ARARAT SUSTAINABLE GROWTH FUTURE · The project in currently in Stage 3: Draft Strategy. The Draft...
Transcript of ARARAT SUSTAINABLE GROWTH FUTURE · The project in currently in Stage 3: Draft Strategy. The Draft...
ARARAT SUSTAINABLE GROWTH FUTURE
FINAL REPORT FEBRUARY 2014
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 2
© Planisphere 2014.
This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the
Copyright Act 1968.
PROJECT CONTROL
NAME NO. PM APPROVED PD APPROVED DATE
DRAFT FOR COMMENT 1 NO JLR 6 SEP 2013
CONSULTATION DRAFT (V1) 2 KP JLR 8 OCT 2013
CONSULTATION DRAFT (V2) 3 KP JLR 31 OCT 2013
FINAL REPORT (V1) 4 KP JLR 23 JAN 2014
FINAL REPORT (V2) 5 JLR JLR 14 FEB 2014
The Study Team recognises that the State of Victoria has an ancient and proud Aboriginal history and complex ownership
and land stewardship systems stretching back many thousands of years. We would like to acknowledge the Traditional
Owners of this land, and offer our respect to the past and present Elders and through them to all Aboriginal and Torres
Strait Islander People.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 3
Chapter 1. Introduction 4
1.1 Purpose 5
1.2 Background 5
1.3 The Study Area 5
1.4 The Study Team 7
1.5 Approach 7
1.6 Consultation 7
Chapter 2. The Rural City in Context 8
2.1 Introduction 9
2.2 Strategic Context 9
2.3 Key Influences 9
2.4 Municipal Profile 11
2.5 Key Drivers of Change 14
Chapter 3. Setting a Framework for Growth: Residential Land Use 16
3.1 Introduction 17
3.2 Housing Growth 17
3.3 Residential Land Use 17
Chapter 4. Setting a Framework for Growth: Non-Residential Land Use 27
4.1 Introduction 28
4.2 Business Confidence Survey 28
4.3 Retail Land Use 29
4.4 Commercial Land Use 32
4.5 Industrial Land Use 33
4.6 Tourism 38
4.7 Critical Considerations 40
Chapter 5. Sustainable Growth Plan 43
5.1 Introduction 44
5.2 Draft Vision 44
5.3 Principles 44
5.4 Directions & Policy Responses 45
5.5 Settlement Hierarchy 46
Chapter 6. Ararat in Future 47
6.1 Introduction 48
6.2 Existing Infrastructure 48
6.3 Settlement Role 48
6.4 Current Strategic Direction 48
6.5 Issues, Opportunities & Constraints 51
6.6 Future Growth Recommendations 53
Chapter 7. Small Towns Strategy 57
Introduction 58
Lake Bolac 59
Willaura 66
Pomonal 72
Moyston 78
Elmhurst 84
Buangor 89
Chapter 8. Implementation 94
8.1 Planning Scheme Implementation Recommendations 95
8.2 Timeline for Implementation 95
Appendices 98
Appendix A: Strategic Context
Appendix B: Ararat SGF Property and Economic Analysis Report, Urban Enterprise (August 2013)
Appendix C: Proposed Municipal Strategic Statement (MSS) changes
Table of Contents
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Chapter 1. Introduction
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1.1 Purpose
Ararat Rural City Council is preparing a Sustainable
Growth Future Strategy (SGF Strategy) to provide an
integrated framework for managing the future growth
and development of the municipality over the next 25
years.
The purpose of the SGF Strategy is:
• Toprepareanintegratedlandusestrategytomanage
the future growth and development of Ararat and
small towns within the municipality; and
• Toprovidehighlevelstrategicdirectiontoinformthe
update of Council’s MSS.
1.2 Background
Ararat Rural City is located approximately 200km north-
west of metropolitan Melbourne. Approximately 4,230
sq kilometres in area, the municipality is home to around
11,183 people (ABS Census 2011), 7,500 of whom reside in
the township of Ararat, with the remainder spread across
a number of smaller townships and rural living areas.
The population is projected to grow to 13,925 residents
over the next 20 years (Victoria in Future 2012). This will
reverse the trend experienced between 1991 to 2006, a
period which saw a decrease in population.
A number of major projects, such as the $300M Ararat
Prison redevelopment, the Western Highway Duplication
and National Broadband Network, have given impetus
to economic development in Ararat and, alongside a
demand for rural living opportunities, are key drivers of
projected population growth.
The anticipated growth and change of the municipality
has highlighted the need to plan for the future of Ararat
Rural City to ensure local needs are met and suitable land,
services and infrastructure are available to meet demand.
Council’s Municipal Strategic Statement (MSS) was
last reviewed in 2004 and the opportunity exists to
undertake a major revision to reflect current optimism in
the future growth potential of Ararat Rural City. A recent
policy-neutral rewrite of the MSS and Local Policies
has been undertaken to modernise the MSS structure.
Considerable strategic work has also been undertaken
since the last review and this needs to be drawn together
to inform the updated MSS.
Council has identified several remaining gaps in the
available strategic information, particularly in relation to
the supply of commercial, retail, industrial and residential
land in Ararat and key townships.
This project therefore seeks to review the current MSS,
integrate recent strategic work and address a number of
strategic gaps.
Introduction
Importantly, the Strategy seeks to apply a regional
approach to strategic planning and economic
development across the municipality, including planning
for tourism, business attraction and retail diversity.
The project includes two core components:
• LandSupplyandDemandAnalysis: to understand
the location, demand and capacity of residential,
commercial, retail, and industrial land throughout the
municipality.
• SmallTownsStrategy:to guide the future role,
function, growth and development of the
municipality’s smaller settlements.
A key output of the project will be a set of updated
Framework Plans to sit within the Ararat Planning Scheme
MSS. The updated plans will reflect the analysis, data
and strategic directions identified throughout the SGF
Strategy.
1.3 The Study Area
The study area for the SGF Strategy focuses on the
principal settlement of Ararat and the key population
centres of Willaura, Lake Bolac, Moyston, Pomonal,
Elmhurst and Buangor. (Refer to the Study Area Map on
the following page).
The study area also encompasses the smaller rural
localities of Wickliffe, Streatham, Mininera, Westmere,
Tatyoon, Moroona, Middle Creek, Warrak and Mount
Cole, however a detailed analysis of these smaller rural
settlements has not been undertaken as part of this
project.
It is important to note that although agricultural land plays
a significant role in the identity, landscape and economic
contribution of the municipality, the focus of the SGF
Strategy is on urban and rural living land.
TheStrategyseekstoapplyaregional
approach to strategicplanning
andeconomicdevelopment
acrossthemunicipality.
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GrampiansNational Park BUANGORBUANGOR
POMONALPOMONAL
WICKLIFFEWICKLIFFE
WILLAURAWILLAURA
MOYSTONMOYSTON
LAKE BOLACLAKE BOLAC
MAROONAMAROONA
ARARATARARAT
TATYOONTATYOON
MININERAMININERA
STREATHAMSTREATHAM
ELMHURSTELMHURST
WESTMEREWESTMERE
Rural City of Ararat Municipal Boundary
Municipal Centre
Small Town
Rural Village
Rural Locality
Draft Central Highlands Regional Growth Plan (2013) designated future settlement role:
Regional Centre
Small Town
LEGEND
N
Study Area Map
GrampiansNational Park BUANGORBUANGOR
POMONALPOMONAL
WICKLIFFEWICKLIFFE
WILLAURAWILLAURA
MOYSTONMOYSTON
LAKE BOLACLAKE BOLAC
MAROONAMAROONA
ARARATARARAT
TATYOONTATYOON
MININERAMININERA
STREATHAMSTREATHAM
ELMHURSTELMHURST
WESTMEREWESTMERE
Rural City of Ararat Municipal Boundary
Municipal Centre
Small Town
Rural Village
Rural Locality
Draft Central Highlands Regional Growth Plan (2013) designated future settlement role:
Regional Centre
Small Town
LEGEND
N
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1.4 The Study Team
Planisphere, in partnership with Urban Enterprise, has been
commissioned by Council to prepare the SGF Strategy. Key
roles of the consultant team have been as follows:
Planisphere: Project Management, Planning & Urban
Design.
UrbanEnterprise:Economic Analysis, Land Demand &
Supply Analysis.
Importantly, the Strategy has been developed in close
collaboration with Council by means of a Project Steering
Group representing a range of council departments
including strategic planning, statutory planning, economic
development, community services and engineering.
1.5 Approach
The project is being undertaken in four stages as outlined in
the process diagram opposite.
The project in currently in Stage 3: Draft Strategy. The
Draft SGF Strategy has been prepared through undertaking
extensive background research and analysis, township
surveys, a land supply and demand analysis, and targeted
consultation with business owners and community
members.
This stage provides an important opportunity for the
community and other key stakeholders to review and
comment on the Draft SGF Strategy. Comments received
will be used to inform preparation of the Final SGF Strategy,
due for completion in December 2013.
1.6 Consultation
The involvement of and consultation with a variety
of stakeholders is a fundamental component of the
preparation of the SGF Strategy. To date the project team
has sought input through the following engagement
opportunities:
SCOPING SUMMIT
A half day Scoping Summit was held on the 28th May at
the Gum San Conference Centre in Ararat. The purpose of
the Scoping Summit was to gain an understanding of the
key issues, opportunities and constraints facing Ararat and
other key settlements throughout the municipality. The
Scoping Summit was attended by a number of Council
officers, government agencies and service providers.
BUSINESS WORKSHOPS
Two business/retail workshops were held on the 27th and
28th of May in Ararat with local businesses, retailers and
developers. The purpose of the workshops was to gain
an understanding of the existing issues, opportunities and
constraints facing local businesses, retailers and developers
within the municipality, particularly Ararat.
BUSINESS CONFIDENCE SURVEY
A Business Confidence Survey was distributed in May and
June 2013 to provide an overview of current business
conditions and confidence within Ararat Rural City. There
were 31 responses from businesses across the municipality.
Full details regarding questions and responses can be
found in the Ararat SGF Property and Economic Analysis
Report (Appendix B) prepared by Urban Enterprise as input
into the SGF Strategy.
A variety of businesses participated in the survey from the
retail, construction, and health and service sectors. The
majority of survey respondents were located in Ararat, while
a few businesses had multiple locations in Ararat, Stawell
and Horsham. Respondent businesses had been operating
for an average of 18 years in Ararat Rural City.
COMMUNITY WORKSHOPS
Three Community Workshops were held over the weekend
of the 1st and 2nd of June, 2013. Workshop 1 (Grampians)
was held at the Moyston Hall, Workshop 2 (Eastern Ranges)
at Warrak Hall, and Workshop 3 (Southern Towns) at
Lake Bolac Hall. The workshops were well attended by
community members and other interested stakeholders.
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Stage 1
Incepti on
Stage 2
Analysis &Consultati on
Stage 3
Draft Strategy
Stage 3
Final Strategy
Scoping Summit
Business Workshops
Community Workshops
Community ‘Drop-In’ Sessions
>>>>
PROJECT STAGES CONSULTATION
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Chapter 2. TheRuralCityinContext
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2.1 Introduction
This section sets the context for the study. Ararat Rural
City is influenced by a range of government policies
and regulations, socio-demographic characteristics,
environmental conditions, economic drivers and external
influences or ‘drivers of change’.
2.2 Strategic Context
Various State, Regional and Local policies, plans and data
sources provide the strategic context in which the SGF
Strategy needs to be considered. A detailed summary of
State, Regional and Local Policy is provided in Appendix
A: Strategic Context.
Key strategic documents include:
STATE POLICY
• VictoriaPlanningProvisions
• StatePlanningPolicyFramework
• VictoriainFuture2012:PopulationsProjections
• UrbanDevelopmentProgram(administeredby
the Department of Transport, Planning and Local
Infrastructure)
• ReformedplanningzonesforVictoria(2013)
• Victorian Freight and Logistics Plan (2013)
REGIONAL POLICY
• DraftCentralHighlandsRegionalGrowthPlan(2013)
• CentralHighlandsRegionalStrategicPlan(2010)
• GlenelgHopkinsRegionalCatchmentStrategy(2013-
2019)
• DraftWimmeraRegionalCatchmentStrategy(2013-
2019)
LOCAL POLICY
• LocalPlanningPolicyFramework(includesMSSand
Local Policies)
• Ararat Rural City Council Environmental Sustainability
Strategy 2010-2020
• Ararat Rural City Community Vision 2030
• ResidentialLandReview(2012)
• IndustrialLandReview(2012)
• Stawell – Ararat – Halls Gap Triangle Rural Zone
Review (2012)
• AraratRuralZoneReview(2007)
• AraratRetailStrategy&StreetscapeReport(2007)
• AraratRuralZoneReview:NorthWestPrecinct
(November 2006)
• AraratResidentialLandUseStrategy(2005)
• IndustrialLandUseStrategy(2005)
• AraratEconomicDevelopmentStrategy(2005)
• Ararat Rural City Community Action Plans
2.3 Key Influences
In formulating the Draft SGF Strategy, two important
policy positions, recently released by the State
Government are set to have significant influence on the
future of the municipality:
• RecentreformstotheVictorianplanningzones.
• ReleaseoftheDraft Central Highlands Regional
Growth Plan.
A short overview is provided below with further detail
provided in Appendix A: Strategic Context.
REFORMED PLANNING ZONES (2013)
The Victoria Planning Provisions (VPPs) contain a suite
ofState-standardzonesandoverlaysthatCouncils
are to select from in seeking to achieve their strategic
objectives.
In mid 2013 important reforms were made to the State
Planning Policy Framework and several of Victoria’s
planningzones.Threenewresidentialzones,three
amendedresidentialzones,twonewcommercialzones
andthreeamendedindustrialzoneswereintroducedinto
the Victoria Planning Provisions. More detail can be found
onthenewplanningzoneswithinAppendixA:Strategic
Context.
Whilechangestothecommercialandindustrialzones
have already been introduced into the Ararat Planning
Scheme, Council has 12 months to determine how it will
applythenewresidentialzones.
Reforms have also been made to the Rural Zones. For
the purposes of this study, only the changes to the Rural
Living Zone (RLZ) are relevant.
Theimplicationsofthezonereformsarediscussedin
further detail throughout the SGF Strategy.
DRAFT CENTRAL HIGHLANDS REGIONAL GROWTH PLAN (2013)
The Draft Central Highlands Regional Growth Plan (RGP),
released in June 2013, will be used to guide and inform
land use planning across the Central Highlands Region.
The plan covers the municipalities of Ararat, Ballarat,
Golden Plains, Hepburn, Moorabool and Pyrenees and
identifies opportunities to encourage and accommodate
growth and manage change over the next 30 years.
It sets strategic priorities and infrastructure directions
for the region, identifies where development will be
supported, and highlights regional assets that should be
preserved, maintained and/or developed.
The RGP contains a settlement hierarchy to help
frame development across the region. Designations
within the Central Highlands Region include Ballarat
as a ‘Regional City’, and Ararat and Bacchus Marsh
as ‘Regional Centres’, alongside various Towns, Small
Towns and Rural Settlements. Importantly, Lake Bolac
and Willaura have been identified as Small Towns in the
hierarchy, highlighting their role in the Ararat municipality
in providing access to key services and connection to
sewage.
The plan identifies the Western Highway and Melbourne
to Adelaide railway corridors (via Ararat) as key east-west
transport assets providing links across the region to major
centres. This position is further supported in the State
Government’s Victorian Freight and Logistics Plan (2013)
which identifies Ararat as a key location on the National
Land Transport Network.
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Implications for the Strategy
Key factors influencing the SGF Strategy include:
• StatePolicyrequiresCounciltoensurethereisa
sufficient supply of residential land supply to meet
demandoverat-leasta15yearplanninghorizon.Itis
useful to adopt a similar time frame for commercial
and industrial land.
• RecentreformstoVictoria’splanningzoneswillhave
implications for Ararat Rural City by rationalising
commercialzones,introducinganewhierarchyof
residentialzonesandbroadeningtherangeofland
usespermissibleinruralzones.
• TheDraft Central Highlands Regional Growth Plan
(RGP) sets a framework to guide and inform land use
planning across the Central Highlands Region. The
plan sets the strategic priorities and infrastructure
directions for the region.
• The RGP contains a settlement hierarchy to help
frame development across the region and outlines
future development directions and strategies for
several townships. Designations within the Central
Highlands Region include Ballarat as a ‘Regional City’,
and Ararat and Bacchus Marsh as ‘Regional Centres’,
alongside Lake Bolac and Willaura which have been
designated as Small Towns.
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2.4 Municipal Profile
THE PEOPLE
Ararat Rural City is currently home to 11,321 people (2012
estimate) with the population projected to grow to 13,925
residents over the next 20 years, a growth rate of 0.7% per
annum (Victoria in Future 2012). The population structure
is expected to change significantly during this time,
comprising a much larger proportion of residents aged 65
years and over, in line with broader national trends of an
‘ageing population’.
Detailed demographic profiling has been prepared as part
of the the Ararat SGF Property and Economic Analysis
Report (Appendix B) and can be sourced via the Ararat
Rural City Community Profile prepared by id. Consulting
and available on the Ararat Rural City Council website.
The key demographic indicators for Ararat Rural City are
as follows:
• Currentpopulationof11,321(2012)withaprojected
average population growth of 0.7% per annum over
the next 20 years
• AnolderageprofilethanregionalVictoriaasawhole,
which is projected to age further in the future
• LowerhouseholdincomethanregionalVictoriaand
higher degree of relative disadvantage
• Declininghouseholdsize
• Projectedincreaseinsingehouseholdsanddecreased
family households
• 25%ofresidentswhomovedawayfromArarat
relocated to Ballarat between 2006 and 2011
• 64%ofallresidentstoleavethemunicipalitybetween
2006 and 2011 are under the age of 39 years
• Themostcommonoccupationtypeofresidents
who left municipality between 2006 and 2011 was
‘professionals’
THE TOWNSHIPS
Ararat is the municipality’s principal settlement,
accommodating approximately three quarters of the local
population. Other population centres include Willaura,
Lake Bolac, Moyston and Pomonal as well as smaller
rural localities including Buangor and Elmhurst. Several
other smaller localities also exist and play an important
role in supporting the municipality and larger settlements;
however these have not been profiled as part of the SGF
Strategy. Smaller localities include Maroona, Tatyoon,
Mininera, Streatham, Westmere and Wickliffe.
A brief overview of each township is as follows. It is
important to note, due to the population boundaries set
by the ABS, the population data that follows relates to the
suburb in which the town is located and therefore takes
into account the immediate surrounding rural area. As a
result, the population numbers relate to a larger area than
just the immediate town area.
Ararat is the principal service centre containing the widest
range and highest level of retail, commercial, community
and recreational facilitates and services; and the highest
population of any settlement. Ararat has been designated
as an important Regional Centre for the Central
Highlands Region. At 2011, the population of Ararat was
approximately 7,500 persons.
Willaura is designated as an important Small Town in
the Draft Central Highlands RGP. The town is home to
around 271 persons and plays an important service role
to the surrounding smaller townships and agricultural
areas. The township is particularly celebrated for its
heritage values.
Lack Bolac has been identified as a growing agricultural
services hub, and is designated as an important Small
Town in the Draft Central Highlands RGP. The township
plays an important service role to surrounding smaller
townships and agricultural areas, and is particularly
celebrated for its significant cultural and environmental
values.
Pomonal is a small township located to the north-west of
the municipality. Nestled at the foothills of the Grampians
National Park, the township offers significant opportunity
for rural residential lifestyle and has experienced
consistent population growth over the last 10 years.
At 2011, the population of Pomonal was around 366
persons.
Moyston, located to the west of Ararat, functions as an
important rural residential ‘commuter’ community with
easy access to employment, shopping, health services
and education in Ararat (15 mins) and Stawell (25 mins).
The natural bush setting of the town makes it an attractive
destination for ‘tree-changers’.
Elmhurst, located to the north-east of Ararat, is a
smaller township set within an attractive rural landscape.
Elmhurst attracts people seeking a rural residential lifestyle
given its affordable housing prices and short commuting
distance from Ararat.
Buangor located to the east of Ararat on the Western
Highway, is a smaller township which serves as an
important gateway to Mount Cole State Forest, Mount
Buangor State Park and Langi Ghiran State Park. The
township’s historic Cobb & Co Changing Station, now
used for community functions and gatherings, provides a
key focus for those travelling along the highway. Buangor
is the closest town in the municipality to Ballarat (50
mins).
The smaller rural localities of Maroona, Tatyoon,
Mininera, Streatham, Westmere, and Wickliffe play an
important role in supporting the municipality and its larger
settlements.
ENVIRONMENT & HERITAGE
Ararat Rural City contains many areas which have
significant natural landscapes and features of
environmental value, including natural wetlands and
waterways, archaeological and historic features. There
are also significant areas of public land hosting native
vegetation and wildlife habitat and small areas such as
narrow reserves along streams, roadsides and railways
and nature reserves. These retain native vegetation,
contribute to nature conservation and are valuable for
migratory and nomadic birds and as wildlife corridors for
small animals.
The municipality contains a number of places of historic,
cultural and aboriginal significance which are important
to the community, including buildings, bridges, trees,
landscapes and environments of National, State and Local
significance.
Water is harvested in upper catchment areas to support
the needs of the Wimmera and Glenelg-Hopkins
catchment areas. Most of the Rural City is within the
Glenelg-Hopkins Catchment with a small area in the
Wimmera Catchment.
HAZARD & RISK
The municipality has several areas of high-risk and
susceptibilitytonaturalhazards,suchasbushfire,
flooding and drought. Climate change and short-term
seasonal climate variability will also present risks to the
municipality’s natural environments and agricultural
systems, along with potential economic diversification
opportunities.
Bushfirehazardisaparticularlysignificantissuefora
number of settlements and areas experiencing rural
residential and tourism expansion. The settlements of
Ararat, Pomonal, Moyston and Buangor are all projected
to grow and all are located within bushfire prone areas of
the municipality. In each case detailed analysis of bushfire
hazardwillberequiredatbothregionalandlocallevels.
This will require the application of planning tools, such
as the Bushfire Management Overlay, Regional Bushfire
Planning Assessments and Bushfire Prone Area provisions.
Close consultation will also be required with the Country
Fire Authority and other key stakeholders.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 12
Contaminated sites may also pose immediate or
longer-term risks to human health and the environment,
depending on the type and extent of the contamination
and how the site will be used in the future. A number
of potentially contaminated sites have been identified
in the municipality although exact locations and extent
ofhazardmustbethesubjectoffurtherdetailed
investigations. Further, after years of traditional farming
practices, there is now some evidence of salination and
erosion in the agricultural areas.
ECONOMIC PROFILE
INDUSTRY PROFILE
The economy of the municipality is predominantly rural
based and supports a diverse range of production. At
present, the relative strengths of Ararat lie in Agriculture,
Public Administration and Safety, Manufacturing,
Construction and Wholesale Trade.
‘Agriculture, Forestry and Fishing’ is the largest industry
of employment in the municipality, employing 16% of
the workforce in 2011; however, and in line with broader
regional trends, this has declined from 23% in 2001.
Despite this trend, agriculture (particularly broad acre
croppingandgrazing)underpinstheeconomicbase
of Ararat Rural City. As such, the rural sector has a
major influence on the wellbeing of the whole of the
municipality.
‘Health Care and Social Assistance’ forms the second
largest industry in the municipality at 14%, followed by
‘Manufacturing’ at 13% and ‘Retail Trade’ and ‘Public
Administration and Safety’ both employing 10% of the
workforce in 2011. ‘Public Administration and Safety’
is much higher in the municipality compared with
Regional Victoria (6%). The sector has grown from 7%
in 2001, reflecting the strong presence of public sector
organisations including the prison and other correctional
facilities in the municipality.
It is important to note, when compared with Regional
Victoria, there is a lower proportion of municipal residents
employed in ‘Professional, Scientific and Technical
Services’ (2% compared with 4%).
FUTURE GROWTH
The local economy has traditionally been based on
prosperous primary production, high quality merino wool
and employment generated by various government
departments and functions. However, as the municipality
continues to grow and change, the diversification
of farming with an increased emphasis on intensive
agriculture, broad acre cropping and horticulture, such as
wine production, is emerging as an important component
of the local economy. The municipality has a temperate
climate and suitable soil structure for grape growing and
as such is seen as an emerging as an area for quality
wines. Growth in horticulture has seen a change in the
municipality’s upper catchment areas from being solely
a source of water to being a commercial consumer of
water as well.
