/consolidation.

Prepare a ‘Rural Living Strategy’ identifying growth areas taking into account landsupply, demand, tourism, visual amenity environmental factors and infrastructure.

Prepare a ’Small Towns Strategy’ for Willaura, Moyston, Lake Bolac, Elmhurst,Buangor and Pomonal with particular emphasis on infrastructure availability andtourism potential.

Review the Ararat Residential Land Use Strategy 2005

Investigate (with VicRoads) options for the future by pass of Ararat township as part ofthe Ballarat to Stawell duplication.

Undertake a ‘Township Strategy’ for Pomonal reviewing the opportunities and merit forzoning land for business together with associated design controls to facilitate additionalcommercial opportunities and review subdivision sizes in the Rural Living Zone.

Review the residential land supply in Ararat township and identify preferred areas forhigher density housing especially in and around the Ararat central business district.

Investigate the demands and preferred location of aged care facilities andaccommodation.

Implement the new sewerage scheme at Lake Bolac.

Prepare restructure plans for Mininera and Maroona.

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Ararat Framework Plan (outer city area)



Ararat Framework Plan (inner city area)



Lake Bolac Framework Plan



Willaura Framework Plan



Pomonal Framework Plan



Moyston Framework Plan

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