Although many landholders have diversified their
operations and broadened the agricultural base, there
are opportunities to further leverage off this with the
introduction of new enterprises based on the principles
of value adding. The promotion of restaurants and
wineries associated with vineyards for example, offers an
opportunity for expansion and diversification geared at
maximising the long term economic and social benefits
to the region.
Ararat has the potential to increase its prominence as
an important tourism destination. A gateway to the
Grampians National Park and Pyrenees Ranges, the
municipality boasts a number of natural tourist features
and attractions, extensive recreation and leisure facilities
in its towns and numerous successful established tourism
businesses.
The Ararat Prison redevelopment is also expected to
provide a long-term benefit to the economy though
on-going employment, with an estimated 150-200 post-
construction jobs to be generated. Further, the Challicum
Hills Wind Farm and the proposed Ararat Wind Farm are
likely to offer significant contributions to the economy
as greater emphasis is placed on renewable energy
generation.
EXISTING INFRASTRUCTURE
ACCESS AND TRANSPORT
Ararat is located on the nationally significant Principal
Freight Network (both road and rail) which provides
important freight access to the Port of Portland, Port of
Geelong and Port of Melbourne for agricultural produce
and other products. This position is further supported in
the State Government’s Victorian Freight and Logistics
Plan (2013) which identifies Ararat as a key location on the
National Land Transport Network.
The municipality is heavily dependent on road transport
as the primary means of freight movement and passenger
travel. The Western Highway, which passes through Ararat
forms part of the National Highway network that links
Melbourne to Adelaide. Mortlake-Ararat Road, Maroona-
Glenthompson Road and the Pyrenees Highway are
important north-south links, providing connection to
the Pyrenees Ranges southern agriculture, and the
Western District (including Dunkeld as an entry point to
the Grampians National Park). This vital transport access
corridor provides a major route for all hay, fodder and
feed grains from the Wimmera to the dairy farmers in the
south, and to the southern ports. Maintenance of this
road corridor is critical to regional linkages and economic
development.
Forthcoming improvements to road infrastructure, via the
Western Highway duplication, is likely to have significant
implications for the municipality with improved travel
times creating opportunities for growth.
A road bypass of Ararat is a future aspiration, as identified
in the State Government’s Victorian Freight and Logistics
Plan, 2013. This Plan sets out a vision for Victoria’s
regional freight network, including the delivery of high
priority highway duplications and bypasses and the
progressive upgrading of the rail network to take an
appropriate share of freight trips. In partnership with
local councils and the Commonwealth Government, the
Government will continue to protect and progressively
develop bypass routes in key freight corridors on the
National Land Transport Network, including Ararat,
Shepparton, Horsham and Beaufort1.
Rail provides a significant but secondary transport option
for both freight and passenger movement. Ararat is the
terminus of the passenger line to Melbourne and the
only town within the municipality where a passenger
service is available. The Overland Great Southern Rail
provides linkages between Melbourne and Adelaide, via
Ararat. Smaller townships are dependent of V/Line coach
services for long-haul passenger movements.
Within Ararat itself, a network of three local buses (Ararat
West, Ararat South and Ararat North) provide good
coverage and regular services from Monday through
to Saturday. All routes converge at the bus interchange
located at Ararat Station, which intersects with all town
bus services and V/Line coaches and trains. This is an
important attribute of Ararat’s role in the settlement
hierarchy as a regional/municipal centre.
The frequency and extent of these services will become
increasingly important as the population ages. Taxis are
also available and several have disability access to cater
for less mobile residents.
Ararat Aerodrome, located 5 kilometres east of the town,
provides an important regional base for gliding and light
aircraft.
1 Victoria - The Freight State, The Victorian Freight and Logistics Plan, 2013
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 13
Footpath and bicycle infrastructure exist throughout
the Ararat Township, however several of the smaller
townships have limited facilities as a reflection of their
rural village character.
WATER, ENERGY AND UTILITIES
The majority of the towns in the municipality are serviced
by Grampians Wimmera Mallee Water (GMW Water).
Domestic water is sourced from nearby rivers and creeks
and reticulated for most towns. The reticulated water
supplies to the towns are considered adequate to meet
future demand. The smaller townships have private water
supplies. The key concerns are to maintain the quality of
the water 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, Willaura and Lake Bolac.
The reticulated sewerage systems have the capacity to
service projected industrial, commercial and residential
demand (discussed in Section 4). The other smaller
townships are generally not large enough to make
reticulated sewerage economically viable.
Rainfall, soil type and the topography contribute to some
drainage problems throughout the municipality. While
most of the larger towns have reticulated drainage
systems, low lying, flood prone and poorly drained areas
around the towns pose some constraints to further
development. In rural areas the drainage of agricultural
land can significantly affect natural drainage patterns
which can cause the loss of wetland habitats with impacts
on flora and fauna.
The provision of infrastructure, particularly reticulated
sewerage and land capability are the most significant
constraints on urban development.
SOCIAL INFRASTRUCTURE
Ararat Rural City has a number of cultural, recreation and
sporting facilities, and associated clubs, unique to the
region. Examples include the Ararat Regional Art Gallery,
Chalambar Golf Course, horse and harness racing, an
indoor pool, lawn bowls, croquet lawns, several sporting
fields and various shooting clubs.
Ararat is also well served by a full complement of state-
of-the-art medical facilities, including a birthing suite
and labour delivery room, accident and emergency,
dialysis treatment facilities, operating theatre, day
procedure centre and palliative care services, following
redevelopment of the Hospital in late 2004. This
is alongside local health services such as general
practitioners, dentists and various support services, as well
as aged-care facilities which not only play an important
role in the local community but likely to support a
significant proportion of the projected population.
In terms of education, several pre, primary and secondary
school options exist across the municipality, reducing
the need for local residents to seek early-years education
outside of the municipal boundary. Tertiary education
opportunities within Ararat Rural City are limited. It
is important to note that the NMIT Ararat campus is
currently very limited with no courses offered. It does
however, have an operating vineyard and winery and
there is potential to capitalise on this and the historic
values of the Aradale site. Ballarat University’s Ararat
campus provides a range of options for tertiary education
as well as a number of night time adult learning options.
Implications for the Strategy
Key factors influencing the SGF Strategy include:
• AraratRuralCityiscurrentlyhometo11,183people
and projected to grow to 13,925 residents over the
next 20 years, a growth rate of 0.7% per annum.
• Agriculture(particularlybroadacrecroppingand
grazing)underpinstheeconomicbaseofAraratRural
City.
• The population is ageing, with the municipality
expected to comprise a much larger proportion of
residentsaged65yearsandsmallerhouseholdsizesin
the future.
• Townshiprolesandgrowthdriversvarysignificantly,
with some towns well positioned to cater for
residential and employment growth, while other towns
and regions are more service or tourism and lifestyle
oriented.
• Environmentalandheritagevaluescontributeto
township and landscape character, influence the roles
and growth potential of towns, and require ongoing
protection.
• Ararat has excellent links to Melbourne, Ballarat,
Adelaide, Geelong and Portland, and is strategically
located on the nationally significant Principal Freight
Network (rail and road). Maintenance of key transport
corridors is critical to the economic development of
the region.
• Naturalandhuman-inducedhazardsstrongly
influence township growth potential. Bushfire and
flood risks are particularly significant. The protection
of human life is an overriding strategic objective of the
State Planning Policy, Clause 15.06 - Bushfire.
• Physicalandsocialinfrastructureprovisionvaries
across the municipality. Only three towns have access
to reticulated sewerage. Infrastructure availability will
influence the growth potential of towns and their
capacity to meet the needs of an ageing population.
• Urbangrowth,rurallifestyledevelopmentandtourism
will need to be carefully managed to avoid agricultural
land use conflicts and land fragmentation.
• Tertiary education opportunities within the municipality
are limited.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 14
2.5 Key Drivers of Change
As with any strategy seeking to plan for an extended
period of time, several factors are likely to influence
the future growth and development of the municipality
over the next 25 years. These factors, termed ‘drivers of
change’, have been identified through a review of existing
trends, data analysis, further research and targeted
consultation.
POPULATION GROWTH
Between the 2001 and 2011 censuses, the Rural City
of Ararat experienced a minor decrease in population.
However, in the last reporting period 2011-2012 there
was a slight increase, and Victoria in Future 2012 (VIF)
projections are for modest growth over the next 20
years at 0.7% per annum, towards an expected municipal
population of 13,925 persons in 2031.
Steady population growth will support greater confidence
in investment and development and consolidate the
position of Ararat Rural City as a regional centre for trade
and business.
DEMOGRAPHIC CHANGE
VIF population projections show that the Ararat
population is expected to age significantly. This is a
trend occurring across regional Victoria, but is particularly
strong in Ararat Rural City where the proportion of
residents aged over 65 years is expected to increase by
4% by 2031 while at the same time the population of
working age residents (20-65 years) will decrease.
The increase in the proportion of retirees in Ararat Rural
City, reflecting the trend throughout Victoria, presents
an opportunity for the municipality to position itself as
a destination for ‘tree-change’ retirees. There is already
some evidence of this occurring in the townships of
Pomonal and Moyston which are in close proximity to the
Grampians. The quality of the healthcare system in Ararat
Rural City will also help draw retirees to the area.
The decrease in the working population of Ararat Rural
City could somewhat constrain local economic growth.
A current issue is the proportion of young population who
leave Ararat to study in Ballarat and Melbourne and do
not return due to a lack of employment opportunities for
qualified professionals. Demographic analysis shows that
64% of those who left Ararat Rural City in the most recent
inter-census period (2006-2011) were aged under 39
years. In order to attract and retain a working population,
it is important that new opportunities for skilled labour
and economic development of skilled sectors are
identified.
AGRICULTURAL TRANSITION
Broad-acre agriculture has changed significantly across
regional Victoria over the past decade for a number
of reasons, including drought, generational change,
and farm aggregation. Agriculture remains the biggest
employment sector in the municipality; however over the
past decade employment within the industry has declined
from 23% to 16% as a proportion of overall employment.
On the other hand, the diversification of farming, with
an increased emphasis on intensive agriculture and
horticulture, is emerging as an important component of
the local economy. For example, there is a significant
move to cropping in southern areas with a number of
grain storage and trading facilities being established.
As landholders continue to diversify their operations
and broaden the Region’s agricultural base, there are
opportunities to support this change and new value
adding opportunities. An important case in point is the
growth in wine tourism by promoting cellar door facilities,
restaurants and cafés.
Any continued decline of agriculture will present
challenges to the municipality’s economy which relies
on the sector as major source of direct and indirect
employment.
CLIMATE CHANGE
The challenge of adapting to the potential impacts
of climate change and managing exposure to natural
hazards,suchasbushfire,floodinganddrought
remains a key challenge for the municipality. Council
have committed to leading the way in preparing the
community for the projected impacts of climate change.
The mission statement in the Ararat Rural City Council
Environmental Sustainability Strategy (ESS) 2010-2020
states that Council “recognise that climate change will
have a significant impact on our people, our culture, our
economy and our environment, and we strive to promote
the opportunities which will be created and embrace
a new age of green economics and truly sustainable
development”. As such, Council are committed to to
developing comprehensive strategies to prepare the
community for the projected impacts of climate change.
(Refer to page 41 for more detail).
GROWTH SECTORS
Demographic and economic shifts will provide
opportunities for new industries and areas of economic
growth. It is important that Ararat Rural City uses its
comparative advantages in order to benefit from these
changes.
HEALTH
The health sector in Ararat Rural City is a major employer
and is held in high regard in the wider region. With the
continued ageing of Victoria’s population increasing
demand for health services, as well as major public
investments in the sector (e.g. National Disability
Support Scheme), the municipality is well positioned to
consolidate its position as a regional centre for health
services. Anecdotally, it is noted that many users of the
Ararat hospital reside in other municipalities, and are
attracted by the high standard of facilities and shorter
waiting lists.
MANUFACTURING
Manufacturing in Ararat Rural City has remained strong
over the past decade employing approximately 13% of the
population. During the same period employment in the
manufacturing sector across Victoria has declined by an
average of 2.1%. Although the future of manufacturing
in Victoria remains uncertain due to macro-economic
shifts, the opportunity to expand specialist and advanced
manufacturing has been identified as an important future
direction for the sector.
TOURISM
Tourism is an important contributor to the economy of
the municipality and the surrounding region with visitation
rates remaining relatively consistent over the past decade,
notwithstanding several peaks and troughs.
Ararat Rural City is well positioned as the gateway to the
Grampians National Park, one of Victoria’s premier nature-
based tourist attractions, and must continue to leverage
from this to attract visitation and derive tourism benefits.
MAJOR PROJECTS
Historically, growth and decline in the Ararat region has
been linked to periods of investment and disinvestment.
The current period is one of positive investment which
will provide a foundation for the projected population
growth. Recent and proposed major investments in the
region are summarised below.
ARARAT PRISON REDEVELOPMENT
The Ararat Prison redevelopment announced in 2010 is a
$394 million project and has provided a major investment
impetus to the area. The project, known as the Hopkins
Correctional Centre, is being delivered through a Private-
Public-Partnership. It is expected to be completed by
2014.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 15
The prison redevelopment has provided an initial stimulus
to the Ararat economy during the construction phase. An
influx of trade workers has placed upward pressure on the
local property rental market. The prison is expected to
provide a long-term benefit to the economy by providing
an estimated 150-200 ongoing jobs.
Economic impact modelling provided by Council shows
that the project will generate a direct input of $24 million
to the local economy with an additional $17 million
in flow-on effects (total output of $41 million). The
expected 150-200 jobs are projected to generate an
additional 71 jobs through consumption multipliers in
other sectors such as retail and healthcare.
To further supplement this project the State Government
has recently announced a further $3 million expansion of
the Corella Place facility adjacent to the prison.
WESTERN HIGHWAY DUPLICATION
The Western Highway (A8) is being progressively
upgraded as a four-lane divided highway between Ballarat
and Buangor, with further plans to extend all the way
to Stawell. It is expected that the highway upgrades will
decrease travelling times between Ararat and Ballarat by
approximately 10-15 minutes.
The decreasing travel times in the region may position
Ararat and smaller townships such as Buangor as
affordable or lifestyle residential locations for commuters
travelling to work in other towns such as Ballarat.
ARARAT BYPASS
A road bypass of Ararat is a future aspiration, as identified
in the State Government’s Victorian Freight and Logistics
Plan, 2013. There is some concern among business and
retailers that a bypass may have a negative impact on the
town centre by decreasing the amount of passing traffic
and visitors.
In 2012 the NSW Government’s Roads and Maritime
Services undertook an Economic Impact Evaluation of
Town Bypasses study for small towns. They found that
there can be negative economic impacts in the short-
term, especially within the first year, through a loss in retail
trading from passing traffic. However, over the longer-
term there are many economic benefits. A highway
bypass generally brings about positive land use and land
value changes with new land use activity generated along
the bypass route and an improvement in environmental
amenity in the town centre.
The strategic location of Ararat, being over one hour
from the nearest major regional centre, means it will still
remain a convenient location for visitors to stop on the
way to the Grampians. In order to minimise the potential
negative short-term economic impacts of a bypass, it is
important that Council is proactive in planning for the
transition.
ARARAT WIND FARM
The proposed Ararat Wind Farm is due to begin
construction in late 2013 and be completed by 2016.
The wind farm will comprise 75 turbines which at full
operation are expected to generate enough electricity to
power up to 123,000 average Victorian households per
annum. The project will deliver significant environmental
and economic benefits to the region worth up to $450
million in investment.
Once construction of the wind farm begins it is estimated
that approximately 200 people will be employed for
the 24 month construction phase with an estimated
ongoing 10-15 jobs associated with the operation and
maintenance of the turbines.
NATIONAL BROADBAND NETWORK
The National Broadband Network (NBN) will provide
high-speed broadband access to all Australian homes
and businesses, improving access and communications
across regional areas. Ararat Rural City and the
surrounding region, known as the broader “Horsham
Cluster”, has been chosen as one of the first areas in
Victoria to receive the NBN Fixed Wireless service1.
Planning Approval has been granted for NBN towers to
provide wireless connection across the municipality.
OTHER PROJECTS
Other projects which will impact on the local economy
include:
• Therecentreintroductionofpassengerrailwhich
provides three services a day to the Melbourne CBD
• DevelopmentoftheAraratSecondaryCollegeTrade
Training Centre
• AlexanderOvalRecreationCommunityFacility($3.5
million investment by Council)
• Theproposedexpansionoftheabattoirwhich
is currently the subject of a feasibility study and
supported by State Government (expected to generate
200 new jobs)
• StateGovernment’s$3millionexpansionofArarat’s
specialist facility, Corella Place.
The proposed expansion of the abattoir and correctional
facilities, which combined have the potential to generate
up to 300 jobs, will have a significant impact on the
local economy. Economic impact modelling provided
by Council estimates that the combined impact of
the projects will have a total economic output of $195
million to the local economy including a flow on effect
of 197 additional jobs. If these projects and associated
employment growth are realised, they may have a
significant influence on land demand in the municipality.
In the land supply/demand analyses provided in this
report, a high growth scenario has been considered
which would most likely accommodate the majority of
growth generated by these major projects.
1 Fixed Wireless is like a fixed broadband service, but delivered over the air instead of through a fibre optic cable.
Implications for the Strategy
Key factors influencing the SGF Strategy include:
• Demographicandeconomicshiftswillprovide
opportunities for new industries and areas of
economic growth. It is important that Ararat Rural
City use its comparative advantages, in health,
manufacturing and tourism, in order to benefit from
these changes.
• Steadypopulationgrowthwillallowforgreater
confidence in investment and development and
consolidate the position of Ararat Rural City as a
regional centre for trade and business.
• Inordertoattractandretainaworkingpopulation,it
is important that new opportunities for skilled labour
and economic development of skilled sectors are
identified.
• Thediversificationoffarming,withanincreased
emphasis on intensive agriculture and horticulture,
is emerging as an important component of the local
economy.
• Anydeclineinagriculturewillpresentchallengesto
the municipality’s economy which relies on the sector
as major direct and indirect employer.
• Ararat has excellent links to Melbourne, Ballarat,
Adelaide, Geelong and Portland and is strategically
located on the nationally significant Principal Freight
Network (rail and road).
• Historically,growthanddeclineintheAraratregion
has been associated with periods of investment and
disinvestment. The current period is one of significant
investment. Several committed and proposed major
projects are likely to bring new opportunities to the
region.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 16
Chapter 3. SettingaFrameworkforGrowth:
ResidentialLandUse
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 17
3.1 Introduction
This section profiles residential land supply and demand
for the municipality. It highlights issues and opportunities
and proposes directions for future growth.
3.2 Housing Growth
At the time of the 2011 census the total number of
dwellings (including unoccupied dwellings) across the
municipality was 5,192. This represented an increase of
88 dwellings since 2006 and 212 dwellings since 2001,
an average increase of 21 dwellings per year over the
decade.
The substantial majority of dwellings in the municipality
are separate houses (93%) with only 4% being flat, unit or
apartment type dwellings (ABS 2011).
TheaveragehouseholdsizeinAraratRuralCityis2.44,
which is smaller than the regional Victorian average (2.48).
AccordingtoVIFprojections,averagehouseholdsizein
Ararat is expected to decrease in the future, falling to 2.28
in 2031.
The largest category of households in Ararat Rural City is
‘couple family without children’ (33%) followed by ‘single
person households’ (30%). According to VIF projections,
‘couple family households with children’ will decrease
from 25% in 2011 to 21% in 2031, and over the same
period single person households will increase by 3%.
Ararat Rural City is projected to grow to 13,925 residents
over the next 20 years (VIF 2012), accommodating a
much larger proportion of ‘retirees’ and aged residents.
Dwelling growth projections were not prepared for
individual townships due to the variable nature of demand
at the local level, and the significant land supply available
in townships to accommodate future growth. It is
expected that the majority of dwelling growth will occur
in the principal settlement of Ararat.
3.3 Residential Land Use
The following assessment of residential land supply
and demand for the municipality has been distilled
from a variety of sources, including the 2012 Spatial
Economics Residential Land Review for Ararat Rural
City, Building Commission Data, the ABS, VIF 2012
population projections and the Victorian Government’s
Guide to Property Values quarterly report. Data analysis
was supported by targeted consultation with several
developers and real estate agents.
For a detailed overview of sources, findings and
assumptions used, refer to the Ararat SGF Property and
Economic Analysis Report (Appendix B) prepared by
Urban Enterprise as input into the Draft SGF Strategy.
RESIDENTIAL SUPPLY
Residential supply has been analysed using the 2012
Spatial Economics Residential Land Review for Ararat
Rural City.
RESIDENTIAL ZONED LAND
Themunicipalityhasaround3,592.7haoflandzoned
for residential purposes, including a mix of residential,
township,mixeduseandrurallivingzones.
The Ararat Township is the only settlement in the
municipality where the Residential 1 Zone (R1Z) has been
applied, with around 568ha of R1Z land located within the
township boundary. This is supported by around 50ha of
Low Density Residential Zone (LDRZ) land located at the
township’s eastern entrance. There are also three small
pockets of Mixed Use Zone (MUZ) land, to the north and
north-east of the township.
Several other townships are covered by the Township
Zone (TZ) which supports residential uses alongside a
range of commercial, industrial and other uses suitable
for small towns.
Around 2,267ha of Rural Living Zone (RLZ) land exists
on the outskirts of Ararat, Moyston and Pomonal. The
currentaveragelotsizeofthislandisapproximately3.5ha.
RECENT REZONING AND SUBDIVISION
Amendment C19 was approved in January 2013 and
rezoned164haofformerFarmingZone(FZ)landatthe
eastern entrance of Ararat around Green Hill Lake to R1Z
(114ha)andLDRZ(50ha).Thepurposeoftherezoning
was to expand residential supply in order to cater for
the estimated 150-200 jobs which will be generated
by the Ararat Prison Redevelopment. It is estimated
that the potential dwelling yield for the growth area is
approximately 500 dwellings. This has been included in
the supply assessment above.
Evans Park is a recently subdivided residential
development on the Western Highway, north west of
Ararat town centre. The development offers 76 lots
atrangeofsizeswiththeStage1lotreleaseranging
from 323sqm to 814sqm. The site is currently under
construction.
EXISTING RESIDENTIAL SUPPLY
At present (excluding minor infill land) there is a residential
supply of approximately 1,689 lots across the municipality.
This is comprised of:
• 593zonedbroadhectare/majorinfilllots(35%of
supply)
• 104vacantruralresidentiallots(6%ofsupply)
• 992designatedfutureresidentiallots(59%ofsupply).
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 18
Ararat: Existing Residential Zones
MAR
GARET STREET
BARKLY STREET
HIGH STREET
HARGREAVES STREET
NOTT ROADPYRENEES HIGHWAY
CEM
ETE
RY L
ANE
QU
EEN
STR
EET
CAMPBELL ST
REET
WESTERN HIGHWAY
DOBIE ROAD
GORRIN CATTLE Y
WAR
RAYA
TKIN
RO
AD
WA R
RA YAD IN RO
AD
ANNYS LANE
BEV
ER
I DG
E S
TREE
T
LAMBER
T STR
EET
PRIN
CES
STR
EET
VINC
ENT
STRE
ET
MAU
DE
STR
EET
ICKINSON ROAD
BELL
I NGH
AMS
HILL
ROA
D
BRITTANIA MINE ROAD
GO
RD
ON
STR
E ET
D
GE
OR
GE
RO
AD
GRANO STREET
0 1 2
kilometres
Residential 1 Zone
Low Density Residential Zone
Rural Living Zone
Mixed Use Zone
LEGEND
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 19
Settlement Broad hectare/
Major
Rural
Residential
(RLZ)
Future
Unzoned
Total Lots
Ararat 464 36 992 1492
Buangor - - - -
Elmhurst 2 - - 2
Lake Bolac 13 - - 13
Moyston 2 42 - 44
Pomonal - 26 - 26
Willaura 112 - - 112
Ararat Rural City 593 104 992 1689
Source:Spatial Economics Residential Land Review 2012
*Note:RuralResidentialsupplyreferstovacant(asat2009)LDRZandRLZzoned
allotments.
TABLE1:VACANTLOTSBYSUPPLYTYPE,2012
MinorInfillLotSize Number of Lots % of Vacant
Lots
< 500sqm 2 1%
500 - 800sqm 28 16%
800 - 1,200sqm 40 24%
1,200 - 2,000sqm 22 13%
2,000 - 5,000sqm 47 28%
5,000 - 10,000sqm 31 18%
Total 170 100%
Source:Spatial Economics Residential Land Review 2012
TABLE2:MINORINFILLSUPPLYLOTSBYSIZE,2012
The majority of vacant lots across the municipality are within the Ararat
Township (88%). Of the smaller towns, Willaura has the highest lot
capacity (112 vacant lots). Moyston has 44 vacant lots followed by
Pomonal (26 lots) and Lake Bolac (13 lots). Table 1 below highlights the
vacant lot capacity for the select townships.
In December 2009, a parcel by parcel assessment was
undertaken to identify minor infill supply. A total of 170 minor
infill lots were identified . Of these identified lots, 100 were
larger than 1,200sqm (refer to Table 2).
The majority of infill supply is located in the Ararat Township
(79 lots), followed by Lake Bolac (31 lots), and Willaura (13
lots).
MinorInfillLotSize Number of Lots
(Municipal wide)
Number of Lots
(Ararat Township)
Broad hectare/Major
(2012)
593 464
Minor infill (2009) 170 79
Rural Residential (RLZ)
(2012)
104 36
FutureUnzoned(2012) 992 992
Total 1,859 1,571
Source:Spatial Economics Residential Land Review 2012
TABLE3:RESIDENTIALLANDSUPPLY,2012
By combining the minor infill supply and residential land
supply, there is an estimated total residential supply of 1,859
lots across the municipality, 85% of which is located in the
township of Ararat (1,571 lots) (refer to Table 3).
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 20
RESIDENTIAL DEMAND
Residential demand has been analysed using property
market trends, historical dwelling growth data and
supplemented by consultation findings.
COST AND TENURE
The 2012 median price for a house in the Ararat Township
was $168,000, while the median unit price was $237,599
and the vacant land block price was $90,000. House
prices grew strongly from 2002 to 2010, rising from
$80,500 to $175,000. However, in recent years prices
have dropped in-line with trends experienced across
regional Victoria.
In comparison to other localities, the average median
house prices in Ararat Rural City are significantly lower.
The median house price in Ballarat LGA, for example, is
over $100,000 higher than in the Rural City.
Over the past decade there has been a reduction in the
proportion of residents who own their property outright,
from 55% in 2001 to 44% in 2011. At the same time, the
proportion of residents whose property has a mortgage
has increased from 21% in 2001 to 28% in 2011. The
proportion of renters has increased slightly from 2001-
2011. Consultation with real estate agents suggests
that in the last two years rental properties prices have
increased significantly to cater for construction workers
for the prison redevelopment.
DWELLING GROWTH
As stated earlier, the municipality has seen an increase of
88 dwellings since 2006 and 212 dwellings since 2001, an
average dwelling increase of 21 per year for the decade to
2011.
There has been relatively low lot construction across the
municipality since 2006 (around 30 lots) with around
166 residential building approvals issued from 2008-2013
(demand for around 21-30 lots per annum). Building
approval activity for the first half of 2013 has also been
relatively low with only 2 net new dwellings approved
at the time of writing. Over the past 5 years, 76% of
all dwelling approvals in the municipality have been in
the Ararat Township. Table 4 highlights net dwellings
approvals in the municipality by year from 2008-2013,
Table5presentsthisanalysisbyzone.
DWELLING DEMAND
Demand projections, which take into account future
population growth, range between 30 - 53 new dwellings
per annum over the next 20 years. It is expected that
the majority of these dwellings will be constructed in the
Ararat Township.
Further detail on demand projections, including
assumptions used, is provided in Appendix B: Ararat SGF
Property and Economic Analysis Report.
Ararat Pomonal Elmhurst Lake Bolac Moyston Other Total
2008 8 - - -1 1 - 8
2009 29 3 1 3 1 37
2010 32 6 1 - 1 2 42
2011 23 3 - 1 - 3 30
2012 18 3 - 1 2 2 26
2013* - 1 - -1 - 2 2
Total 110 16 1 1 7 10 145
Source:Urban Enterprise 2013
* Note: Part of year.
TABLE4:DWELLINGAPPROVALSBYYEAR,2008-2013
Settlement R1Z RLZ B1Z FZ TZ/FZ Total
Ararat 97 25 1 3 - 126
Pomonal - 7 - 9 - 16
Moyston - 7 - 2 - 9
Other - - - - 15 15
Total 97 39 - 14 15 166
%ofZone 58% 23% 1% 8% 9% 100%
Source:Urban Enterprise 2013
* Note: Taken from July 2008 - July 2013, Net Dwelling Approvals are new dwelling approvals minus
demolition approvals.
TABLE5:DWELLINGAPPROVALSBYZONE,2008-2013
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 21
FUTURE LAND REQUIREMENTS
Future land requirements can be calculated by matching
demand projections with the current supply of residential
land.
Two scenarios have been prepared based on the
historical and projected demand rates for the whole
municipality and the Ararat Township, as follows:
Business as Usual Scenario: using an extrapolation of
historical dwelling approvals per annum.
Growth Scenario: calculates dwellings required to support
population growth projected by VIF 2012.
BUSINESS AS USUAL SCENARIO
Municipality
The Business as Usual Scenario is based on the historical
dwelling growth rate and adopts an overall demand level
of 29 dwellings per annum. Of the 29 dwellings, there is
expected to be demand for 7 dwellings (rounded) in the
ruralresidentialzones(RLZandLDRZ).
With the large supply of R1Z lots now available around
Green Hill Lake there is sufficient supply of conventional
residential lots to support in excess of 25 years demand.
Rural residential has a lower level of supply, but also has
sufficient stock to support in 18-20 years demand.
AraratTownship
The historical dwelling growth rate for the township is 22
dwellings per year. Of the 22 dwellings, there is expected
to be demand for 5 dwellings (rounded) in rural residential
zones.
Under the business as usual scenario, there is sufficient
supply of conventional lots but only 12-15 years supply of
rural residential lots.
GROWTH SCENARIO
Municipality
The growth scenario assumes that dwelling demand will
grow according to VIF 2012 projections and adopts a
future dwelling demand level of 50 dwellings per annum.
Of the 50 dwellings, there is expected to be demand for
12 dwellings (rounded) in the RLZ (24%).
In the growth scenario, there are sufficient conventional
residential lots to support in excess of 25 years of
demand, but only 10-12 years supply of rural residential
lots - the majority of which is in rural townships outside of
the township of Ararat.
AraratTownship
The analysis of historical planning permit activity indicates
that 76% of all new dwelling approvals for the municipality
have been in the township of Ararat. Therefore, to project
dwelling demand for the township, a rate of 76% is
applied to the projected municipal dwelling demand (50
lots), to derive a dwelling demand rate of 38 lots per year.
Of the 38 lots, there is expected to be demand for 9 rural
residential lots (rounded).
Under the growth scenario there is sufficient supply
of conventional residential lots to support in excess of
25 years of demand, but only 7-8 years supply of rural
residential lots.
Theonlyresidentialsectorthatmayrequirefurtherzoned
land within the forecast period is rural residential.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 22
SERVICE INFRASTRUCTURE
GWM Water has indicated that the condition and capacity
of existing water and sewerage infrastructure is not a
constraint to growth in the R1Z, with the exception of the
newlyzonedGreenHillLakedevelopment.
The Green Hill Lake development will require new water
mains and a new sewer pump station. The cost of
delivering the infrastructure is expected to be fully funded
by the beneficiaries through a combination of up front
capital investment and ongoing service charges.
The moderate level of growth expected in Ararat is not
likely to have a significant impact on existing transport
infrastructure/ services. It is considered that future
residential development within Ararat, as well as the
smaller towns, will help to optimise utilisation of existing
transport services, providing opportunities to improve the
frequency of services and expansion of routes over time
as patronage increases. Council is undertaking a review of
the municipalities ‘Disability Access and Inclusion Plan’ in
2014.
REFORMED RESIDENTIAL ZONES
At present the Residential 1 and Mixed Use Zones are the
onlyresidentialzonesusedwithinthemunicipality.The
Residential1Zoneistheprimaryresidentialzoneapplied
in Ararat, with the Mixed Use Zone applied to isolated
locations.
In the smaller settlements the Township Zone is
applied in built up areas and the Rural Living Zone in
the rural residential hinterlands. The Township Zone
can accommodate a broader range of land uses that
the Residential 1 Zone and is suitable for these types of
settlements, particularly where the absence of sewerage
acts as a constraint to development intensity.
Threenewresidentialzoneshavebeenintroduced–
the Residential Growth Zone (RGZ), General Residential
Zone (GRZ) and Neighbourhood Residential Zone (NRZ).
Council has until mid 2014 to determine how it will
apply them. A ‘business as usual’ scenario would see the
General Residential Zone replace the Residential 1 Zone.
Thenewzonesareintendedtoprovidecleardirection
to residents and developers about where change is likely
to occur. They are most relevant in locations where
significant population growth is anticipated and the
emphasis is on managing change.
In recent years growth rates in Ararat have had
only a modest impact on existing residential areas.
Projected growth is expected to be steady and impacts
manageable. As outlined in this strategy, infill and smaller
housing developments should actually be encouraged
in order to provide greater choice within the housing
market, update the existing housing stock and promote
more efficient use of infrastructure.
As such, development pressure is unlikely to be so great
as to warrant the application of the Neighbourhood
Residential Zone unless there are precincts of particularly
consistent character that Council seeks to protect. If
these areas coincide with heritage precincts there will be
noneedtorezonetheland.
On the other hand, the projected growth rate is unlikely
to warrant the application of the Residential Growth Zone
either.Thiszoneisintendedforcentralactivityareas
where apartment-style development is anticipated.
OutsideArarat,theresidentialzonesneedonlybe
considered in settlements with reticulated sewerage,
namely Willaura and Lake Bolac. Given the desirability of
supporting investment in these locations the flexibility
of the Township Zone is likely to be preferable to the
applicationofaresidentialzone.Councilmaywishto
reconsider this if either of the settlements experiences a
spike in development. Population projections suggest that
moderate growth is more likely.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 23
SUMMARY OF ASSESSMENT
RESIDENTIAL SUPPLY
The residential supply analysis for Ararat Rural City
indicates:
• There is relatively low opportunity for minor infill for
both the municipality (170 lots) and town of Ararat (79
lots);
• Infill lots include many larger lots which have
subdivision potential (100 lots larger than 1,200sqm);
and
• Recentrezoning(AmendmentC19)hascreated
a large supply of new R1Z and LDRZ land for the
municipality.
RESIDENTIAL DEMAND
Analysis of residential demand in Ararat Rural City
indicates:
• Residential property prices in Ararat Rural City remain
lower than the nearby regional centres of Stawell,
Horsham and Ballarat, but have grown by a similar
rate over the past decade. In recent years (2010-2012)
there has been very little growth in residential housing
prices.
• Demand for rental properties has increased
significantly in recent years.
• Historical demand for dwellings varies from 21-30 lots
per annum based on building approvals and census
data. Demand in recent years has been relatively low
coinciding with a drop in residential property prices.
• The R1Z accounted for 53% and the RLZ accounted
for 23% of all dwelling approvals in the past five years.
• Demand projections, which take into account future
population growth, range between 30 - 53 new
dwellings per annum over the next 20 years. The
majority of this growth is likely to occur in the Ararat
Township.
CAPACITY
Combining the analysis above, it is concluded that:
• The municipality as a whole has an existing supply
of residential land sufficient to cater for projected
demand for the next 20-25 years.
• The majority of dwelling demand is expected to
occuronArarat.Withtherecentrezoningoflandat
Green Hill Lake there is a sufficient supply of land to
accommodate even a high growth scenario.
• The supply of rural residential land across the
municipality has capacity to accommodate 10-20
years of growth.
• In Ararat itself, the supply of rural residential land is
more constrained, with capacity to accommodate
only 7-15 years’ demand.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 24
ISSUES AND OPPORTUNITIES
A number of issues and opportunities regarding residential
supply and demand have been identified for the
municipality.
ISSUES
LowDemand
Consultation with real estate agents and developers
indicates that demand for residential land is currently
low. This is reflected in the relatively slow building
permit activity for the first six months of 2013. Lack of
population growth over the past decade has resulted in
a low volume property market. Further, despite recent
rezoningsubstantiallyincreasingresidentialsupply
levels, demand for housing remains low as does the
consumption of available lots.
DevelopmentCosts
A common issue among builders and developers is
the high cost of development relative to land values.
This is perceived to occur for a number of reasons
including a shortage of skilled tradesmen in Ararat Rural
City increasing the costs of building and infrastructure,
particularly when developing unserviced lots.
LandSupplyComposition
Analysis of residential land supply indicates that existing
lot supply is robust; however the future supply is mainly in
broad hectare and major infill lots with a low number of
minor infill (170 lots in 2009). This means that future infill
development is dependent on subdivision which may be
currently constrained by high infrastructure costs and low
land values.
SewerUpgrades
There is adequate sewer and water infrastructure capacity
to service growth on existing R1Z land with the exception
oftherecentlyrezonedGreenHillLakeprecinct.
However, as the cost of the extension of infrastructure
to new areas is expected to be fully funded by the
beneficiaries, through a combination of up-front capital
investment and ongoing fees, these costs are causing
upward pressure on lot construction prices. This may act
as a constraint to delivery and availability of new lots to
the market.
EnvironmentalConstraints&NaturalHazards
There are a number of environmental constraints and
naturalhazards,particularlysignificantbushfirerisk,that
must be considered when planning for the future of
Ararat and the municipalities small towns.
OPPORTUNITIES
GrowthMarkets
The ageing population across Victoria represents an
opportunity to capture a greater proportion of the
retirement market. The Rural City of Ararat is well
positioned to attract ‘tree-change’ retirees due to its
proximity to the Grampians and Pyrenees regions and the
quality of existing health infrastructure.
A large proportion of recent home buyers in the
municipality have been first-home buyers. Relatively
affordable housing available in Ararat Rural City is a
comparative advantage in attracting first home-buyers
who may by priced out of the market in other locations.
Further, with the duplication of the Western Highway
reducing travel times in the region, there are also new
opportunities in attracting commuting residents to the
municipality (e.g. people currently working/living in
Ballarat).
GreenfieldOpportunities
With the exception of vegetation and slope constraints to
the west of the municipality, Ararat Rural City has relatively
few geographic constraints for growth. The Green Hill
LakerezoningandEvansParksubdivisionpresentsan
opportunity for new development and attraction of new
residents. The challenge for the municipality, in particular
the Ararat township itself, is to regulate urban growth in
conjunction with population growth to ensure the market
is not over-supplied, and to integrate new growth areas
with the town in order to avoid the negative impacts of
sprawl and population dispersion.
ShiftinHousingDemand
Demographic shifts towards an ageing population,
smaller households, and increased single households
will require a greater diversity in housing stock. Greater
demand for smaller one and two bedroom houses
isexpectedtoaccommodatethe‘downsizer’,‘first
homebuyer’ and ‘lone person household’ markets.
The current housing stock in Ararat Rural City is
homogeneous with a limited supply of unit/apartment
dwellings and one and two bedroom houses. Greater
diversity in housing stock should be encouraged within
the Ararat Township, especially in close proximity to the
town centre and services, particularly healthcare and
retail.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 25
DEVELOPMENT DIRECTIONS
UrbanConsolidation
Urban consolidation in Ararat Rural City has been limited
in the past, most likely due to low land values and the
ready availability of Greenfield sites. However, future
demand for smaller housing types and recent rises in
unit prices may provide the catalyst to increase housing
provision within close proximity to the Ararat town
centre. Given the projected ageing of the population,
development of smaller one and two bedroom houses
within close proximity to services should be encouraged.
A key opportunity to deliver smaller housing types exists
through development of large vacant and under-utilised
lots within the current urban centre. As of 2009, Spatial
Economics (2012) identified 170 vacant infill lots across
themunicipality,with100ofthesesizedbetween
1,200sqm and 10,000sqm. Spatial Economics points
out that most of these allotments have potential to yield
multiple lots post subdivision and consolidation should be
encouraged especially in areas within close proximity to
existing infrastructure.
Areas in close proximity to the hospital precinct
may provide an appropriate location for further infill
development. A recent medium density development on
the corner of Basham and Lowe Road indicates demand
for medium density housing in the area and provides an
example of potential density and design opportunities.
The 2005 Ararat Residential Land Use Strategy
recommended utilising the existing rear laneways to
access lots with subdivision potential. This may provide
an effective method of increasing infill over the long-
term; however, current property prices may still be
insufficient to support large-scale re-subdivision.
FormerPrestigeFactory
The vacant former Prestige factory site is located adjacent
to the hospital within the MUZ and contains a disused
building. It is a large site, approximately 4.6ha in area.
The site is strategically located close to the Ararat Hospital
which is expected to grow as a focal point for the town
and a major local employer. It is adjacent to the new
medium density development on Basham Road.
The most significant constraints to the redevelopment
of the site are the cost of demolition of the building and
decontamination of the land. The site is also constrained
by an old cemetery which is located on the site. Any
future development may need to incorporate parkland or
similar.
ConventionalResidentialGrowth
There is currently a sufficient supply of R1Z land and there
isnoimmediaterequirementtorezonefurtherlandinthe
short-term. However, long-term opportunities to expand
the existing town may exist in a northerly direction, where
there are limited environmental constraints and ready
access to the future bypass.
In the short-medium term, a focus should be maintained
on:
• consolidating development within the existing urban
zones,
• optimising utilisation of existing infrastructure, and
• negotiating ways to deliver key service infrastructure
to Greenfield areas in a co-ordinated manner that
spreads infrastructure costs across future beneficiaries
and reduces lot prices to buyers.
RuralResidentialLotSupply
Thereissufficientruralresidentialzonedlandacrossthe
municipality to accommodate demand for 18-20 years
under the ‘business as usual’ scenario. Supply is much
more constrained in Ararat itself, which is estimated to
have between 7-15 years supply based on the ‘Business
as Usual’ and ‘Growth’ scenarios. It is considered likely
that the actual supply is at the upper end of this range. As
such, there does not appear to be a critical under-supply
orimmediateneedtorezonefurtherlandatthisstage.
Rural residential land is a key demand sector given the
attractiveness of lower density, lifestyle properties and
anecdotal evidence that this residential property type
will continue to experience relatively strong demand in
comparison with standard density residential lots. The
Green Hill development includes a significant portion
of the R1Z land which is required to be developed
to a minimum subdivision area of 4,000sqm (under
Development Plan Overlay, Schedule 2). Such a large
subdivision lot pattern is likely to appeal to the same
rural residential market as the rural living and low density
residentialzonesattheperipheryoftheAraratTownship
and could potentially absorb part of the rural residential
demand. In addition, there is also opportunity for further
subdivision of a number of large lots in the RLZ. This
further underlines the likelihood of supply being closer to
15 years than 7 years for rural residential lots.
However, to avoid a circumstance of under-supply in the
near future, and satisfy planning scheme requirements,
expansion of rural living land should be considered. A
site suitability analysis should be undertaken which
accounts for environmental and bushfire constraints, and
the efficient and sequenced delivery of infrastructure.
Possible areas for investigation are:
• Land identified in the Central Highlands Region
Infrastructure Study (2013) as east of Heath Street,
north of the Western Highway and McLellan Street.
The area is currently unserviced but is adjacent to
therecentlyrezonedGreenHillEstate.Theabilityto
sequence development and infrastructure extensions
from the Green Hill Estate make it the preferred
location for any expansion of the LDRZ.
• Land identified in the Ararat Residential Land Use
Strategy 2005 as ‘RLZ South’, which is south of Ararat
Racecourse and west of Geelong Road. The Strategy
concedes that this area is subject to significant
‘waterlogging’ and is currently unserviced. This may
be considered a long-term option.
• Land identified in the Ararat Residential Land Use
Strategy 2005 as ‘RLZ North’ which is located to the
north of the township between the railway line and the
Western Highway. Although the strategy identifies this
area as the preferred location for rural living expansion,
there may be significant bushfire constraints as the
western portion of the land identified (between
Lambert Street and Beveridge Street) falls within the
Bushfire Management Overlay.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 26
Implications for the Strategy
Key factors influencing the SGF Strategy include:
• Housing growth has averaged 21 dwellings per year
over the decade to 2011. Two growth scenarios have
been developed. One based on this historical rate
of growth, the other on a higher rate stimulated by
recent and proposed major investment.
• The housing market is dominated by separate
houses. Greater diversity is likely to be required to
accommodate expected growth in the population of
olderresidentsandsmallerhouseholdsizes.
• Existingundevelopedresidentiallyzonedland
(includingtherecentGreenHillLakerezoning)and
infill opportunities will provide sufficient supply
to accommodate 20-25 years growth across the
municipality under both scenarios.
• Ararathassufficientresidentiallyzonedlandto
meet anticipated growth; however this will require
infrastructure augmentation to facilitate development.
• Preferred locations for infill development should be
identified to optimise access to retail, services and
infrastructure.
• Mechanisms to assist in facilitating infrastructure
augmentation may need to be explored to ensure that
costs do not create a barrier to supply.
• There is sufficient rural residential land across the
municipality to meet anticipated demand for the next
10-20 years based on the two scenarios. Supply is
more constrained in Ararat, however is likely to be at
the upper end of the estimates.
• Long term future options for further rural residential
rezoninginproximitytoAraratshouldbeidentified.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 27
Chapter 4. SettingaFrameworkforGrowth:
Non-ResidentialLandUse
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 28
4.1 Introduction
This section profiles retail, commercial (i.e. non-retail)
and industrial land use in Ararat Rural City and provides
an assessment of supply and demand. The main drivers
of non-residential growth, future land requirements and
strategic directions for growth are also discussed. The
analysis presented in this section has been supplemented
by a targeted consultation program which included
workshops with the community, local businesses, retailers
and the property sector.
4.2 Business Confidence Survey
The Ararat Rural City Business Confidence Survey,
distributed in May and June 2013, sought to gain an
insight and overview of current business conditions and
confidence. Of the distributed surveys, 31 responses
were received from a range of retail, construction
and health and service sector businesses across the
municipality.
The majority of respondent businesses were located in
the Ararat Township, while a few businesses had multiple
locations in Ararat, Stawell and Horsham.
Full details regarding questions and responses can be
found in Appendix B: Ararat SGF Property and Economic
Analysis Report.
A summary of key findings is as follows:
• Respondentbusinesseshadbeenoperatingforan
average of 18 years in Ararat Rural City.
• Theaverageemploymentperbusinesswas4full
time staff, 3 part-time staff and 2 casual staff, with the
majority indicating that employment would remain at
the current level for the next 3 to 12 months.
• Anaverageof59%ofbusinessincomeisgenerated
from patronage from Ararat Township with around
12% from Stawell and surrounds and 10% from other
regional Victorian localities (including Ballarat).
• Themajorityofbusinessrespondentsreportedthat
they met their budget expectations/targets in the last
12 months (59%), however 28% of businesses reported
they did not meet their targets.
• Themajorityofbusinesses(52%)expecttheirbusiness
income to remain the same over the next 12 months.
A high proportion of respondents expect their business
income to increase over the next 12 months (45%).
• Surveyrespondentsgenerallyreportedlocaleconomic
conditions to be in a stronger position when
compared to state and national economic conditions.
• Overheadsandutilitycostswerereportedasthe
biggest business constraint (24% of respondents),
followed by competition pressures (16%), availability
of skilled workers (16%), the price of supplies (11%),
declining demand (9%) and planning regulations (9%).
• Theoverallperceptionofthepotentialimpactofthe
Western Hwy duplication and proposed bypass is that
there may be some reduction in stopover visitation to
Ararat, but the impact is likely to be minimal.
• Respondentsindicatedthatmorefoodcatering
businesses were needed (e.g.. restaurants, cafés) in the
municipality, particularly those with longer and more
regular opening times.
• Reductionofratesandotherconcessions,stronger
Council/Business engagement and emphasis on using
and promoting local services, were identified as key
areas that Council could assist in improving business
conditions within the municipality.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 29
4.3 Retail Land Use
This section profiles retail land use in the municipality.
The main drivers of retail growth are discussed alongside
supply and demand assessment and implications for the
SGF Strategy.
Further detail regarding the supply and demand
assessment, including method and assumptions,
is provided in Appendix B: Ararat SGF Property and
Economic Analysis Report.
RETAIL DRIVERS
The dynamics of the retail centres in regional Victorian
settings can vary significantly from those of their
metropolitan counterparts. In many ways, regional towns
are more dependent on the success of their retail sectors
than metropolitan centres. This is particularly true for
convenience-based retail and smaller townships.
CATCHMENT AREAS
Regional Centres typically draw their trade from a broad
catchment area, including a variety of residential settings
such as large towns, smaller townships and rural areas.
ESCAPE EXPENDITURE
Regional areas typically experience high levels of escape
expenditure, particularly where the catchment areas are
located in close proximity to major regional centres (such
as Ballarat Regional City) for education, employment,
recreation and entertainment. This is particularly evident
in the discretionary retail sectors of bulky goods, apparel,
homewares and leisure.
Convenience-based retail, including supermarkets, retail
services (i.e. hairdressers) and food catering (i.e. cafés
and take away food) generally exhibit comparable escape
expenditure levels to major regional and metropolitan
centres. Opportunity to reduce escape expenditure in
this sector is driven by providing a diversity and adequate
supply of local retail offer.
VISITOR EXPENDITURE
Tourism and visitor expenditure can provide an important
market for local retailers in regional areas. Located
strategically on the Grampians tourist route, visitor
expenditure is expected to be higher in Ararat Rural City
than some other regional areas.
RETAIL ANCHORS
The economic role of centres in regional areas is often
highly dependent on the existence and success of the
major retail anchors. Not all regional centres have full-line
supermarkets or larger format retailers, such as discount
department stores and bulky goods retailers, meaning
that those towns which do (such as Ararat) often serve a
wide catchment area.
ONLINE RETAILING
Consideration needs to be given to the competitive
pressure faced by local businesses from online shopping.
Ararat Rural City Council’s Economic Development Unit is
currently offering training to local businesses in the region
to assist businesses to grow and prosper, both online and
offline.
RETAIL SUPPLY
RETAIL OFFER AND CATCHMENT
The major retailers in the Ararat municipality include three
supermarkets: Woolworths, Aldi and IGA, several “big-
box” retailers: including Target Country, a newly opened
Harvey Norman, and Mitre 10.
The turnover of the retail sector in Ararat Rural City
is estimated at $106 million per annum and Ballarat
Regional City is seen as the major competitor for higher-
order retail shopping.
The majority of retail floorspace is located in the Ararat
Township where Barkly Street serves as the spine of
the retail core. It is a linear strip made up of mostly
independent retailers, discount stores (i.e. Reject Shop,
Dimmeys) business services, and food and drink premises.
The newly opened Aldi draws shoppers from a wide
region (including Stawell) and the Ararat Township also
benefits from its location along the Grampians tourist
route with many travellers stopping for supplies.
The figure below shows the location of business
zonedlandintheAraratTownshipandhighlightsthe
commercial core.
RETAIL FLOORSPACE AND VACANCY
To inform the study Urban Enterprise undertook a
floorspace audit of the Ararat Township.
There is a total of 22,894sqm retail floorspace across 86
retailers in the township of Ararat. Food, Liquor, Groceries
was the largest category with 8,710sqm, followed by
Apparel, Homewares and Leisure with 6,291sqm.
Data from Council’s rates database relating to vacancy
was analysed. There are 23 vacant lots in Ararat’s
businesszoneswithatotallandareaof19,536sqm
(1.95ha).
RETAIL DEMAND
The municipality has a total annual retail spending
capacity of $131.8 million. Of this, it is estimated that 67%
($87.9 million) is spent in the Ararat Township and 33%
escapes to other retail locations such as Ballarat.
Future retail floorspace requirements can be calculated
by combining population forecasts with future per capita
spending capacity of the catchment. Demand is likely
to be influenced by population growth, increased retail
spending per capita and increased retention of retail
spending.
Three demand scenarios have been prepared for low,
medium and high growth based on varying projections
for growth in retail spending per capita and future
retention rates.
• LowGrowthScenario:demand for an additional
3,689sqm of retail floorspace by 2031.
• MediumGrowthScenario:demand for an additional
6,291sqm of retail floorspace by 2031.
• HighGrowthScenario: demand for an additional
7,174sqm of retail floorspace.
RETAIL SECTOR GAPS
The retail supply analysis undertaken for this study
indicates that the retail environment in Ararat Rural City
is adequate in meeting the immediate needs of the local
population. The retail sectors of Food, Liquor, Groceries,
Food Catering, and Retail Services have relatively low
rates escape expenditure meaning that the majority of
residents do not need to travel outside of the catchment
for these offerings.
The retail sectors which have the highest amount of
escape expenditure are Apparel, Homewares and Leisure
and Bulky Goods. This is common for smaller regional
centres which do not have the concentration of retailers
to allow for comparison shopping. Increased diversity of
offer in the Apparel, Homewares and Leisure and Bulky
Goods sectors is likely to reduce escape expenditure.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 30
Ararat: Existing Retail/ Commercial Zones
HARGREAVES STREET
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LEGEND
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AraratRacecourse
AraratRacecourse
Green Hill LakeGreen Hill Lake
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 31
Implications for the Strategy
Key factors influencing the SGF Strategy include:
• Regional Centres often draw their retail trade from a
broad catchment area with success usually dependent
on the existence and success of major retail anchors.
• The turnover of the retail sector in Ararat Rural City
is estimated at $106 million per annum and Ballarat
Regional City is seen as the major competitor for
higher-order retail shopping.
• The majority of retail floorspace (approx 22,894sqm) is
located in the Ararat Township. Major retailers include
three supermarkets: Woolworths, Aldi and IGA, several
“big-box” retailers: including Target Country, a newly
opened Harvey Norman, and Mitre 10.
• An analysis of retail supply indicates that the retail
environment in Ararat Rural City is adequate in
meeting the immediate needs of the local population.
Convenience-based retail has a relatively low rate
of escape expenditure meaning that the majority
of residents do not need to travel outside of the
catchment for these offerings.
• The retail sectors which have the highest amount
of escape expenditure are Apparel, Homewares and
Leisure and Bulky Goods, however this is common for
smaller regional centres.
• Tourism and visitor expenditure can provide an
important market for local retailers in regional areas,
particularly for Ararat which is located strategically on
the Grampians tourist route.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 32
4.4 Commercial Land Use
This section profiles commercial land use in the
municipality. The main drivers of commercial land
demand are identified using employment and building
approvals data.
Further detail regarding the supply and demand
assessment, including method and assumptions,
is provided in Appendix B: Ararat SGF Property and
Economic Analysis Report.
COMMERCIAL SUPPLY
The majority of commercial activity in Ararat Rural City
occurs in the Ararat town centre, within the B1Z. There
are approximately 27 commercial businesses and a total
of 4,983sqm of commercial floorspace.
COMMERCIAL BUILDING ACTIVITY
Building permit data from the past 5 years (2008-2013)
for the municipality has been analysed in order to identify
the historical trends for new commercial buildings and
investments.
The data shows that there has been a relatively low level
of investment in commercial buildings in the past 5 years.
Demand for office space is driven primarily by public
administration with very little demand from professional
services.
COMMERCIAL DEMAND
Future commercial floorspace demand was projected
using employment forecasts and industry benchmarks of
land use consumption rates per employee by industry.
Demand for an additional 676sqm of commercial office
space is expected by 2031. The majority of floorspace
demand will come from the ‘Public Administration and
Safety’ sector (53%) via the prison redevelopment.
GROWTH OPPORTUNITIES
Commercial activity in Ararat is relatively low with limited
demand for professional services and commercial land
uses. As a result, opportunities for growth are likely to
come from technological and infrastructure investments,
or through identified major projects.
Historically, economic growth in the municipality has
been closely linked with periods of public investment. As
Ararat Township is over a one hour drive from other major
towns, there may be an opportunity to position itself as a
regional centre suitable for government services. Future
investigation of opportunities should be undertaken
following completion of the prison redevelopment.
The future NBN network is seen as means for regional
areas to attract a higher proportion of technology and
media businesses. This, along with improvements to
the surrounding highway and rail infrastructure, can help
position the municipality as a potential location for ‘tree-
change’ professionals and small business.
Implications for the Strategy
Key factors influencing the SGF Strategy include:
• The majority of commercial activity in Ararat Rural City
occurs in the Ararat town centre.
• Data shows that there has been a relatively low level of
investment in commercial buildings in the past 5 years.
• Demand for an additional 676sqm of commercial
office space is expected by 2031. The majority
of floorspace demand will come from the ‘Public
Administration and Safety’ sector (53%) via the prison
redevelopment.
• Commercial activity in Ararat is relatively low with
minimal demand for professional services and
commercial land uses. As a result, opportunities for
growth are likely to come from technological and
infrastructure investments, or through identified major
projects.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 33
4.5 Industrial Land Use
This section profiles industrial land use in the municipality.
Key drivers of industrial land demand are reviewed
alongside supply and demand assessment to understand
future land requirements for the municipality.
Further detail regarding the supply and demand
assessment, including method and assumptions,
is provided in Appendix B: Ararat SGF Property and
Economic Analysis Report.
INDUSTRIAL DRIVERS
Future demand for industrial land will be driven by a
number of factors.
ORGANIC GROWTH
Organic growth, driven by population increase, will
increase the customer base for local services which
require industrial land (e.g. Automotive Repairs,
Construction etc.), as well as the employment base for
industrial businesses.
STRATEGIC BUSINESS ATTRACTION
The ability to attract large industrial businesses relates
to a municipality’s competitive advantages, such as
location, transport infrastructure (road and rail), and
industry strengths. The location of Ararat on the Western
Highway between Adelaide and Melbourne with good
road infrastructure and rail access, places the town
in a relatively strong position to attract large industrial
businesses or freight transfer/storage opportunities. The
municipality provides important access to the Port of
Portland, Port of Geelong and Port of Melbourne for
agricultural produce as highlighted in the Draft Central
Highlands RGP and recently released Victorian Freight
and Logistics Plan .
However, the strong competing supply of industrial land
in Ballarat, the low employment base, and fragmented
nature of industrial land, presently reduces the
attractiveness of Ararat for large new businesses. This is a
key issue that must be addressed.
PUBLIC INVESTMENT
Public investments can act as a major driver for industrial
activity. The proposed Western Highway duplication and
Ararat Bypass will improve travelling times in the region
(decreasing travelling time to Ballarat by 10-15 minutes)
and consolidate the position of Ararat as a regional centre
for business and trade.
MACRO-ECONOMIC TRENDS
There have been a number of structural changes in
the heavy and light industrial sectors in the last two
decades in Victoria. These changes include the focus
on higher value products and specialisations, emphasis
on co-location and clustering of industry, and changes
to development patterns. An important trend has been
the relocation of heavy industrial, low value added
manufacturing, and labour intensive processes away from
Australia.
For the municipality to ensure it remains competitive with
other regional industrial centres in attracting major users,
it is important that these macro-economic trends are
understood and addressed.
INDUSTRY SPECIALISATION
In order to examine likely demand for industrial land,
it is useful to understand the particular strengths and
specialisations of the municipality.
‘Shearing Services’ and ‘Sheep Farming’ are strong
agricultural industries employing a combined total of
263 employees. ‘Beef Cattle Farming’ and ‘Other Grain
Growing’ also have a strong presence in the municipality.
In respect to manufacturing, ‘Machinery and Equipment
Manufacturing’ is the dominant sub-industry which
employs 318 employees. This is largely concentrated
in two main businesses (Gason and Ames). Although
‘Food Product Manufacturing’ employs fewer workers
by proportion than regional Victoria, it still has a large
presence in Ararat Rural City employing 189 workers.
‘Construction Services’ and ‘Land Development and Site
Preparation Services’ are the dominant construction
sub industries in the municipality. The strength of ‘Non-
residential Building Construction’ is most likely associated
with the prison redevelopment project.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 34
INDUSTRIAL SUPPLY
Allindustrialzonedlandinthemunicipalityislocated
withintheAraratTownship.Twozonessupportthe
majority of industrial activity, the Industrial 1 Zone (IN1Z)
and Industrial 3 Zone (IN3Z), with a small amount
of activity, mostly smaller agricultural services, also
occurring in the MUZ and B3Z. Lake Bolac also has a
smallindustrialestate(currentlyzonedTZ)locatedtothe
North East of the town. Additional industrial activities,
particularly those related to the agricultural sector, occur
throughout the municipality’s rural areas. Recent changes
to the Farming Zone (FZ) will broaden the range of land
uses that may be permitted in agricultural areas.
An analysis of industrial land supply levels in Ararat Rural
City has been prepared using the Spatial Economics
Industrial Land Review (undertaken in December 2012)
complemented by desktop analysis to provide an
assessment of industrial land consumption by industry
type.
The figure below shows the location of industrial land
in the Ararat Township highlighting the fragmentation
of industrial land, with industrial clusters scattered
throughoutthetownship.Eachareaofindustrialzoned
land is identified as a Cluster and summarised in Table
6. A full breakdown of the businesses in each Cluster
is provided in Appendix B: Ararat SGF Property and
Economic Analysis Report.
Key findings are as follows:
• There is a total available supply of 67ha of industrial
zonedlandinArarat.Ofthe67haavailable,34ha
is on one site reserved for future alternative energy
generation, leaving 33ha available for industrial
development in and around the township of Ararat.
• Of the 33ha of vacant industrial land in the township
of Ararat, 32ha of vacant land is IN1Z and only 1.3ha of
vacant land is IN3Z.
• There are a total of 29 vacant industrial allotments. Of
these, 21 allotments are less than 1ha in area and only
8 vacant allotments are over 1ha.
• The largest industry sectors in Ararat by land
consumption are food products (one large abattoir),
manufacturing, and construction.
Zone Cluster Zone
Area (ha)
Zoned
Land (ha)
Consumed
Land (ha)
Number
of Vacant
Lots
Sizeof
Vacant Lots
(ha)
IN1Z 1 31.98 26.45 14.49 2 11.96
2 6.12 6.1 5.6 2 0.5
3 21.48 10.8 3.48 19 7.32
4 0.67 0.21 0.21 0 0
5 16.4 13.22 8.72 1 4.5
6 3.73 2.9 2.9 0 0
7 25.44 15.9 8.3 2 7.6
8* 33.93 33.93 0 1 33.93
Total 139.75 109.51 43.7 27 65.81
IN3Z 9 15.1 7.56 7.56 0 0
10 1.32 1.32 1.32 0 0
11 4.1 3.1 1.77 2 1.33
Total 20.52 11.98 10.65 2 1.33
Total 160.27 121.49 54.35 29 67.14
Source:Urban Enterprise 2013
* Note: Includes 34ha future alternative energy site and should not be considered as
supply.
TABLE6:INDUSTRIALLANDSUPPLYBYCLUSTER
•
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 35
Ararat: Existing Industrial Zones
BARKLY STREET
HIGH STREET
HARGREAVES STREET
NOTT ROADPYRENEES HIGHWAY
CEM
ETE
RY L
ANE
QU
EEN
STR
EET
CAMPBELL ST
REET
WESTERN HIGHWAY
DOBIE ROAD
GORRIN CATTLE Y
WAR
RAYA
TKIN
RO
AD
WA R
RA YAD IN RO
AD
ANNYS LANE
BEV
ER
I DG
E S
TREE
T
LAMBER
T STR
EET
VINC
ENT
STRE
ET
ICKINSON ROAD
BELL
I NGH
AMS
HILL
ROA
D
BRITTANIA MINE ROAD
D
GE
OR
GE
RO
AD
GRANO STREET
0 1 2
kilometres
Industrial 1 Zone
Industrial 3 Zone
LEGEND
CLUSTER 1
CLUSTER 2
CLUSTER 3
CLUSTER 9
CLUSTER 6
CLUSTER 10
CLUSTER 4
CLUSTER 5
CLUSTER 8
CLUSTER 7
CLUSTER 11
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 36
BUILDING & SUBDIVISION APPROVALS
From 2006 to 2011 there was a total of 12 industrial
building approvals with a total value of $3.1 million
(average $522,000 per annum). Of these approvals, 7
were for warehouse construction, and the remaining 5 for
factory construction. There were no industrial approvals
between 2009 and 2011.
From July 2006 to December 2012 there were a total
of 17 industrial land subdivisions in the municipality of
Ararat. The majority of subdivisions resulted in industrial
allotments of less than 0.5ha in area.
There were 4 industrial development sites sold between
2007 and 2011 in Ararat. In 2010, the average price per
square metre for industrial land in the municipality was
approximately $112.
INDUSTRIAL DEMAND
Projections for future industrial land demand have been
prepared for three scenarios:
• HistoricalGrowthScenario: using the rate of industrial
land consumption of the past 5 years, it is expected
there would be enough demand for an additional
9.4ha of industrial land by 2031 (0.47ha per annum).
• OrganicGrowthScenario:projected organic growth
is relatively low due to Ararat’s low population growth,
ageing population and minimal growth in skilled
worker numbers, resulting in demand for 3.7ha of
industrial land by 2031 (0.19ha per annum).
• HighGrowthScenario: assumes that Ararat will attract
a number of major industrial users over the next 20
years. This would generate an extra 100 industrial jobs
on top of organic growth and increase demand for
5.9ha of industrial land by 2031 (0.30ha per annum).
FUTURE LAND REQUIREMENTS
The number of years supply is measured by dividing the
area of available supply by the average annual rate of
industrial land demand. It is important to note that the
34ha future Renewable Energy Park site (Cluster 8) has
not been included in this analysis due it is designation as a
specialist use.
The various assessments of industrial land demand
project a consumption rate of between 0.2 and 0.5ha
per annum over the next 20 years. At the upper end,
the available land supply comfortably has the capacity to
accommodate this demand over the next 20 years.
ISSUES AND OPPORTUNITIES
ISSUES
VacantLotSizeandConfiguration
It is important in planning for future industrial growth to
provideavarietyoflotsizestocaterfordifferentindustrial
types.
Although there are a number of larger industrially
zonedvacantsitesinArarat,somesitesmaybeheld
for expansion of existing businesses, and others have
significant constraints (access and vegetation) and may
not be developable without significant investment. It is
important that there is a sufficient supply of large strategic
sites available to prospective large businesses which may
seek locate in the town.
The current supply of small lots (less than 1ha) is
considered adequate to meet the needs of current and
future service industry businesses.
FragmentationofLand
Industrial land in Ararat is scattered in small clusters
throughout the town. This fragmentation of industrial
land has resulted in uncertainty over the role and function
of each industrial precinct with none having a clear
function within a clearly defined industrial land hierarchy.
CaledonianCourtSubdivision
Caledonian Court is a recent industrial subdivision
comprising 12 lots which are fully serviced with water,
power, sewage, and telecommunications. Although the
development has been on the market for over two years
most of the sites remain vacant. This demonstrates that
demand for this type of land is low at current market
prices.
OPPORTUNITIES
FutureUnzonedIndustrialLand
The current identified future industrial area in South
East Ararat provides a long term opportunity for future
industrial land supply. The area provides a number of
advantages; being adjacent to existing industrial areas,
requiring minimal expansion of water and sewerage
networks, and with access to the railway line. It provides
an opportunity to consolidate future industrial land to
the south east of the town and address the issue of
fragmentation of industrial clusters.
ProposedBypass
The possible alignment of the Ararat Bypass (currently to
the north of the town centre) may drive greater demand
for growth to the north of the town. Areas within close
proximity to the future Bypass, which have access to
the highway, will be an attractive location for industrial
activity.
In the event that the northern alignment of the Bypass
is confirmed, a land suitability assessment should be
undertaken to determine the appropriateness of the area
for industrial development.
It is important to note that the current industrial growth
area in south-east Ararat should still be viewed as the
preferred location for future industrial supply.
IndustrialPrecincts
Future consolidation of industrial land should seek to
create industrial precincts with clearly defined roles,
for example light industrial or specialist precincts. The
current fragmentation of industrial land in the municipality
prevents opportunities for efficiency gains through
agglomeration and economies of scale, as well as
knowledge sharing.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 37
Implications for the Strategy
Key factors influencing the SGF Strategy include:
• Allindustrialzonedlandinthemunicipalityislocated
within the Ararat Township. Lake Bolac also has a
smallindustrialestate(currentlyzonedTZ)locatedto
the north-east of the town.
• The largest industry sectors in Ararat by land
consumption are food products (one large abattoir),
manufacturing, and construction.
• There is a total available supply of 67ha of industrial
zonedlandinArarat.Ofthe67haavailable,34ha
is on one site reserved for future alternative energy
generation, leaving 33ha available for industrial
development in and around the township of Ararat.
• At present, industrial land is scattered in small clusters
throughout the Ararat Township. This fragmentation
has resulted in uncertainty over the role and function
of each industrial precinct.
• An assessment of industrial land demand (based on
historical, organic and high growth scenarios) suggests
that available land supply comfortably has the capacity
to accommodate this demand over the next 20 years.
• For Ararat, future demand for industrial land will
be driven by a combination of factors including
organic growth, strategic business attraction, public
investment and macro-economic trends. Public
investments in particular can act as a major driver for
industrial activity, with the proposed Western Highway
duplication and Ararat Bypass set to improve travelling
times in the region.
• The current industrial growth area in south east Ararat
is still considered the preferred location for future
industrial supply in the municipality.
• Consideration must be given to ensuring the efficient
movement of freight vehicles (i.e. how access is
provided to the Western Highway and Mortlake-Ararat
Road) and minimising the potential impact of freight
movements on residential amenity.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 38
4.6 Tourism
The following tourism opportunities have been developed
through a combination of previous recommendations,
including those made by the Stawell – Ararat – Halls Gap
Triangle Rural Zone Review (2012), as well as data taken
from the National Visitors Survey and the International
Visitors Survey. This section outlines some broad
strategic directions and opportunities for tourism in the
municipality.
Grampians Tourism is currently undertaking a Destination
Management Plan and Product Gap Analysis process
which will provide a more detailed analysis for tourism
opportunities in the region.
OPPORTUNITIES & STRATEGIES
NATURE BASED TOURISM
Ararat’s proximity to the Grampians National Park has
resulted in nature-based tourism growing considerably.
Tourism Victoria’s Regional Marketing and Development
Plan 2011-2012 for the Grampians recommends the
development of infrastructure such as walking and
bicycle trails to capitalise on the region’s natural assets.
Ararat is in a unique position to leverage nature based
tourism from the Grampians National Park. Strategies
identified in previous studies include:
• Promote nature based tourism in the Ararat Region,
including leveraging Ararat and other small towns as
key locations for Grampians National Park tourism.
• Undertake a product gap analysis, including
accommodation, activities and amenities to identify
areas in which investment is needed to enhance
nature based tourism in the Ararat Region as well as
identifying ancillary uses to compliment nature based
tourism.
• Identify priority projects and marketing initiatives to
support increased visitation and private investment.
WINERIES
Ararat region is home to numerous wineries. There are
twenty-four wineries in the region, generally clustered
around Ararat and Great Western. The majority of these
have cellar door operations. Strategies identified in
previous studies include:
• Undertake a wineries assessment and promote inter
regional relationships to establish a regional marketing
strategy for the promotion of wine experiences and
product on offer.
• Promote the establishment of a wineries touring route,
focusing on wineries with cellar door operations and
wine unique to the Ararat region.
ACCOMMODATION
Data from the National Visitors Survey indicates that over
the ten year period from 2003 to 2012, a high proportion
of domestic overnight visitors to the Ararat region were
staying at a friend’s or relatives property, followed by a
standard hotel or motor inn and camping/caravan parks.
A previous assessment of visitor accommodation in
the Ararat and the Eastern Grampians indicates a gap
in relation to large accommodation establishments.
This accommodation type caters to the coach group,
conference, meetings and conventions and education
group markets. Strategies identified in previous studies
include:
• Undertake a detailed accommodation gap analysis
(this can be undertaken in relation to previous
strategies) to indicate gaps in accommodation types,
locations and in relation to key tourism products/
experiences.
• Encourage and support development which addresses
the identified gaps in the accommodation offering in
Ararat.
EATERIES
Eateries can enhance the visitor experience by providing
a complimentary service to other tourism products and
enhance the overall visitor experience and continued
viability of tourism product. The Business Confidence
Survey highlighted the need for Ararat in particular to
enhance the type and location of eateries on offer.
Strategies identified in previous studies include:
• Encourage and support the establishment of cafés
and/or restaurants within or adjacent to existing
townships to support economic activity and access to
services in the settlements.
• Promote consistent opening hours for existing
businesses, especially during holiday periods and
promote the pursuance of quality service across the
region to cater for visitors.
ADVENTURE BASED TOURISM
Leveraging from Ararat’s position relative to the
Grampians National Park, there is potential for the
promotion of adventure based tourism that may appeal
to broad or specific activity based markets. Strategies
identified in previous studies include:
• Encourage the establishment of adventure tourism
operations within the Ararat Region, to complement
the region’s product strength and improve tourist
offering and yield.
• Investigate the development of an off-road bike track/
bicycle trail and associated supporting infrastructure
(e.g. water stations, shade, rubbish bins) linking the key
townships and attractions within the region.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 39
SELECT TOWNSHIPS TOURISM OFFER
ARARAT
Ararat has a rich legacy of historic buildings that reflect
its diverse cultural heritage. It is unique in that the
discovery of gold by Chinese miners in 1857 led to the
establishment and growth of the township. The Gum
Sam Chinese Heritage Centre, designed in the traditional
style of southern Chinese architecture, celebrates Ararat’s
Chinese heritage. Other significant heritage attractions
include the Langi Morgala Museum, J-Ward Gaol, and art
deco architecture visible on the main shopping strip.
Ararat Township is positioned as a gateway to the
Grampians. The scenic route from Ararat through to the
Grampians can be promoted by using better signage and
increasing the visibility from the highway.
The township would also benefit from longer stopovers
by visitors, enabling expenditure to be increased. This can
be achieved by promoting and enhancing the heritage
of the town including the building façades. Investment
in cafés and restaurants can generate longer stopover
visitors, providing vistas to the town’s heritage elements.
There is ample visitor accommodation in Ararat Township
which experiences relatively low vacancy rates; however
accommodation stock is largely 3 star motels with
little provision for other market segments, such as
backpackers, professionals or high end visitors.
There are numerous wineries in the Ararat region. Winery
tourism could be uplifted by promoting the wineries
in the Ararat Township. This can be achieved through
a marketing campaign, advertising in local cafés and
restaurants or by having a cellar door type operation in
town for particular winery/wineries.
POMONAL
Pomonal is strategically located at the foothills of the
Grampians. It has some high end accommodation,
including luxury retreat cottages and villas.
The settlement is also uniquely located a similar distance
from both Ararat and Stawell, providing the possibility
to capture overnight visitors looking for more high end,
retreat style accommodation.
Pomonal is located close to Lake Fyans, providing the
opportunity to service visitors looking for water based
activities, such as boating and fishing, as well as providing
accommodation for this market.
MOYSTON
Moyston is also located near the foothills of the
Grampians, however less opportunity for tourism growth
exists. The more open and less vegetated setting of
Moyston may be perceived to present a less appealing
visitor and lifestyle location compared with Pomonal.
There may be some opportunity to provide
accommodation that caters to the link between Ararat
and the Grampians.
LAKE BOLAC
The township of Lake Bolac is advantageously located
near the edge of Lake Bolac itself at the intersection
of the Glenelg and Pyrenees Highways. This promotes
visitation during the summer months to undertake water
based activities and during March for the duck shooting
season. However, in times of drought Lake Bolac has
suffered reduced visitation due to a lack of water.
The township also has a golf course, which is beneficial in
promoting activity based tourism.
The annual Lake Bolac Eel Festival held in late March is a
community music and arts festival which was inspired by
the fact that Lake Bolac was a traditional gathering place
for the indigenous population. The festival attracts over
1,000 people and is a significant event on the tourism
calendar for the region.
Implications for the Strategy
Key factors influencing the SGF Strategy include:
• Ararat’s proximity to the Grampians National Park has
resulted in nature-based tourism growing considerably.
The municipality is in a unique position to capitalise on
its surrounding natural assets.
• The municipality has a rich legacy of historic buildings
that reflect its diverse cultural heritage. Ararat is
the only township in Australia to be founded by the
Chinese.
• There are numerous wineries in the Ararat region
and wine tourism has been identified as a growing
opportunity.
• Previous assessment of visitor accommodation in the
region has identified a gap in accommodation options,
particularly in higher quality establishments and budget
accommodation providers.
• The townships of Ararat, Pomonal, Moyston and
Lake Bolac have been identified as key settlements to
support tourism growth.
• The forthcoming Destination Management Plan and
Product Gap Analysis being undertaken by Grampians
Tourism will provide an opportunity to strategically
address some of the tourism issues and gaps identified
in the region.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 40
4.7 Critical Considerations
An analysis of supply and demand drivers and
opportunities, as well as future directions for the
municipality, cannot be completed without an
assessment of several critical factors which will
influence future growth. These critical considerations
include infrastructure (including current and expected
provision), environmental features or constraints, and the
assessmentofhazardsandrisk.
INFRASTRUCTURE
This section explores current capacity and future
requirements of infrastructure and services. Information
has been sourced from discussions with Council staff and
key utility providers, and supplemented by findings from
the Central Highlands Region Infrastructure Study (2013)
prepared by Paroissien Grant and Associates Pty Ltd (PGA)
Consulting Engineers and Surveyors as input into the
Draft Central Highlands RGP.
ACCESS AND TRANSPORT
Transport in the municipality is heavily focused around
the Western Highway and the rail corridor linking Ararat to
metropolitan Melbourne. Rail and road networks service
both freight and passenger requirements and are crucial
to the local economy. The Mortlake-Ararat Road also
plays an important role as a key north-south transport and
tourist route.
Ararat is located on the nationally significant Principal
Freight Network (both road and rail) which provides
important freight access to the Port of Portland, Port of
Geelong and Port of Melbourne for agricultural produce
and other products. As such, Ararat and other small towns
provide a vital role in supporting and servicing these
important freight links.
Region-wide and inter-regional transport systems
and infrastructure are considered in the Draft Central
Highlands RGP and recently released Victorian Freight
and Logistics Plan which identifies Ararat as a key location
on the National Land Transport Network. However,
local transport between townships and internal access
opportunities must be addressed at a municipal level.
Urban design and place-based integration of transport
with land use is the role of local government and a critical
facilitator in supporting growth. Consideration must
be given to ensuring the efficient movement of freight
vehicles and minimising the potential impact of freight
movements on residential amenity.
Further analysis of the impact of freight on municipal
roads and the future impact of major road projects, such
as the Western Highway duplication and potential Ararat
Bypass should be undertaken in the short to medium
term, including an analysis of the benefits that these
major road projects will provide to the amenity, livability
and attractiveness of these townships, through the
reduction in heavy vehicle traffic.
Active lifestyles should be promoted through continuous
streetscape improvements and expansion of the
pedestrian and cycle path network. A new study titled
‘Ararat On The Move’ is being undertaken by Ararat Rural
City Council in 2014 to identify further opportunities to
encourage walking, cycling and sustainable transport
behaviours.
The Ararat Retail Strategy & Streetscape Report
(2007), prepared by Village Well in 2007, highlights the
importance of creating pedestrian friendly environments
to support retail vibrancy and active lifestyles.
WATER, ENERGY AND UTILITIES
WaterSupply
The availability of water in Ararat is dependent on rainfall
within the catchment. As such climate change is likely to
remain a key challenge for the municipality. During the
recent drought period from 1997 to 2008, Stage 4 water
restrictions were imposed on the entire service area of
GWM Water until 2009. Another similar drought period
could result in the reintroduction of water restrictions that
affect outdoor and recreational use.
Water security is an important issue for future economic
growth. Supply restrictions and constraints can have a
negative impact on business confidence, commercial
investment and population growth. The sustainable
and safe use of recycled water should continue to
be encouraged in line with the recommendations of
Council’s Environmental Sustainability Strategy 2010-
2020.
WaterTreatmentPlant(Potable)
Discussions with GWM Water indicate that the Ararat
water treatment plant has sufficient capacity to
accommodate anticipated growth. It is possible to expand
or upgrade the reticulated water distribution system to
meet the growth needs when and where required, except
for commercial or industrial developments involving
intensive water use. Some upgrading of distribution
mainstoincreasesizemayberequireddependingon
demand.
Major development to the north and east of Ararat would
require a servicing strategy to assess needs, staging and
impacts on the existing network.
Sewerage
Consultation with GWM Water highlighted that the
sewerage system in Ararat has some capacity issues.
Previous studies have revealed that some of the
sewer trunk mains require augmentation. The ageing
wastewater treatment plant will also need upgrades in the
near future. There are no major constraints in servicing
infill or contiguous residential growth within the R1Z areas
except the Green Hill Lake development.
Extension of reticulated sewerage infrastructure to service
the Green Hill Lake development and any other future
residentialzonesbeyondthecurrentR1Zmayrequire
new enabling infrastructure such as new pump stations
and rising mains, duplication of gravity mains or even a
new treatment plant. Indicative costs will depend on the
location and extent of service required, however this type
of trunk or enabling infrastructure is costly and would
require a substantial number of new lots constructed
in order to spread the costs and support development
viability.
Power
The Central Highlands Region Infrastructure Study (2013)
found that existing electricity infrastructure has sufficient
capacity to accommodate demand generated by new
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 41
urban development in most of the region’s settlements.
Larger settlements generally have greater network
capacityduetothepresenceofazonesub-stationsand
higher voltage feeder lines.
Gas
The availability of reliable and cost effective energy is
critical for business, particularly for energy intensive types
of industry. Economic development may be constrained
by a lack of access to reticulated natural gas, as is the
case in some pockets of industrial land within Ararat.
Network expansion should be considered in further detail
in the short to medium term
Telecommunications
The rollout of the National Broadband Network will
be important to enhance the connectivity of the
region. Land use and infrastructure planning for the
municipality should seek to take advantage of enhanced
telecommunications.
SOCIAL INFRASTRUCTURE
Social infrastructure planning is important for building
strong and healthy communities. The liveability of Ararat
and its small towns is founded in its natural features,
history, streetscape, recreational facilities and health
services, and it is essential that these are strengthened
and developed to support and encourage growth.
As the region grows, it will be necessary to make best
use of existing infrastructure capacity and ensure new
infrastructure and services are strategically planned and
developed in a timely manner.
ENVIRONMENT & HERITAGE
The municipality and surrounds features rich and diverse
environmental, landscape and heritage assets. As
recognised by the Draft Central Highlands RGP, these
assets are critical to the region’s economy, attractiveness
and liveability. Key assets include:
• Native grasslands
• Extensive water catchments
• National and state parks and state forests, including
the Grampians, Mount Buangor and Mount Cole
• Wetlands, rivers and lakes.
These assets shape the region’s biodiversity and natural
systems by providing important habitat for flora and
fauna and must be considered when assessing future
development proposals, particularly in the rural areas.
NATURAL AND HUMAN-INDUCED HAZARDS
There will be continued demand for urban and rural
residential development in the region, especially in areas
of high amenity and natural value with good quality
access to metropolitan Melbourne. Balancing these
pressuresalongwiththenaturalhazardsassociatedwith
these areas, such as bushfires, flooding and drought,
is a key challenge for the municipality and must be
considered through detailed localised planning into the
future.
FLOODING
Some of the townships in the Ararat municipality are
particularly susceptible to flood risk (e.g. Hopkins River,
Mt Cole Creek, Mt William Creek, Wimmera River). The
riskspresentedtolandusefromfloodinghazardsmust
be considered in strategic and statutory planning decision
making. These decisions should be based on the best
qualityinformationonfloodinghazardstominimisethe
risk to life, property, infrastructure and environmental
assets. In this regard, accurate flood mapping is critical.
There is a need for flood investigation studies to be
undertaken and implemented for key settlements.
BUSHFIRE
The Central Highlands region is characterised by
significantbushfirehazardareasthatintersectwith
settlements and areas that are experiencing rural
residential and tourism expansion. The Grampians and
surrounding areas have been affected by two major
bushfires within the last decade.
Regionalandlocalisedplanningconsiderbushfirehazard
in detail, with the assistance of planning tools, such as the
Bushfire Management Overlay, Regional Bushfire Planning
Assessments and Bushfire Prone Areas, as well as input
from key stakeholders such as the Country Fire Authority.
Some of the settlements identified for focused growth
occurinareaswithbushfirehazard,forexample
Pomonal, Moyston Buangor and Ararat. Localised
planningdecisionsmustconsiderthesehazardsinmore
detail.
When addressing bushfire risk, community resilience to
bushfire will be strengthened by:
• Prioritising the protection of human life over other
policy considerations when planning to create or
expand settlement at risk from bushfire
• Applying a precautionary approach to planning and
decision making when assessing the risk to life,
property and community infrastructure from bushfire
• Taking advantage of existing settlement patterns where
new development will not expose the community to
increased risk from bushfire.
• Support growth where bushfire risk can be managed
and community infrastructure and resilience is
provided.
CLIMATE CHANGE
Climate change and short-term seasonal climate
variability will present risks to the municipality’s natural
environments and agricultural systems, along with
potential economic diversification opportunities. Risks
include an increase in the frequency and severity of
natural events, such as bushfires, storms, flooding, and
drought. The increased risk of bushfire is especially
relevant to the Grampians region and is likely to have
implications for the tourism industry and cultural heritage
assets.
Nevertheless, climate variation may create opportunities
through the diversification of agricultural production and
the creation of new industries within the region.
More information is needed on the likely impacts of
climate change on specific industries across the region
and the opportunities that may arise from these changes.
This will assist with strategic land use planning, including
considerationofanypotentialincreaseinnaturalhazards
to settlements and the future refinement of and planning
for economic development opportunities within the
region.
Some agencies, such as the Catchment Management
Authorities (CMA), are developing climate change
adaptation plans and carbon action plans.
CONTAMINATED LAND
Contaminated sites may pose immediate or longer-term
risks to human health and the environment, depending
on the type and extent of the contamination and the
proposed future use.
Little is known about the extent of land contamination
within the municipality, although some sites have been
identified in the Ararat Township (e.g. the former Prestige
Factory), Willaura and Lake Bolac. The potential for
contamination will need to be considered as sites are
developed (either through urban expansion or infill),
particularly for sensitive uses such as residential.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 42
Implications for the Strategy
Key factors influencing the SGF Strategy include:
• Urban design and the integration of transport and land
use planning are important roles of local government
and are critical to supporting population growth and
economic investment.
• The creation of pedestrian friendly environments will
support retail vibrancy and improve local transport
options to promote connectedness, accessibility and
support an ageing population.
• Further analysis of the impact of freight on municipal
roads and future impact of major road projects (e.g..
Ararat Bypass, Western Highway duplication) should be
undertaken in the short to medium term.
• Water security is an important issue for future
economic growth. Water supply constraints can
have a negative impact on business confidence,
commercial investment and population growth.
• The Ararat Wastewater Treatment Plant has sufficient
capacity to accommodate anticipated growth. It
is possible to expand or upgrade the reticulated
water distribution system to meet the growth needs
when and where required, except for commercial or
industrial developments involving intensive water use.
• The capacity of the existing sewerage infrastructure
is not a constraint to future residential growth within
currentlyzonedR1Zareas,withtheexceptionofthe
recentlyzonedGreenHillLakedevelopment.
• Extension of sewerage beyond the existing developed
area (e.g. to the Green Hill Lake Precinct) may require
costly new infrastructure such as new pump stations
and rising mains, duplication of gravity mains or even a
new treatment plant.
• The rollout of the National Broadband Network will
be important to enhance the connectivity of the
region. Land use and infrastructure planning for
the municipality should seek to take advantage of
enhanced telecommunications.
• Social infrastructure planning is important for building
strong and healthy communities. As the region
grows, it will be necessary to make best use of existing
infrastructure capacity and ensure new infrastructure
and services are strategically planned and developed
in a timely manner.
• There will be continued demand for urban and rural
residential development in the region, in areas of high
amenity and natural value with good quality access to
metropolitan Melbourne. Balancing these pressures
alongwiththenaturalhazardsassociatedwiththese
areas, such as bushfires, flooding and drought, is a key
challenge for the municipality.
• The potential for contamination will need to be
considered as brownfield sites are developed (either
through urban expansion or infill), particularly for
sensitive uses such as residential.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 43
Chapter 5.SustainableGrowthPlan
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 44
5.1 Introduction
This section outlines a Sustainable Growth Plan for
the municipality. It provides a vision and principles for
growth, strategic directions and proposes a settlement
hierarchy.
5.2 Draft Vision
AraratRuralCitywillofferahighqualitylifestyleanddiverseeconomythatsupportlongtermsustainablepopulationgrowth,economicprosperityandwellbeing.
Theoutstandingnatural,landscapeandculturalheritageassetsonoffer,combinedwithexcellenteducation,healthandcommunityservices,willattractspecialistworkers,retirees,‘treechangers’,andcommuters.
Itsstrategiclocationonnationalhighwayandrailfreightnetworks,andgatewayrolefortheGrampianstourismandwineregion,willprovideafoundationforgrowthinsectorsasdiverseasagriculture,manufacturing,transport,renewableenergy,tourismandaccommodation.
Araratwillcontinuetoserveasamajorregionalservicehubandaccommodatethemajorityofresidentialandbusinessgrowth.LakeBolacandWillaurawillcontinuetoactasmunicipalservicecentresduetheirexistingphysicalandsocialinfrastructure,includingreticulatedsewerage.
GrowthwillalsobeencouragedinMoyston,PomonalandElmhurstreflectingtheirproximitytoArarat,naturalassetsandabilitytoofferahighqualityruralresidentiallifestyle.
Othersettlementsinthenetworkwillexperienceorganicgrowthconsistentwiththeirenvironmentalcapacityandabilitytomitigatehazards,includingbushfire.
5.3 Principles
GROWTH FRAMEWORK PRINCIPLES
• ReinforcetheprimaryroleofAraratasthekeybusiness,serviceandlifestyleandtourismcentreforthemunicipalityandthewesternpartoftheCentralHighlandsRegion.
• SupportacohesiverelationshipbetweenAraratandStawellintheprovisionofservices,housingandemployment.
• Supportthesustainablegrowthandincrementalchangeofsmalltownsandruralsettlements.
• Diversifythelocaleconomy,particularlythroughlocalindustriesandbusiness.
• Strengthenliveabilityandcharacter.
• Protectandenhanceenvironmentalandlandscapevalues.
• Optimiseaccesstoexistinginfrastructureandservices.
• Directsettlementgrowthanddevelopmenttolocationsoflowernaturalhazardrisk(i.e.bushfireandflood)andcarefullyconsiderdevelopmentinlocationswherethereisasignificantriskthatcannotbe avoided.
• Minimiseriskstolife,propertyandbuiltassets.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 45
5.4 Directions & Policy Responses
RESIDENTIAL
• Supportthedevelopmentofdiversehousingtypes
(including 1-2 bedroom dwellings) in close proximity
to retail, community infrastructure and public transport
nodes.
• Encourageinfilldevelopmentwithintownship
boundaries identified in adopted Framework Plans.
• Supportresidentialdevelopmentinareasservicedby
reticulated water and sewerage.
• Encouragetheincorporationofuniversaland
environmental sustainable design principles into new
residential development.
• ContinuetoapplytheTownshipZoneinsmaller
settlements where land use flexibility is desirable and
projected growth is limited.
RURAL-RESIDENTIAL
• Planforruralresidentialandlowdensityresidential
development in an integrated manner through
settlement planning that takes into account land
capability,naturalassetsandhazards,locational
suitability, existing and likely future land demand/
supply and the efficient provision of services and
infrastructure.
• Ensure residential growth occurs in areas where it will
not impact on agricultural viability of the land, and
supports the organic growth of Ararat.
• Encourage the use of land, particularly underutilised
or transitional land, for urban agriculture/ community
garden projects.
• LimittherezoningofadditionallandtoRuralLiving
Zone in the short term, except for the purpose of
addressingzoneanomaliesortownshipinterface
issues.
NON-RESIDENTIAL
RETAIL
• ReinforcetheroleoftheAraratTownshipasthe
key retail centre of the Rural City and support
consolidation of the retail/commercial core.
• Encouragetheprovisionofretaildevelopmentin
accordance with adopted settlement Framework
Plans.
COMMERCIAL
• Encouragetheestablishmentofnewbusinessesina
manner that supports the settlement hierarchy.
• Ensurecommerciallandsupplyissufficienttoallow
for 15 years of organic growth at the historical growth
scenario as a minimum.
• Providecommerciallandsupplyinareassurrounding
the commercial core of existing town centres and
transport nodes.
INDUSTRIAL
• Provideindustrialandemploymentopportunitiesto
support population growth and reduce reliance on
commuting.
• Reinforce the role of the Ararat Township as the major
industrial centre of the Rural City given the existing
land supply, proximity to population and commercial
centres, and the presence of major industries and
businesses.
• Ensuresufficientindustriallandisavailablefor
expansion of agricultural support and value-add
industries.
• Ensureindustriallandsupplyissufficienttoallowfor
15 years of organic growth at the moderate growth
scenario as a minimum.
• Direct industrial development to areas that have good
access to arterial roads to support efficient movement
and to minimise the potential impact of freight
vehicles on residential amenity.
• Discouragetheencroachmentofsensitivelanduses
in close proximity to industrial uses particularly where
industrial noise, odour, lighting and truck movements
may cause amenity concerns.
TOURISM
• Supportthewesterntownshipsasthegatewaytothe
Grampians National Park.
• Encourageandpromotethedevelopmentofthelocal
tourism sector.
• Supportthedevelopmentoftourisminfrastructure
and accommodation capable of attracting year round
visitation in appropriate locations.
• Strengthentourismlinkswithadjoiningmunicipalities.
• Promote the establishment of farmer’s markets and
the purchasing of local food and other products.
INFRASTRUCTURE
• Directresidentialandnon-residentialgrowthto
settlements serviced by reticulated water and
sewerage.
• Ensurethatnewdevelopmentinsettlementswith
reticulated infrastructure constraints does not result
in the overburden existing services, or adverse
environmental impacts.
• Advocateforandfacilitatetheprovisionof
infrastructure required to support the development
of business and industry, including water,
telecommunications, energy and waste systems.
• Requirenewruralresidentialandlowdensity
residential developments to connect to reticulated
sewerage systems.
• Continuetopursuefurtherrenewableenergyand
related industry opportunities.
• Encourage the sustainable and safe use of recycled
water.
• Direct residential and non-residential growth to
locations where appropriate transport infrastructure
and services are available.
• Consider the transportation needs of an ageing
population including recognition of the need for
innovative and cost-efficient responses where demand
is relatively low.
• Continue to promote walkability and encourage
active lifestyles through continuous streetscape
improvements and expansion of the pedestrian and
cycle path network.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 46
5.5 Settlement Hierarchy
The following settlement hierarchy has been prepared
to reflect the strategic growth priorities to be applied at a
municipal level to the towns and settlements of the Rural
City of Ararat.
The hierarchy has been informed by the Draft Central
Highlands Regional Growth Strategy, which designates
Ararat as a ‘Regional Centre’ and Willaura and Lake Bolac
as important ‘Small Towns’. These two small towns are
important from a regional perspective because of the
availability of reticulated sewerage.
TOWNSHIP ROLE TYPICAL UTILITIES & SERVICES SETTLEMENT
MUNICIPAL CENTRES
Municipal Centres are the dominant residential, commercial and retail nodes
within municipalities. They support large and diverse populations, housed in
a variety of dwelling types including specialist forms. They provide access to
all levels of education as well as a range of health, recreational and cultural
opportunities. Municipal Centres are connected to all essential utility services and
are serviced by public transport, possessing strong relationships with surrounding
settlements of all types.
UTILITIES:
Reticulated Water
Sewerage
Electricity
Gas
SERVICES:
Post Office, Ambulance, Police Station, CFA, Medical facilities,
Local government offices, Accommodation, Primary / secondary /
tertiary education
Ararat
SMALL TOWNS
Small Towns provide access to a limited range essential education and health
services for a rural hinterland and contain a small retail centre. They may be
connected to both reticulated water and sewer services and usually have strong
relationships with larger settlements nearby.
UTILITIES:
Reticulated Water
Sewerage
Electricity
SERVICES:
Post Office, General Store, CFA, Police Station, Primary School
Lake Bolac
Willaura
RURAL VILLAGES
Rural Villages support small populations and provide a focal point for the
surrounding rural community. Access to services such as education and retail are
available and connections to reticulated water vary.
UTILITIES:
Electricity
Reticulated Water (in some cases)
SERVICES:
General Store, CFA, Primary School, Accommodation
Buangor
Elmhurst
Moyston
Pomonal
RURAL LOCALITY
A Rural Locality comprises a cluster of housing located on smaller than average
ruralsizedallotmentswithinnon-urbanzones.Reticulatedwaterand/orsewer
are generally not available. Limited services are located within the settlement itself
; these may be limited to a pub or small general store.
UTILITIES:
Electricity
SERVICES:
General Store
Maroona
Mininera
Streatham
Tatyoon
Westmere
Wickliffe
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 47
Chapter 6.AraratinFuture
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 48
6.1 Introduction
Ararat is the largest settlement in the Rural City of Ararat,
with a population of approximately 7,500. It is located
205km north-west of Melbourne and approximately
100km from Ballarat. The majority of the municipality’s
population resides within Ararat, which acts as the main
residential, service and business centre in the municipality.
Ararat is located between the Grampians Ranges and the
Pyrenees Ranges, in close proximity to the Ararat Hills
Regional Park, Mt Langi Ghiran and Mt Cole.
6.2 Existing Infrastructure
UTILITIES
• Water
• Sewerage
• NaturalGas
COMMUNITY INFRASTRUCTURE & FACILITIES
Ararat provides a full range of regional shopping, health,
community, education and recreation facilities. Ararat
is well serviced by intercity transport, including train
connections to Ballarat, Adelaide and Melbourne and
coach services to regional towns (Ouyen, Warracknabeal,
Stawell, Halls Gap, Horsham, Dimboola, Nhill, Dunkeld
and Warrnambool). Within Ararat itself, a network of
three local buses (Ararat West, Ararat South and Ararat
North) provides good coverage and regular services
from Monday through to Saturday. All V/Line and local
bus services converge at Ararat Railway Station. This is
an important attribute of Ararat’s role in the settlement
hierarchy as a regional/municipal centre.
6.3 Settlement Role
Ararat has been identified as a MunicipalCentre.
Municipal Centres are the dominant residential,
commercial and retail nodes within municipalities. They
support large and diverse populations, housed in a variety
of dwelling types including specialist forms. They provide
access to all levels of education as well as a range of
health, recreational and cultural opportunities. Municipal
Centres are connected to all essential utility services
and are serviced by public transport, possessing strong
relationships with surrounding settlements of all types.
6.4 Current Strategic Direction
The Ararat Municipal Strategic Statement (MSS) seeks
to encourage Ararat to develop as the major residential,
service and business centre in the municipality.
Specific strategies include:
• Directnewdevelopmenttogrowthareastothenorth-
west and north of the town.
• Provideopportunitiesforrurallivingtotheeastand
north of the town.
• Provideforarangeofresidential,commercial,
industrial and other land uses that complement the
former Aradale site.
• EnsurethatdevelopmentaroundGreenHillLakeis
sympathetic to the natural environment.
Furthermore, the MSS seeks to promote and enhance
Ararat as a key location for additional manufacturing and
industrial establishments.
The existing Ararat Framework Plans (Outer City, and
Inner City) are shown on the following pages.
Ararat
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 49
Ararat: Existing Framework Plan (Outer City)
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 50
Ararat: Existing Framework Plan (Inner City)
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 51
6.5 Issues, Opportunities & Constraints
The following issues, opportunities and constraints have
been identified through consultation with the community
and key stakeholders, and supplemented by additional
research. Existing constraints, in particular overlay
controls, are illustrated in the existing constraints map that
follows.
ISSUES
• Ararathasdifficultyattractingnewbusinesses,
particularly larger operations, due to competition from
nearby regional centres (i.e. Ballarat, Horsham).
• Anageingpopulationandlimitedmigrationtothe
region are driving a shortage of skilled workers.
• ItiscommonforyoungpeopletoleaveAraratto
attend university in Ballarat or Melbourne and not
return due to a lack of opportunities for qualified
professionals.
• CommercialactivityinAraratisrelativelylowwith
minimal demand for professional services and
commercial land uses.
• ExtensiveareasofArarat(particularlytothesouth
and west of the town) are bushfire prone and subject
to the Bushfire Management Overlay (BMO). Fire
authorities have assessed Ararat as having an ‘extreme’
fire risk.
• Climatechangeremainsakeychallengeforthe
municipality. The availability of water in Ararat is
dependent on rainfall in the catchment. Water security
is an important issue for future economic growth.
• TheseweragesysteminArarathassomecapacity
issues. Previous studies have revealed that some of the
sewer trunk mains require augmentation. The ageing
wastewater treatment plant will also need upgrades
in the near future. These are not major constraints in
enabling infill or contiguous residential growth within
the R1Z areas except the Green Hill Lake development.
Extension of sewerage outside this area may require
costly new infrastructure such as new pump stations
and rising mains, duplication of gravity mains or even
a new treatment plant. Indicative costs will depend on
the location and extent of service required.
• Industriallandisscatteredthroughoutsmallclusters
around the town. This fragmentation drives
uncertainty over the role and function of each
particular industrial area and results in an absence of a
clearly defined industrial land hierarchy.
• HeavyvehicletrafficwithinAraratcanhaveanegative
effect the amenity of the township.
• Theexistingrailwaylevelcrossingislocatedonthe
major highway, contributing to delays and heavy traffic
within the township.
OPPORTUNITIES
• The proximity and interdependent relationship
between Stawell and Ararat mean that they can
provide a wide range of services, jobs and housing for
each other. Planning should consider these centres
collectively as a significant focus for population,
employment and investment in this sub-region1.
• It is envisaged that the majority of residential growth
across the municipality will be located in the township
of Ararat. There is an abundance of available lots in the
townshipwiththerecentrezoning(AmendmentC19)
and infill opportunities.
• The moderate level of growth expected in Ararat
is not likely to have a significant impact on existing
transport infrastructure and services. It is considered
that future residential development within Ararat,
as well as the smaller towns, will help to optimise
utilisation of existing transport services, providing
opportunities to improve the frequency of services and
expansion of routes over time as patronage increases
and new residential areas are established. Council
is to undertake a review of its ‘Disability Access and
Inclusion Plan’ in 2014.
1 Draft Central Highlands Regional Growth Plan, 2013
• ThefutureNBNnetwork,alongwithimprovements
to the surrounding highway and rail infrastructure,
position Ararat as a potential location for ‘tree-change’
professionals and small business.
• Opportunitytoleverageoffexistingservicesandsocial
infrastructure (e.g. health, education, recreation) to
attract future growth and employment.
• TheaspirationforafuturebypassofAraratmaydrive
greater demand for industrial growth, particularly to
the north of the township.
• Inplanningforthehighestgrowthscenario,thereare
sufficient conventional residential lots to support in
excess of 25 years of demand, and sufficient supply of
rural residential lots to support 17 years of demand.
• TheformerPrestigeFactory,behindthehospital
provides a possible strategic development site.
However, there may be asbestos decontamination
issues associated with the site.
• The former Aradale site provides a significant strategic
development opportunity.
• Opportunitytocontinuetoutilisewastewaterasa
resource.
• Expansionoffreightincludingapossiblenewfreight
centre in close proximity the future Ararat Bypass.
• Opportunity exists to explore the potential for more
residential/commercial development around the
railway station.
VALUES & CONSTRAINTS
There are a number of environmental and heritage
values and constraints that need to be considered when
planning for the future of Ararat. These are illustrated on
the map on the following page and include:
• Extensiveareastothenorth-westofArarataresubject
to the Wildfire Management Overlay (WMO) and
draft Bushfire Management Overlay (BMO). A portion
of land to the north-east (around Flint Hill Reserve)
is also affected by the draft Bushfire Management
Overlay (BMO). These are areas that have the highest
bushfire risk and are likely to be particularly exposed
to the impact of bushfire. The suitability of new
development in these areas must be fully considered
before it proceeds, and appropriate bushfire protection
measures will be required.
• Severallotswithinthetownshiparecoveredbya
Heritage Overlay (HO). The purpose of the HO is to
conserve and enhance heritage places of natural or
cultural significance.
• TheVegetationProtectionOverlay(Schedule1)covers
significant areas of land to the north-west of the
township, as well as a small portion of land to the east.
The purpose of VPO1 is to protect areas of significant
remnant vegetation.
• TheVegetationProtectionOverlay(Schedule2)
applies to some main roads leading into Ararat. The
purpose of VPO2 is to protect areas of significant
remnant vegetation located along roadsides.
• TheGreenHillLakeiscoveredbyanEnvironmental
Significance Overlay (Schedule 2). The purpose of
ESO2 is to protect watercourses, water-bodies and
wetlands from inappropriate development and to
ensure that that they are retained as a natural asset.
• Somelotswithinthetownship(suchastheformer
prestige factory site) are covered by an Environmental
Audit Overlay (EAO). The purpose of the EAO is to
ensure that potentially contaminated land is suitable
for a use which could be significantly adversely
affected by any contamination.
• Anumberofareasontheoutskirtsofthetownship
of Ararat have been identified as ‘Areas of Cultural
Heritage Sensitivity’. These areas include landforms
and waterways/ waterbodies that are regarded as
likely to contain sites of Aboriginal cultural heritage
significance.
Ararat
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 52
Ararat: Values & Constraints Map
MAR
GARET STREET
BARKLY STREET
HIGH STREET
HARGREAVES STREET
NOTT ROADPYRENEES HIGHWAY
CEM
ETE
RY L
ANE
QU
EEN
STR
EET
CAMPBELL ST
REET
WESTERN HIGHWAY
DOBIE ROAD
GORRIN CATTLE Y
WAR
RAYA
TKIN
RO
AD
WA R
RA YAD IN RO
AD
ANNYS LANE
BEV
ER
I DG
E S
TREE
T
LAMBER
T STR
EET
PRIN
CES
STR
EET
VINC
ENT
STRE
ET
MAU
DE
STR
EET
ICKINSON ROAD
BELL
I NGH
AMS
HILL
ROA
D
BRITTANIA MINE ROAD
GO
RD
ON
STR
E ET
D
GE
OR
GE
RO
AD
GRANO STREET
0 1 2
kilometres
N
Planning Scheme Overlays
LEGEND
Watercourses
Waterbodies
Contours
Draft Bushfire Management Overlay
Heritage Overlay
Vegetation Protection Overlay
Wildfire Management Overlay
Environmental Significance Overlay
Environmental Audit Overlay
Other Values/ Constraints
Areas of Cultural Heritage Sensitivity
AraratRacecourse
AraratRacecourse
Green Hill LakeGreen Hill Lake
Alexandra Gardens Park
Alexandra Gardens Park
HospitalHospital
TownHall
TownHall
Aradale/ Aradale Golf Course
Aradale/ Aradale Golf Course
PrisonPrison
AbattoirAbattoir
WaterTreatment Plant
WaterTreatment Plant
Reservoir Reservoir
Renewable Energy ParkRenewable
Energy Park
AerodromeAerodrome
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 53
6.6 Future Growth Recommendations
This section provides recommendations for how to
manage, support and encourage sustainable growth in
the Ararat Township. Some of these recommendations
are strategic, for example the need for future
investigations or other advocacy work, and others
are more applied, for example recommending the
rezoningofaparticularareaofland.Wherepossible,
recommendations are illustrated spatially on the
Proposed Framework Plans on pages 55 & 56.
TOWNSHIP BOUNDARY
• DefineatownshipboundaryforAraratthatreflectsthe
current extent of the township and allows for future
growth as identified by the Ararat Sustainable Growth
Future Strategy (2013).
RETAIL/COMMERCIAL CORE
• Focussmallscaleretail/commercialactivitytothe
west of the township along Barkly Street (between
Vincent Street and View Point Road), to strengthen
the retail/commercial core and support future growth
opportunities.
• Encourageredevelopmentandoccupancyof
shop-front and shop-top uses within the existing
Commercial 1 Zone (Business 1 Zone), particularly
between Vincent Street and View Point Road.
• Encouragefuturesmallscaleretail/commercialactivity
to locate within the retail/commercial core focus area,
in close proximity to anchor retailers.
• Investigate the potential opportunity to provide more
residential/commercial development around the
railway station.
TOWNSHIP RESIDENTIAL
• Encourageresidentialconsolidationwithinandin
close proximity to the retail/commercial core (as
identified on the Framework Plan), hospital and anchor
retailers.
• Seektodiversifytherangeofhousingchoices
available in Ararat through the provision of medium
density and affordable housing opportunities.
• InvestigatetheapplicationoftheNeighbourhood
Residential Zone to areas with strong neighbourhood
character values that are not within the Heritage
Overlay.
• Investigate the application of the Neighbourhood
Residential Zone to areas with environmental
significance, particularly to the west of Ararat.
RURAL RESIDENTIAL
• Providefurtherruralresidentialopportunitiestothe
north and north-west of the township in the long
term, subject to the final alignment of the Western
Highway Ararat Bypass. Residential development
should only proceed once the route of the bypass
has been determined, and suitable suitable buffers
should be provided to minimise the impact of
the bypass on residents. The suitability of new
residential development in these areas must be fully
consideredbeforeanyrezoningproceeds,including
anassessmentofenvironmentalassetsandhazards;
mainly native vegetation, cultural heritage, topography,
flood, and bushfire risk. Future development should
be directed outside the Bushfire Management Overlay
(BMO) area in the first instance.
• Ensure rural residential growth occurs in areas
where it will not impact on the viability of productive
agricultural land, and minimises potential land use
conflict.
• Rezoneparcelsoflandlocatedtothesouth-westof
the township (along Vincent Street and Bellinghams
Hill Road) from Farming Zone to Rural Living Zone (or
to Residential 1 Zone if sewerage is available).
• RezonetheportionoflandbetweenAradaleGolf
Course and Green Hill Lake (between Warrak Road
and McLellan Street) to Rural Living Zone in the short
to medium term.
• Ensure that residential development around Green Hill
Lake is sympathetic to the natural environment.
BULKY GOODS
• Locatelargeformatretailingtotheeastofthe
township, outside of the retail/commercial core.
• RezonetheexistingCommercial1Zone(Business2
Zone) situated along the Western Highway and Barkly
Street (to the east of Princes Street) to Commercial
2 Zone; taking into account considerations such as
adjoining sensitive land uses and heritage buildings.
• RezonethesmalltriangleofResidential1zonedland
bounded by Baird and Wilson Street to Commercial
2 Zone, to provide further opportunity for large
format retailing on the periphery of the town centre;
taking into account considerations such as adjoining
sensitive land uses and heritage buildings.
INDUSTRIAL
• Ensurethatasufficientsupplyoflargeindustrial
development sites remains available in order to
attract prospective large businesses to the area in the
medium to long term.
• Concentrateindustrialgrowthtothesouth-eastofthe
town centre, between the railway line and Jacksons
CreekRoad/GordonStreet.Considerrezoning
existing Farming Zoned land to Industrial 1 Zone in the
short to medium term. Ensure appropriate access is
providedtothearterialroadnetworkpriortorezoning,
including undertaking a review of the capacity of
Gordon Street.
• Encourage the relocation and consolidation of existing
industrial uses within Ararat to the area identified for
futureIndustrial1rezoningtothesouth-east.
• Ensure suitable buffers are provided around the
abattoir and other industrial land uses to protect their
ongoing operations, and manage potential land use
conflict.
• Investigateindustrialgrowthtothenorth(inclose
proximity to the Western Highway Ararat Bypass and
Pyrenees Highway) in the longer term, following
take-up of existing industrial land in Ararat. The exact
location of future industrial land will be subject to the
final alignment of the Western Highway Ararat Bypass
and a land suitability assessment.
• Continue to pursue further renewable energy and
related industry opportunities.
TOURISM
• Encourageandpromotethedevelopmentofthelocal
tourism sector, supporting Ararat’s position as a key
location on the route to the Grampians National Park
and the Pyrenees Ranges.
• Promote the establishment of farmer’s markets and
the purchasing of local food and other products.
• Allow for accommodation businesses to be
developed within, or close to, the retail/commercial
core. Existing buildings such as the former Nectar
Ambrosio restaurant (157 Barkly Street) and the B1Z
along the Western Highway east of the town centre
could provide appropriate locations for a budget
accommodation provider.
• Seektostrengthentourismlinkswithadjoining
municipalities.
• Continue to undertake measures to actively promote
tourism in Ararat following construction of the
Western Highway Bypass.
Ararat
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 54
COMMUNITY INFRASTRUCTURE & FACILITIES
• Ensure the future growth of Ararat makes best use of
existing infrastructure assets, services and facilities.
• Continue to support and enhance existing community
facilities and community groups, clubs and
associations as key assets of Ararat.
• Improve commuter facilities at the railway station
(e.g. long-term secure car parking, bicycle parking,
refreshment and retail opportunities).
• Advocateforimprovedcoverageandfrequencyof
accessible intercity transport services to Ballarat and
Melbourne as patronage increases over time.
• Advocateforimprovedfrequencyoflocalbusservices
and the expansion of routes (particularly to the east) as
new residential areas are established.
• Supportthedevelopmentoffacilitiesandservicesthat
allow for ageing in place.
• Identify appropriate locations for the establishment
of ‘community hubs’ within Ararat to encourage the
co-location and consolidation of existing stand alone
community services and facilities.
RECREATION & LEISURE
• ContinuetorecogniseAlexandraGardensParkand
Alexandra Oval as a key recreational asset for the
township.
• Createahighquality,connected,accessibleshared
path network to attract people of all ages to walk and
cycle as a healthier alternative to car travel.
• Improve bicycle infrastructure and amenities including
the provision of on-road bicycle lanes, bicycle racks,
storage lockers and change/shower facilities at key
locations such as the railway station.
STREETSCAPE & ENVIRONMENT
• Recognise and promote the significance of the Ararat
Hills, as identified in the South West Victoria Landscape
Assessment Study (2013).
• Continuetoenhanceandsoftenthevisualappearance
of the township through streetscape greening
initiatives, particularly within the retail/commercial
core.
• Ensure all streetscape works take into consideration
the safety and efficiency of roads and intersections,
including maintenance of sight lines.
• Continuetopromoteandpreservekeyenvironmental
assets within and surrounding the township including
the Ararat Hills, Green Hill Lake, Flint Hill Reserve and
Cemetery Creek.
• EnhanceentrancesintoAraratandimprovewayfinding
within the township.
• Createavibrant,interestingandsafestreet
environment that encourages people to visit the
township and stay for longer.
• Encourage the use of land, particularly underutilised
or transitional land, for urban agriculture/ community
garden projects.
• Rezonethesmalltriangleportionoflandadjoiningthe
railway line (currently used as a roundabout) to Road
Zone - Category 1 to better reflect the use and intent
of the land.
HERITAGE
• ContinuetosupportandprotectsitesofAboriginal,
Chinese and European cultural heritage significance.
Ararat
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 55
Ararat: Proposed Framework Plan (Outer City)
Township Boundary (Outer)
Railway
Potential Western Highway Ararat Bypass (indicative alignment only)
Watercourses
Waterbodies
Public Open Space/ Recreation
Conservation Areas
Community Uses
Special Uses
Retail/ Commercial Core
Bulky Goods
Mixed Use
Township Residential
Rural Residential (1ha min lot size)
Rural Residential (2ha min lot size)
Industrial
Farming
Area to be rezoned to Commercial 2 Zone in the short term
Area to be rezoned to Road Zone - Category 1 in the short term
Area to be rezoned to Rural Living in the short/ medium term
Area to be be considered for rezoning to Industrial in the short/ medium term
Residential investigation area (long term)
Rural Living investigation area (long term)
Industrial investigation area (long term)
LEGEND
HIGH STREET
HARGREAVES STREET
NOTT ROAD
CEM
ETE
RY L
ANE
QU
EEN
STR
EET
CAMPBELL ST
REET
WESTERN HIGHWAY
WA R
RA YAD IN RO
AD
ANNYS LANE
LAMBER
T STR
EET
VINC
ENT
STRE
ET
BELL
I NGH
AMS
HILL
ROA
DG
EO
RG
E R
OA
D
GRANO STREET
PYRENEES HIG
HWAY
GO
RD
ON
STR
EET
JAC
KSO
NS
CR
EEK
RD
AraratRacecourse
AraratRacecourse
Green Hill LakeGreen Hill Lake
Alexandra Gardens Park
Alexandra Gardens Park
HospitalHospital
AraratStationAraratStation
TownHall
TownHall
Aradale/ Aradale Golf Course
Aradale/ Aradale Golf Course
PrisonPrison
AbattoirAbattoir
WaterTreatment Plant
WaterTreatment Plant
Reservoir Reservoir
Renewable Energy ParkRenewable
Energy Park
AerodromeAerodrome
0 1 2
kms
N
Township Boundary (Outer)
Railway
Potential Western Highway Ararat Bypass (indicative alignment only)
Watercourses
Waterbodies
Public Open Space/ Recreation
Conservation Areas
Community Uses
Special Uses
Retail/ Commercial Core
Bulky Goods
Mixed Use
Township Residential
Rural Residential (1ha min lot size)
Rural Residential (2ha min lot size)
Industrial
Farming
Area to be rezoned to Commercial 2 Zone in the short term
Area to be rezoned to Road Zone - Category 1 in the short term
Area to be rezoned to Rural Living in the short/ medium term
Area to be be considered for rezoning to Industrial in the short/ medium term
Residential investigation area (long term)
Rural Living investigation area (long term)
Industrial investigation area (long term)
LEGEND
HIGH STREET
HARGREAVES STREET
NOTT ROAD
CEM
ETE
RY L
ANE
QU
EEN
STR
EET
CAMPBELL ST
REET
WESTERN HIGHWAY
WA R
RA YAD IN RO
AD
ANNYS LANE
LAMBER
T STR
EET
VINC
ENT
STRE
ET
BELL
I NGH
AMS
HILL
ROA
DG
EO
RG
E R
OA
D
GRANO STREET
PYRENEES HIG
HWAY
GO
RD
ON
STR
EET
JAC
KSO
NS
CR
EEK
RD
AraratRacecourse
AraratRacecourse
Green Hill LakeGreen Hill Lake
Alexandra Gardens Park
Alexandra Gardens Park
HospitalHospital
AraratStationAraratStation
TownHall
TownHall
Aradale/ Aradale Golf Course
Aradale/ Aradale Golf Course
PrisonPrison
AbattoirAbattoir
WaterTreatment Plant
WaterTreatment Plant
Reservoir Reservoir
Renewable Energy ParkRenewable
Energy Park
AerodromeAerodrome
0 1 2
kms
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 56
Ararat: Proposed Framework Plan (Inner City)
G R E E N H IL L D RMA
RG
AR
ET
ST
U NN AM ED
M O O RE S T
AL
FR
ED
ST
B A R K L Y S T
GO
RD
ON
ST
G R AN O S T
N ST
CA MPB ELL S
T
K E S T
M C L
SO
N S
T
ED
M C NE ILL S T
WA
RA
TA
H A
V QU
EE
N S
T
LE A N S T
BA
SH
AM
ST
E D G U
MURPHY ST
BA IRD ST
Y OUNG
ST
VIE
W P
OIN
T S
T
G IRD L E S TO N E S T
MA
UD
E S
T
AL
BE
RT
ST
K O FO E D S T
PR
I NC
ES
ST
KIN
G S
T
W ILS O N S T
MA RK E T LA NE
TOB IN
ST
R U ND E L L S T
M CG IB B O N Y S TTU
SO
N S
T
CA
RE
Y S
T
TEM PLE ST
E L IZA B E TH S T
FL A TTE L Y S T
PA
LME
R S
T
W E S T E R N H I G H W AY
PYREN
EES H
I GH
WAY
PY
RE
NE
ES
H
I GH
WA
Y
FAY ST
Ararat Station
Alexandra Gardens Park
KokodaPark
QualityPark
Hospital
TownHall
Aradale/ Aradale Golf
Course
MarianCollegeMarianCollege
AraratPS
AraratPS
Railway
Public Open Space/ Recreation
Community Uses
Special Use
Retail/ Commercial Core
Retail/ Commercial Core Focus Area
Bulky Goods
Mixed Use
Township Residential
Rural Residential (1ha min lot size)
Industrial
Farming
Area to be rezoned to Commercial 2 Zone in the short term
Area to be rezoned to Road Zone - Category 1 in the short term
Area to be be considered for rezoning to Industrial in the short/ medium term
LEGEND
0 250 500
metres
N
G R E E N H IL L D RMA
RG
AR
ET
ST
U NN AM ED
M O O RE S T
AL
FR
ED
ST
B A R K L Y S T
GO
RD
ON
ST
G R AN O S T
N ST
CA MPB ELL S
T
K E S T
M C L
SO
N S
T
ED
M C NE ILL S T
WA
RA
TA
H A
V QU
EE
N S
T
LE A N S T
BA
SH
AM
ST
E D G U
MURPHY ST
BA IRD ST
Y OUNG
ST
VIE
W P
OIN
T S
T
G IRD L E S TO N E S T
MA
UD
E S
T
AL
BE
RT
ST
K O FO E D S T
PR
I NC
ES
ST
KIN
G S
T
W ILS O N S T
MA RK E T LA NE
TOB IN
ST
R U ND E L L S T
M CG IB B O N Y S TTU
SO
N S
T
CA
RE
Y S
T
TEM PLE ST
E L IZA B E TH S T
FL A TTE L Y S T
PA
LME
R S
T
W E S T E R N H I G H W AY
PYREN
EES H
I GH
WAY
PY
RE
NE
ES
H
I GH
WA
Y
FAY ST
Ararat Station
Alexandra Gardens Park
KokodaPark
QualityPark
Hospital
TownHall
Aradale/ Aradale Golf
Course
MarianCollegeMarianCollege
AraratPS
AraratPS
Railway
Public Open Space/ Recreation
Community Uses
Special Use
Retail/ Commercial Core
Retail/ Commercial Core Focus Area
Bulky Goods
Mixed Use
Township Residential
Rural Residential (1ha min lot size)
Industrial
Farming
Area to be rezoned to Commercial 2 Zone in the short term
Area to be rezoned to Road Zone - Category 1 in the short term
Area to be be considered for rezoning to Industrial in the short/ medium term
LEGEND
0 250 500
metres
N
G R E E N H IL L D RMA
RG
AR
ET
ST
U NN AM ED
M O O RE S T
AL
FR
ED
ST
B A R K L Y S T
GO
RD
ON
ST
G R AN O S T
N ST
CA MPB ELL S
T
K E S T
M C L
SO
N S
T
ED
M C NE ILL S T
WA
RA
TA
H A
V QU
EE
N S
T
LE A N S T
BA
SH
AM
ST
E D G U
MURPHY ST
BA IRD ST
Y OUNG
ST
VIE
W P
OIN
T S
T
G IRD L E S TO N E S T
MA
UD
E S
T
AL
BE
RT
ST
K O FO E D S T
PR
I NC
ES
ST
KIN
G S
T
W ILS O N S T
MA RK E T LA NE
TOB IN
ST
R U ND E L L S T
M CG IB B O N Y S TTU
SO
N S
T
CA
RE
Y S
T
TEM PLE ST
E L IZA B E TH S T
FL A TTE L Y S T
PA
LME
R S
T
W E S T E R N H I G H W AY
PYREN
EES H
I GH
WAY
PY
RE
NE
ES
H
I GH
WA
Y
FAY ST
Ararat Station
Alexandra Gardens Park
KokodaPark
QualityPark
Hospital
TownHall
Aradale/ Aradale Golf
Course
MarianCollegeMarianCollege
AraratPS
AraratPS
Railway
Public Open Space/ Recreation
Community Uses
Special Use
Retail/ Commercial Core
Retail/ Commercial Core Focus Area
Bulky Goods
Mixed Use
Township Residential
Rural Residential (1ha min lot size)
Industrial
Farming
Area to be rezoned to Commercial 2 Zone in the short term
Area to be rezoned to Road Zone - Category 1 in the short term
Area to be be considered for rezoning to Industrial in the short/ medium term
LEGEND
0 250 500
metres
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 57
Chapter 7.SmallTownsStrategy
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 58
Introduction
Smaller townships and localities play an important role in
supporting housing, local employment, service provision
and education. This section outlines strategic directions
for six small towns, based on capturing the different
geographical locations and functions of the municipality.
These are as follows:
• LakeBolac;
• Willaura;
• Pomonal;
• Moyston;
• Elmhurst;and
• Buangor.
Council and State Government currently support these
townships through the provision of infrastructure and
community facilities. This is essential to the liveability
and attractiveness of the municipality and to support
agriculture, tourism and population growth which are
important economic drivers. The strategy seeks to
provide, support and strengthen these township based on
their capacity and role.
Due to their geographical similarities the townships have
been paired for the purpose of this strategy. Willaura and
Lake Bolac represent the ‘Southern Agricultural Towns’,
Pomonal and Moyston the ‘Grampians Settlements’, and
Elmhurst and Buangor the ‘Eastern Ridges’. All of these
towns have primary schools and social infrastructure
to support a range of activities (e.g.. sporting clubs,
community groups, health services).
The study area also encompasses the smaller rural
settlements of Wickliffe, Streatham, Mininera, Westmere,
Tatyoon, Moroona, Middle Creek, Warrak and Mount
Cole; however detailed analysis of these rural settlements
has not been a task of the SGF Strategy. These smaller
rural settlements are supported by Council through
community action planning.
The issues, opportunities and constraints described for
each of the six key towns have been identified through
consultation with the community and key stakeholders,
and supplemented by additional research.
The purpose of the future growth strategy for each
township is to provide direction and recommendations
for Council’s Municipal Strategic Statement (MSS). As
discussed earlier, some of these recommendations are
strategic and others are more applied. Where possible,
recommendations are illustrated spatially on the township
Framework Plans.
Small Towns Strategy
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 59
HEALTH
• BushNursingCentre
• Visitingdoctorsandspecialisthealthservicesavailable
TRANSPORT
• CoachservicefromLakeBolactoArarat
4 times per week
• TwicedailycoachservicefromMountGambierto
Ballarat/ Melbourne (via Lake Bolac) 13 times per week
• Communityowned24seatbus
• RVFriendlyfacilities
EMERGENCY SERVICES
• CFA
• PoliceStation
Settlement Role
Lake Bolac has been identified as a SmallTown. Small
Towns provide access to a limited range essential
education and health services for a rural hinterland and
contain a small retail centre. They may be connected
to both reticulated water and sewer services and usually
have strong relationships with larger settlements nearby.
Current Strategic Direction
At present, the Ararat Municipal Strategic Statement (MSS)
seeks to encourage Lake Bolac to develop as a service
centre, a lake-side settlement and focus for recreation
opportunities.
Specific strategies include:
• Encourage additional rural residential development
along the Lake, unless reticulated sewer is provided
and development should then mainly comprise urban
infill.
• Enhance the visual appearance of the Lake Bolac
township, particularly along the Mortlake-Ararat Road
and the Glenelg Highway.
• Encourage the development of a management plan
for Lake Bolac and the foreshore.
The existing Framework Plan for Lake Bolac is shown on
the following page.
Introduction
Lake Bolac is located approximately 50km south of
Ararat, at the intersection of the Glenelg Highway and
the Mortlake-Ararat Road. The township has a strong
geographic prominence within the region, situated
between the key regional centre of Ballarat (100kms) and
the regional towns of Ararat (50kms), Hamilton (80kms)
and Warrnambool (100kms).
The township is surrounded by highly productive versatile
croppingandgrazingland.Agriculture(particularlybroad
acrecroppingandgrazing)formsthebasisofthelocal
economy and is the traditional occupation of settlers
to the area. Lake Bolac has been identified as growing
agricultural services hub and plays an important service
role to surrounding smaller townships and agricultural
areas. Other key industries include education, health, and
tourism services.
The Mortlake-Ararat Road runs north-south through the
township, providing a vital freight transport corridor. This
route provides a major transport corridor for all hay,
fodder and feed grains from the Wimmera to the dairy
farmers in the south, and to the southern ports. It also
provides an important tourist route. Maintenance of this
road corridor is critical to regional linkages and economic
development. Given the significance of this route, the
crossroads intersection provides a major economic driver
of commercial businesses in the township.
Lake Bolac has recently been connected to the sewerage
network; one of two small towns in the municipality to
establish a sewerage connection.
The township is advantageously located near the edge
of Lake Bolac itself. This promotes visitation during the
summer months for camping and water based activities
such as swimming, fishing and boating, and during March
for the duck shooting season. In times of drought Lake
Bolac has suffered reduced visitation due to a lack of
water in the lake. However, strong rainfall in the past 12
months has filled the lake and provided an economic and
tourism boost to the town. The lake contains a viable eel
fishery which has been run successfully for many years.
A Caravan Park is located close to the Lake and other
accommodation options (e.g. motel, B&Bs) are provided
in and around the town.
Existing Infrastructure
UTILITIES
• WaterandSewerage
COMMUNITY INFRASTRUCTURE & FACILITIES
OPEN SPACE & RECREATION
• SportingComplexincludingafootballoval,clubhouse,
tennis/netball and squash courts, cricket nets
• LionsPark&PicnicShelter
• GolfCourse
• OutdoorSwimmingPool
• BowlingClub
• BBQfacilitiesattheLake
• AnglersJetty
• Children’sPlayground
• Numeroussportingclubsandassociationsincluding
golf, bowls, squash, swimming, football, netball,
cricket and tennis
COMMUNITY
• MemorialHall
• Information&BusinessCentre
• CommunityBank
• PostOffice
• Library
• Music&DramaSociety
• ScoutHall
• UnitingChurch&Hall,CatholicChurch,Anglican
Church
• GeneralStore&ServiceStation
• LakeBolacHotel
• Numerousotherbusinesses
EDUCATION
• LakeBolacCollege(P-12)
• LakeBolac&DistrictKindergarten
• Childcare
Lake Bolac
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 60
Lake Bolac: Existing Framework Plan
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 61
Issues, Opportunities & Constraints
The following issues, opportunities and constraints have
been identified through consultation with the community
and key stakeholders, and supplemented by additional
research, analysis and site visits.
ISSUES
• Ahistoryofdroughthasaffectedwaterlevelsinthe
lake, most notably in 1842 and 2009-11. The town is
heavily impacted when the lake is at very low water
levels, and while the impact is generally only short
term, it can be severe.
• Poorvisualandphysicalconnectionsbetweenthe
town and the lake, particularly from the Glenelg
Highway.
• Farmingpopulationisdecreasingduetotheexpansion
of agricultural technology and consolidation of farms,
with many people relocating to larger centres such as
Hamilton and Ballarat.
• ItiscommonyoungpeopletoleaveLakeBolacto
attend university in Ballarat or Melbourne and not
return due to a lack of opportunities for employment.
• The growth of Lake Bolac has been hindered in the
past by the absence of reticulated sewerage.
• Communityperceptionthattheextentofsewerage
infrastructure provision in Lake Bolac is limited.
• There is currently no aged care accommodation
provided in Lake Bolac due to a lack of population at
present to support accommodation. The Lake Bolac
Development Association is currently investigating a
feasibility study.
• The presence of blue-green algae is already an issue
for the lake and may be exacerbated by human
activity. Future residential development will need to
observe the highest environmental standards.
OPPORTUNITIES
• LakeBolacwillcontinuetoprovideanimportant
service centre for surrounding smaller townships and
agricultural areas.
• Locatedapproximately50kmsouthofAraraton
the Glenelg Highway, halfway between Ballarat and
Hamilton, the town receives high levels of through
traffic.
• Thelakeservesasanimportantresourceforthe
town and popular location for camping, fishing and
boating. Furthermore, it is a key recreational asset for
the region and a focus for community events such as
the annual eel festival in April and the Easter Yachting
Regatta.
• TourismopportunitiesassociatedwithLakeBolac’s
prominence on the key tourist route.
• Duetotheageingpopulationoftheregionthereis
a significant demand for aged care facilities. Lake
Bolac’s good infrastructure and scenic location next
to the lake may provide an opportunity to expand the
existing aged care facility (Bush Nursing Centre) in the
town.
• Opportunitytoimprovepedestrianandcycling
connections within the township particularly to key
points of interest.
• Opportunityexiststosupportthefurthergrowthand
development of industry to the north of the township.
• New sewerage mains have the capacity to support
infill development within the township. With the
sewerage technology used in Lake Bolac, extensions
to the network are easier and cheaper for developers
to construct.
VALUES & CONSTRAINTS
There are a number of environmental and heritage
values and constraints that need to be considered when
planning for the future of Lake Bolac. These are illustrated
on the map on the following page and include:
• TheEnvironmentalSignificanceOverlay(Schedule
2) and the Vegetation Protection Overlay (Schedule
1) apply to areas to the north-west of the township
covering the nearby salt lakes and surrounds. The
purpose of ESO2 is to protect watercourses, water-
bodies and wetlands from inappropriate development
and to ensure that that they are retained as a natural
asset. The VPO1 seeks to protect areas of significant
remnant vegetation.
• Somelotstothenorthofthetownshiparecoveredby
an Environmental Audit Overlay (EAO). The purpose
of the EAO is to ensure that potentially contaminated
land is suitable for a use which could be significantly
adversely affected by any contamination.
• Anumberofareaswithinandsurroundingthe
township of Lake Bolac have been identified as ‘Areas
of Cultural Heritage Sensitivity’. These areas include
landforms and waterways/ waterbodies that are
regarded as likely to contain sites of Aboriginal cultural
heritage significance.
Lake Bolac
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 62
Lake Bolac: Values & Constraints Map
GLENELG HWY
GRAHAM RD
MC
MAS
TE
RS
RD
LEACH RD
MU
RR
AY
RD
MO
RTL
AKE-
ARAR
AT R
OAD
MO
RTL
AKE-
ARAR
AT R
OAD
GLENELG HWY
GLENELG HWY
0 0.5 1
kms
Planning Scheme Overlays
Waterbodies
Contours
Environmental Signifiance Overlay
Vegetation Protection Overlay
Environmental Audit Overlay
Other Values/ Constraints
Areas of Cultural Heritage Sensitivity
LEGEND
Lake BolacLake Bolac
OvalOval
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 63
Future Growth Recommendations
This section provides recommendations for how to
manage, support and encourage sustainable growth
in Lake Bolac. Some of these recommendations are
strategic, for example the need for future investigations
or other advocacy work, and others are more applied, for
examplerecommendingtherezoningofaparticulararea
of land. Where possible, recommendations are illustrated
spatially on the Proposed Framework Plan on page 65.
TOWNSHIP GROWTH
• DefineatownshipboundaryforLakeBolacthat
reflects the current extent of the township, and allows
for sustainable growth as identified by the Ararat
Sustainable Growth Future Strategy (2013).
TOWN CENTRE CORE
• Concentratefutureretail/commercialactivitywithin
the Town Centre Core, in close proximity to existing
retail/commercial activity.
• Encourageawiderrangeofbusinesses,servicesand
activities to locate within the township of Lake Bolac.
TOWNSHIP RESIDENTIAL
• Supportresidentialusesincloseproximitytothetown
centre and existing community infrastructure and
services.
RURAL RESIDENTIAL
• Investigatepotentialtoprovideruralresidential
opportunities around the Lake (to the east and south
of the township boundary), with a minimum lot
sizeof1hectare.Thesuitabilityofnewresidential
development in these areas must be fully considered
beforeanyrezoningproceeds,includingconnection
to reticulated sewerage and assessment of
environmentalassetsandhazards;mainlynative
vegetation, cultural heritage, topography, flood, and
bushfire risk.
• Ensure rural residential growth occurs in areas
where it will not impact on the viability of productive
agricultural land, minimises potential land use conflict,
and does not compromise the water quality of Lake
Bolac.
RURAL INDUSTRIAL
• Supporttheongoinggrowthanddevelopmentofrural
industry to the north of the township.
• RezonetheexistingTownshipZoneandFarming
Zone to the north-east of the township to Industrial
3 Zone to better reflect its existing industrial use and
subdivision pattern. The purpose of the Industrial 3
Zone is to provide for industries and associated uses
that uses do not affect the safety and amenity of
adjacent, more sensitive land uses.
• Ensureasuitablebufferdistanceisprovidedbetween
industrial and residential land uses, and utilise
landscaping to screen industrial uses.
COMMUNITY INFRASTRUCTURE & FACILITIES
• Ensure the future growth of Lake Bolac makes best
use of existing infrastructure assets, services and
facilities.
• Continue to support and enhance existing community
facilities and various community groups, clubs and
associations as a key asset of the township.
• Advocateforimprovedfrequencyofaccessible
transport services to Ararat, Ballarat and Melbourne,
particularly for the elderly and youth of the
community.
• Supportthedevelopmentoffacilitiesandservicesthat
allow for ageing in place.
• Work closely with Government and other service
providers (e.g. Bush Nursing Centres) to promote and
develop opportunities for improvement e.g. provision
of a community bus service, shared partnership
development around home and community care
(HACC) services, and nursing infrastructure.
• Support the expansion of the sewerage network to
service the industrial estate and existing dwellings
around the foreshore of the lake.
• RezonetheexistinglotslocatedbetweenMortlake-
Ararat Road and Lake Bolac College from Township
Zone to Public Use Zone (Education) to better reflect
the existing use and intent of the land.
RECREATION & LEISURE
• ContinuetorecogniseandpromoteLakeBolacas
a key recreational asset of the township and wider
region.
• DevelopaManagementPlanforLakeBolacandthe
foreshore.
• Improvepedestrianandcyclingconnectionswithin
the township, particularly linking to key points of
interest such as the school, lake and sporting complex.
• Supportthedevelopmentofapedestrian/cycletrail
encompassing the perimeter of the Lake.
• Rezonetheparceloflandcontainingthetenniscourts
from Township Zone to Public Park & Recreation Zone
to better reflect the existing use and intent of the land.
STREETSCAPE & ENVIRONMENT
• Enhanceandsoftenthevisualappearanceofthe
Lake Bolac township through streetscape greening
initiatives, particularly along the Mortlake-Ararat Road
and the Glenelg Highway.
• Ensure all streetscape works take into consideration
the safety and efficiency of roads and intersections,
including maintenance of sight lines.
• Advocate to VicRoads to review and upgrade the
crossroad intersection design and improve the
associated footpath network.
• RezonetheexistingPublicPark&Recreationzoned
land located to the north of the township to Public
Conservation & Resource Zone to protect and
preserve the natural environment and restrict any
commercial development in the area.
Lake Bolac
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 64
• Encourage the use of land, particularly underutilised
or transitional land, for urban agriculture/ community
garden projects.
• Investigate the feasibility of undergrounding
powerlines to improve the appearance of the
streetscape.
• Ensure signage and advertising does not dominate the
streetscape environment.
TOURISM
• Encourageandpromotethedevelopmentofthelocal
tourism sector.
• Investigateopportunitiesforfurthervisitorfocused
development (accommodation and retail) based on
the attractive setting of Lake Bolac and recent rise in
visitation numbers to the area.
• Promote the establishment of farmer’s markets and
the purchasing of local food and other products.
HERITAGE
• ContinuetoprotectsitesofAboriginalcultural
heritage significance such as the Lake Bolac stone
arrangement.
• Continuetorecogniseandprotectsitesoflocal
heritage significance.
• Undertakeaheritagestudytohighlightlocalheritage
assets in Lake Bolac.
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 65
Lake Bolac: Proposed Framework Plan
Salt LakesSalt Lakes
GLENELG HWY
GRAHAM RD
MC
MAS
TE
RS
RD
LEACH RD
MU
RR
AY
RD
MO
RTL
AKE-
ARAR
AT R
OAD
MO
RTL
AKE-
ARAR
AT R
OAD
GLENELG HWY
GLENELG HWY
0 0.5 1
kms
Township Boundary
Waterbodies
Township Entry Point
Aboriginal Cultural Heritage Site
Public Open Space/ Recreation
Community Uses
Township Residential
Town Centre Core
Farming
Area to be rezoned to Industrial 3 Zone in the short term
Area to be rezoned to Public Park & Recreation in the short term
Area to be rezoned to Public Use Zone (Education) in the short term
Rural Living investigation area (long term)
LEGEND
Lake BolacLake Bolac
LakeBolac
College
LakeBolac
College
TennisCourtsTennisCourts
KindergartenKindergarten
Industrial Estate
Industrial Estate
Lake Bolac Golf CourseLake Bolac Golf Course
Caravan Park
Caravan Park
Waste water site
Waste water site OvalOval
N
Salt LakesSalt Lakes
GLENELG HWY
GRAHAM RD
MC
MAS
TE
RS
RD
LEACH RD
MU
RR
AY
RD
MO
RTL
AKE-
ARAR
AT R
OAD
MO
RTL
AKE-
ARAR
AT R
OAD
GLENELG HWY
GLENELG HWY
0 0.5 1
kms
Township Boundary
Waterbodies
Township Entry Point
Aboriginal Cultural Heritage Site
Public Open Space/ Recreation
Community Uses
Township Residential
Town Centre Core
Farming
Area to be rezoned to Industrial 3 Zone in the short term
Area to be rezoned to Public Park & Recreation in the short term
Area to be rezoned to Public Use Zone (Education) in the short term
Rural Living investigation area (long term)
LEGEND
Lake BolacLake Bolac
LakeBolac
College
LakeBolac
College
TennisCourtsTennisCourts
KindergartenKindergarten
Industrial Estate
Industrial Estate
Lake Bolac Golf CourseLake Bolac Golf Course
Caravan Park
Caravan Park
Waste water site
Waste water site OvalOval
N
Salt LakesSalt Lakes
GLENELG HWY
GRAHAM RD
MC
MAS
TE
RS
RD
LEACH RD
MU
RR
AY
RD
MO
RTL
AKE-
ARAR
AT R
OAD
MO
RTL
AKE-
ARAR
AT R
OAD
GLENELG HWY
GLENELG HWY
0 0.5 1
kms
Township Boundary
Waterbodies
Township Entry Point
Aboriginal Cultural Heritage Site
Public Open Space/ Recreation
Community Uses
Township Residential
Town Centre Core
Farming
Area to be rezoned to Industrial 3 Zone in the short term
Area to be rezoned to Public Park & Recreation in the short term
Area to be rezoned to Public Use Zone (Education) in the short term
Rural Living investigation area (long term)
LEGEND
Lake BolacLake Bolac
LakeBolac
College
LakeBolac
College
TennisCourtsTennisCourts
KindergartenKindergarten
Industrial Estate
Industrial Estate
Lake Bolac Golf CourseLake Bolac Golf Course
Caravan Park
Caravan Park
Waste water site
Waste water site OvalOval
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 66
HEALTH
• ParklandHouseRetirementHostel
• NursingHome
• MaternalandChildHealthCentre
• MedicalClinic
TRANSPORT
• CoachservicefromArarattoLakeBola(viaWillaura)
4 times per week
• CommunityBus
EMERGENCY SERVICES
• CFA
• PoliceStation
Settlement Role
Willaura has been identified as a SmallTown. Small Towns
provide access to a limited range essential education and
health services for a rural hinterland and contain a small
retail centre. They may be connected to both reticulated
water and sewer services and usually have strong
relationships with larger settlements nearby.
Current Strategic Direction
At present, the Ararat Municipal Strategic Statement (MSS)
seeks to encourage Willaura to develop as a key service
centre for the local community and surrounding rural
hinterland.
Specific strategies include:
• Encourageamorediverserangeofhousingchoices
including low residential development in close
proximity to the services in the town.
• EncouragenewsettlementinWillauratomaximisethe
use of existing infrastructure.
The existing Framework Plan for Willaura is shown on the
following page.
Introduction
Willaura is located approximately 35km south-west of
Ararat, on the south-eastern edge of the Grampians
Ranges. Willaura plays an important service role to the
surrounding smaller townships and agricultural areas. The
township is particularly celebrated for its heritage values.
Willaura is a key service centre for the local community
and surrounding rural hinterland. As such, a range of
services are centred in the town including shops and local
businesses, rural, building and farming supplies, a grain
storage facility and a community bank.
Willaura has good access to community facilities and
services such as community halls, health care, child care
and family services, aged care facilities and churches.
The township has various sporting and recreational
facilities including the recreation reserve, tennis courts,
bowls club, heated outdoor swimming pool and
playgrounds.
The town is supported by the local farming industry,
which is mainly involved in wool and cropping.
Existing Infrastructure
UTILITIES
• Willaurahasareticulatedseweragesystem,and
its water supply is piped from the Grampians and
managed by Grampians Wimmera Mallee Water.
COMMUNITY INFRASTRUCTURE & FACILITIES
OPEN SPACE & RECREATION
• RecreationReserve
• TennisCourts
• BowlsClub
• HeatedOutdoorSwimmingPool
• Children’sPlayground
• WalkingtrackaroundtheHospitalandVicarage
Swamp
• Numeroussportingclubsandassociationsincluding
football, netball, bowls, golf, tennis and cricket
COMMUNITY
• MemorialHall
• ScoutHall
• LibraryService
• Churches
• CommunityBank(jointwithLakeBolac)
• NeighbourhoodHouse
• Bakery
• HardwareStore
EDUCATION
• PrimarySchool
• Kindergarten
• ChildCareandFamilyServices
Willaura
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 67
Willaura: Existing Framework Plan
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 68
Issues, Opportunities & Constraints
The following issues, opportunities and constraints have
been identified through consultation with the community
and key stakeholders, and supplemented by additional
research, analysis and site visits.
ISSUES
• Small,decreasingpopulationevidencedbynumberof
vacant houses/ lots throughout the township.
• Farmingpopulationisdecreasingduetoconsolidation
of farms, with many people relocating to larger
centres such as Hamilton and Ballarat.
• Lowopportunityforemployment,especiallyfor
younger residents.
• Petrolstationhasrecentlyclosed.
• Isolatedsettlementoffmajortrafficroutesand
significant distance from Ararat, Grampians or
Hamilton.
OPPORTUNITIES
• Existinginfrastructureandservicesarecapableof
sustaining an increase in population.
• Improvedfrequencyofpublictransportlinkagesto
Ararat, Ballarat and Melbourne.
• Existingheritagebuildingsarewellcaredforand
provide an important sense of identity and potential
tourism opportunity.
• Ofthesmallertowns,Willaurahasthehighestlot
capacity with a total of 112 vacant lots. Low property
prices present an opportunity for the future take-up of
existing vacant lots.
VALUES & CONSTRAINTS
There are a number of environmental and heritage
values and constraints that need to be considered when
planning for the future of Willaura. These are illustrated on
the map on the following page and include:
• TheEnvironmentalSignificanceOverlay(Schedule
3) and the Vegetation Protection Overlay (Schedule
2) apply to areas of land to the north-west of the
township. ESO3 seeks to protect areas of high habitat
value and VPO2 protects areas of significant remnant
vegetation located along roadsides.
• Somelotswithinthetownshiparecoveredbyan
Environmental Audit Overlay (EAO). The purpose of
the EAO is to ensure that potentially contaminated
land is suitable for a use which could be significantly
adversely affected by any contamination.
• TheHeritageOverlayappliestotwositeswithin
Willaura, including the Willaura Railway Station and the
Former Colonial Bank located at 42 Main Street.
• AnumberofareaswithinandsurroundingWillaura
have been identified as ‘Areas of Cultural Heritage
Sensitivity’. These areas include landforms and
waterways/ waterbodies that are regarded as likely
to contain sites of Aboriginal cultural heritage
significance.
Willaura
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 69
Willaura: Values & Constraints Map
WWIILL
LLAAUU
RRAA
-- WWIICC
KKLLIIFF
FFEE
RRDD
MMAAII
NN SSTT
AAYYRREE
YY SSTT
SSTTAATTIIOONN SSTT
DDEELLAACCOOMMBBEE WWAAYY
WWAARRRRAANNOOOOKKEE SSTT
MMAARROOOONNAA -- GGLLEENNTTHHOOMMPPSSOONN RRDD
WWAALLKKEERRVVIILLLLEE SSTT
BBAALLDD HHIILLLL RRDD
COMMERICAL STREET
COMMERICAL STREET
Recreation Reserve
Swamp
Grain storage facility
Wilaura Station
Planning Scheme Overlays
LEGEND
Waterbodies
Railway line
Contours
Environmental Signifiance Overlay
Vegetation Protection Overlay
Environmental Audit Overlay
Heritage Overlay
Other Values/ Constraints
Areas of Cultural Heritage Sensitivity
0 300 600
metres
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 70
Future Growth Recommendations
This section provides recommendations for how to
manage, support and encourage sustainable growth in
Willaura. Some of these recommendations are strategic,
for example the need for future investigations or other
advocacy work, and others are more applied, for example
recommendingtherezoningofaparticularareaofland.
Where possible, recommendations are illustrated spatially
on the Proposed Framework Plan on the following page.
TOWNSHIP BOUNDARY
• DefineatownshipboundaryforWillaurathatreflects
the current extent of the township, and allows for
future growth as identified by the Ararat Sustainable
Growth Future Strategy (2013).
• InvestigateapplicationofaRestructureOverlayto
the south of the township on lots adjoining Willaura-
Wickliffe Road.
TOWN CENTRE CORE
• Concentratefutureretail/commercialactivitywithin
the Town Centre Core, in close proximity to existing
retail activity.
• Encourageawiderrangeofbusinesses,servicesand
activities to locate within the township of Willaura.
TOWNSHIP RESIDENTIAL
• Encouragethetakeupofexistingvacantlotsin
Willaura to maximise the use of existing infrastructure
and facilities.
• Supportresidentialusesincloseproximitytothetown
centre and existing community infrastructure and
services.
• Ensure residential growth occurs in areas where it will
not impact on the viability of productive agricultural
land, and minimises potential land use conflict.
• Encourageamorediverserangeofhousingchoices
including low residential development in close
proximity to the services in the town.
FARMING
• RezonetheTownshipZonetothewestofthe
township to Farming Zone to better reflect the areas
existing farming use, subdivision pattern, and allotment
size.
RURAL INDUSTRY
• Encourageruralindustrytothesouthofthetownship,
ensuring a suitable buffer distance is maintained to
town.
COMMUNITY INFRASTRUCTURE & FACILITIES
• Ensure the future growth of Willaura makes best use of
existing infrastructure assets, services and facilities.
• Continue to support and enhance existing community
facilities and various community groups, clubs and
associations as a key asset of the township.
• Advocateforimprovedfrequencyofaccessible
transport services to Ararat, Ballarat and Melbourne,
particularly for the elderly and youth of the
community.
• Supportthedevelopmentoffacilitiesandservicesthat
allow for ageing in place.
• Work closely with Government and other service
providers (e.g. Bush Nursing Centres) to promote and
develop opportunities for improvement e.g. provision
of a community bus service, shared partnership
development around home and community care
(HACC) services, and nursing infrastructure.
RECREATION & LEISURE
• Improvepedestrianandcyclingconnectionswithin
the township, particularly linking to key points of
interest such as the Recreation Reserve, Primary
School, and Hospital and Vicarage Swamp wetland
area.
STREETSCAPE & ENVIRONMENT
• ContinuetopromoteandimprovetheHospitaland
Vicarage Swamp wetland area as a key environmental
asset for the township and wider region.
• EnhanceandsoftenthevisualappearanceofWillaura
through streetscape greening initiatives, particularly
along Main Street and Delacombe Way.
• Ensure all streetscape works take into consideration
the safety and efficiency of roads and intersections,
including maintenance of sight lines.
• Encourage the use of land, particularly underutilised
or transitional land, for urban agriculture/ community
garden projects.
HERITAGE
• Encouragetheongoingprotection,promotionand
refurbishment of heritage buildings as a key asset of
Willaura.
• ContinuetoprotectsitesofAboriginalculturalheritage
significance.
• Continuetorecogniseandprotectsitesoflocal
heritage significance.
Willaura
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 71
Willaura: Proposed Framework Plan
WWIILL
LLAAUU
RRAA
-- WWIICC
KKLLIIFF
FFEE
RRDD
MMAAII
NN SSTT
AAYYRREE
YY SSTT
SSTTAATTIIOONN SSTT
DDEELLAACCOOMMBBEE WWAAYY
WWAARRRRAANNOOOOKKEE SSTT
MMAARROOOONNAA -- GGLLEENNTTHHOOMMPPSSOONN RRDD
WWAALLKKEERRVVIILLLLEE SSTT
BBAALLDD HHIILLLL RRDD
COMMERICAL STREET
COMMERICAL STREET
Recreation Reserve
Swamp
Grain storage facility
Hall &Kindergarten
Hospital
Wilaura Station
Primary School
Township Boundary
Waterbodies
Railway Line
Township Entry Point
Public Open Space/ Recreation
Community Uses
Township Residential
Town Centre Core
Rural Industry
Farming
Area to be rezoned to Farming Zone in the short term
Investigate application of a Restructure Overlay in the short term
LEGEND
0 300 600
metres
N
WWIILL
LLAAUU
RRAA
-- WWIICC
KKLLIIFF
FFEE
RRDD
MMAAII
NN SSTT
AAYYRREE
YY SSTT
SSTTAATTIIOONN SSTT
DDEELLAACCOOMMBBEE WWAAYY
WWAARRRRAANNOOOOKKEE SSTT
MMAARROOOONNAA -- GGLLEENNTTHHOOMMPPSSOONN RRDD
WWAALLKKEERRVVIILLLLEE SSTT
BBAALLDD HHIILLLL RRDD
COMMERICAL STREET
COMMERICAL STREET
Recreation Reserve
Swamp
Grain storage facility
Hall &Kindergarten
Hospital
Wilaura Station
Primary School
Township Boundary
Waterbodies
Railway Line
Township Entry Point
Public Open Space/ Recreation
Community Uses
Township Residential
Town Centre Core
Rural Industry
Farming
Area to be rezoned to Farming Zone in the short term
Investigate application of a Restructure Overlay in the short term
LEGEND
0 300 600
metres
N
WWIILL
LLAAUU
RRAA
-- WWIICC
KKLLIIFF
FFEE
RRDD
MMAAII
NN SSTT
AAYYRREE
YY SSTT
SSTTAATTIIOONN SSTT
DDEELLAACCOOMMBBEE WWAAYY
WWAARRRRAANNOOOOKKEE SSTT
MMAARROOOONNAA -- GGLLEENNTTHHOOMMPPSSOONN RRDD
WWAALLKKEERRVVIILLLLEE SSTT
BBAALLDD HHIILLLL RRDD
COMMERICAL STREET
COMMERICAL STREET
Recreation Reserve
Swamp
Grain storage facility
Hall &Kindergarten
Hospital
Wilaura Station
Primary School
Township Boundary
Waterbodies
Railway Line
Township Entry Point
Public Open Space/ Recreation
Community Uses
Township Residential
Town Centre Core
Rural Industry
Farming
Area to be rezoned to Farming Zone in the short term
Investigate application of a Restructure Overlay in the short term
LEGEND
0 300 600
metres
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 72
Settlement Role
Pomonal has been identified as a RuralVillage. Rural
Villages support small populations and provide a focal
point for the surrounding rural community. Access to
services such as education and retail are available and
connections to reticulated water vary.
Current Strategic Direction
At present, the Ararat Municipal Strategic Statement (MSS)
seeks to encourage Pomonal to develop as having a
semi-rural character which is based on its low density
residential development and location on the eastern
slopes of the Grampians.
Specific strategies include:
• Discouragefurtherrurallivingdevelopmenttothe
west of the town towards the Grampians National
Park.
• Encourageresidentialdevelopmenttothesouthofthe
town centre.
The existing Framework Plan for Pomonal is shown on
the following page.
Introduction
Pomonal is a small township located in the north-west
edge of Ararat Rural City Council, approximately 20
kilometres from Halls Gap and 35 kilometres from Ararat.
Nestled at to the foothills of the Grampians National Park,
residents of Pomonal enjoy spectacular panoramic views
to the Grampians Ranges and a relaxed rural residential
lifestyle. The township has become a popular location
for ‘tree-changers’, and has experienced consistent
population growth over the last 10 years.
Pomonal has a range of existing facilities, consisting of a
general store, tavern, community hall, recreation reserve,
children’s playground, primary school and CFA. Some
antique and craft businesses and tourist accommodation
are also located in Pomonal. Locals and visitors to the
area travel to nearby larger towns for their shopping and
service needs.
The local community value the scenic rural residential
lifestyle that Pomonal provides, and are known to have an
active interest in environmental sustainability and creative
arts.
Existing Infrastructure
UTILITIES
• Reticulatedwaterisavailabletomostofthetown.
Pomonal is not serviced by reticulated sewerage.
COMMUNITY INFRASTRUCTURE & FACILITIES
OPEN SPACE & RECREATION
• RecreationReserve
• Children’sPlayground
• Numeroussportingclubsandassociationsincluding
cricket and tennis
• CloseproximitytoGrampiansNationalPark,Mount
Cassel and Lake Fyans
COMMUNITY
• MemorialHall
• PomonalCommunityChurch
• GeneralStore/PostOffice
• Tavern
EDUCATION
• PrimarySchool
• Playgroup
HEALTH
• N/A
TRANSPORT
• CoachservicefromStawelltoHallsGap(viaPomonal)
once a week
• CoachservicefromWarrnambooltoMelbourne(via
Ararat, Moyston and Pomonal) 4 times per week
EMERGENCY SERVICES
• CFA
Pomonal
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 73
Pomonal: Existing Framework Plan
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 74
Issues, Opportunities & Constraints
The following issues, opportunities and constraints have
been identified through consultation with the community
and key stakeholders, and supplemented by additional
research, analysis and site visits.
ISSUES
• ExtensiveareasofPomonal,particularlytothewest
of the town are bushfire prone. Fire authorities have
assessed Pomonal as having an ‘extreme’ fire risk.
• Someareasofthetownshipareconstrainedbysoil
water-logging conditions and steep slopes.
• ThetownshipishasbeenidentifiedbytheDraftMt
William Flood Study as being flood prone.
• Pomonalisnotservicedbyreticulatedsewerage.
• Nostronglydefinedcentreoftown.
OPPORTUNITIES
• Attractiverurallifestyleopportunities(tothenorth-east
of the town centre).
• Opportunitiesforvisitorfocuseddevelopment
(accommodation and retail) based on the attractive
natural/rural setting, visitation trends and close
proximity to Lake Fyans (e.g. boating and fishing) and
the Grampians National Park (located on the ‘scenic
route to the Grampians’).
• Opportunityexiststoencourageandconsolidate
commercial development in Pomonal through
designating an area within the town centre as
Township Zone.
VALUES & CONSTRAINTS
There are a number of environmental and heritage
values and constraints that need to be considered when
planning for the future of Pomonal. These are illustrated
on the map on the following page and include:
• ExtensiveareasofPomonalaresubjecttotheWildfire
Management Overlay (WMO) and draft Bushfire
Management Overlay (BMO). These are areas that
have the highest bushfire risk and are likely to be
particularly exposed to the impact of bushfire. The
suitability of new development in these areas must be
fully considered before it proceeds, and appropriate
bushfire protection measures will be required.
• TheSignificantLandscapeOverlay(Schedule1)
applies to the entire township of Pomonal. The
purpose of SLO1 is to recognise the significance of the
environmental and landscape values of the Grampians
National Park and the Black Range in the local context
and as a major natural feature tourist attraction.
• TheVegetationProtectionOverlay(Schedule1)covers
a significant portion of the township to the north
and west. The purpose of VPO1 is to protect areas of
significant remnant vegetation.
• SomeareassurroundingPomonalhavebeen
identified as ‘Areas of Cultural Heritage Sensitivity’.
These areas include landforms and waterways/
waterbodies that are regarded as likely to contain sites
of Aboriginal cultural heritage significance.
• Extensive areas of Pomonal are subject to flooding
and have been identified in the Draft Mt William Creek
Catchment Study as having a 1% Annual Exceedance
Probability (AEP). Refer to the map on the following
page for details.
Pomonal
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 75
Pomonal: Values & Constraints Map
ROBINS RD
POMONAL RD
TUNNEL RD
POMONAL EAST ROADPOMONAL EAST ROADCHURCH ROADCHURCH ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
SPRINGWOOD HILL ROADSPRINGWOOD HILL ROAD
0 1 2
kms
N
Planning Scheme Overlays
Watercourses
Contours
Draft Bushfire Management Overlay
Vegetation Protection Overlay
Wildfire Management Overlay
Significant Landscape Overlay
Other Values/ Constraints
Areas of Cultural Heritage Sensitivity
Land Subject to Flooding (1% AEP flood)
(as identified in the Draft Mt William Flood Study Modeling, 2013)
LEGEND
ROBINS RD
POMONAL RD
TUNNEL RD
POMONAL EAST ROADPOMONAL EAST ROADCHURCH ROADCHURCH ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
SPRINGWOOD HILL ROADSPRINGWOOD HILL ROAD
0 1 2
kms
N
Planning Scheme Overlays
Watercourses
Contours
Draft Bushfire Management Overlay
Vegetation Protection Overlay
Wildfire Management Overlay
Significant Landscape Overlay
Other Values/ Constraints
Areas of Cultural Heritage Sensitivity
Land Subject to Flooding (1% AEP flood)
(as identified in the Draft Mt William Flood Study Modeling, 2013)
LEGEND
ROBINS RD
POMONAL RD
TUNNEL RD
POMONAL EAST ROADPOMONAL EAST ROADCHURCH ROADCHURCH ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
SPRINGWOOD HILL ROADSPRINGWOOD HILL ROAD
0 1 2
kms
N
Township Boundary
Watercourse
Public Open Space/ Recreation
Conservation areas
Community Uses
Township Residential
Town Centre Core
Rural Residential (1ha min lot size)
Rural Residential (2ha min lot size)
Rural Residential (8ha min lot size)
Farming
Area to be rezoned to Township Zone in the short term
Area to be rezoned to Rural Conservation Zone in the short term
Rural Living investigation area (long term)
Rural Activity Zone investigation area (short term)
LEGEND
RecreationReserve
RecreationReserve
PrimarySchool
PrimarySchool
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 76
Future Growth Recommendations
This section provides recommendations for how to
manage, support and encourage sustainable growth in
Pomonal. Some of these recommendations are strategic,
for example the need for future investigations or other
advocacy work, and others are more applied, for example
recommendingtherezoningofaparticularareaofland.
Where possible, recommendations are illustrated spatially
on the Proposed Framework Plan on the following page.
TOWNSHIP BOUNDARY
• DefineatownshipboundaryforPomonalthatreflects
the current extent of the township, and allows for
future growth as identified by the Ararat Sustainable
Growth Future Strategy (2013).
TOWN CENTRE CORE
• Rezonelandsurroundingthemajorintersectionof
Pomonal from Rural Living to Township Zone to
create a defined centre for the town and a focus
for future retail/commercial activity, in line with the
recommendations of the Stawell – Ararat – Halls Gap
Triangle Rural Zone Review (2012).
• Concentratefutureretail/commercialactivitywithin
the Town Centre Core, in close proximity to existing
retail activity and other key destinations such as the
Primary School and Recreation Reserve.
• Encourageawiderrangeofbusinesses,servicesand
activities to locate within the township of Pomonal.
TOWNSHIP RESIDENTIAL
• Supportresidentialusesincloseproximitytothetown
centre and existing community infrastructure and
services.
RURAL RESIDENTIAL
• Encourageresidentialdevelopmentthatsupportsthe
existing semi-rural character of the township.
• Investigatefurtherruralresidentialopportunitiestothe
north-east of the township in the longer term to better
reflect the extent of existing property boundaries.
The suitability of new residential development in this
areamustbefullyconsideredbeforeanyrezoning
proceeds, including an assessment of environmental
assetsandhazards;mainlynativevegetation,cultural
heritage, topography, flood, and bushfire risk. Future
development should be directed outside the Bushfire
Management Overlay (BMO) area in the first instance.
• Ensure rural residential growth occurs in areas
where it will not impact on the viability of productive
agricultural land, and minimises potential land use
conflict.
• Encouragesubdivisionofvacantandundeveloped
parcelszonedRuralLivingZonetotheirminimumlot
sizetooptimisethesupplyofruralresidentialland.
• Discouragefurtherrurallivingdevelopmenttothe
west of the town towards the Grampians National
Park.
COMMUNITY INFRASTRUCTURE & FACILITIES
• Ensure the future growth of Pomonal makes best use
of existing infrastructure assets, services and facilities.
• Continue to support and enhance existing community
facilities and various community groups, clubs and
associations as a key asset of the township.
• Advocateforimprovedfrequencyofaccessible
transport services to Ararat, Ballarat and Melbourne,
particularly for the elderly and youth of the
community.
• Supportthedevelopmentoffacilitiesandservicesthat
allow for ageing in place.
• Work closely with Government and other service
providers (e.g. Bush Nursing Centres) to promote and
develop opportunities for improvement e.g. provision
of a community bus service, shared partnership
development around home and community care
(HACC) services, and nursing infrastructure.
RECREATION & LEISURE
• Continuetorecogniseandpromotetheproximity
of Lake Fyans and the Grampians National Park to
Pomonal as a key recreational and environmental
asset of the township.
• Improvepedestrianandcyclingconnectionswithin
the township, particularly linking to key destinations
such as the general store, primary school and
recreation reserve.
STREETSCAPE & ENVIRONMENT
• Continue to enhance the natural bushland setting of
Pomonal through streetscape greening initiatives.
• Ensure all streetscape works take into consideration
the safety and efficiency of roads and intersections,
including maintenance of sight lines.
• RezoneexistingFarmingandRuralLivingzoned
land located to the west of the township to Rural
Conservation Zone, in line with the recommendations
of the Stawell – Ararat – Halls Gap Triangle Rural Zone
Review (2012).
• Encourage the use of land, particularly underutilised
or transitional land, for urban agriculture/ community
garden projects.
BUILT FORM
• Develop a simple suite of design guidelines to
guide appropriate design outcomes and ensure
environmentally sustainable site responsive design.
TOURISM
• Encouragethedevelopmentofthelocaltourism
sector, promoting Pomonal’s position as an important
gateway to the Grampians National Park.
• Support horticulture, farmers markets, production
and sale of local food and other products through the
application of the Township Zone and Rural Activity
Zone.
• Supportlimitedtourismandaccommodationusesthat
provide a complementary yet alternative experience to
Halls Gap.
• Investigateopportunitiesforvisitorfocused
development (accommodation and retail) based on
the attractive natural/rural setting and visitation trends.
• Explorethepotentialtorezonelandinandaround
Pomonal to Rural Activity Zone to encourage tourism
development that takes advantage of Pomonal’s
attractive natural/rural setting and proximity to the
Grampians National Park and Lake Fyans.
HERITAGE
• ContinuetoprotectareasofAboriginalcultural
heritage significance including landforms and
waterways/ waterbodies that are regarded as likely
to contain sites of Aboriginal cultural heritage
significance.
• Continuetorecogniseandprotectsitesoflocal
heritage significance.
Pomonal
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 77
Pomonal: Proposed Framework Plan
ROBINS RD
POMONAL RD
TUNNEL RD
POMONAL EAST ROADPOMONAL EAST ROADCHURCH ROADCHURCH ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
SPRINGWOOD HILL ROADSPRINGWOOD HILL ROAD
0 1 2
kms
N
Township Boundary
Watercourse
Public Open Space/ Recreation
Conservation areas
Community Uses
Township Residential
Town Centre Core
Rural Residential (1ha min lot size)
Rural Residential (2ha min lot size)
Rural Residential (8ha min lot size)
Farming
Area to be rezoned to Township Zone in the short term
Area to be rezoned to Rural Conservation Zone in the short term
Rural Living investigation area (long term)
Rural Activity Zone investigation area (short term)
LEGEND
RecreationReserve
RecreationReserve
PrimarySchool
PrimarySchool
ROBINS RD
POMONAL RD
TUNNEL RD
POMONAL EAST ROADPOMONAL EAST ROADCHURCH ROADCHURCH ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
SPRINGWOOD HILL ROADSPRINGWOOD HILL ROAD
0 1 2
kms
N
Township Boundary
Watercourse
Public Open Space/ Recreation
Conservation areas
Community Uses
Township Residential
Town Centre Core
Rural Residential (1ha min lot size)
Rural Residential (2ha min lot size)
Rural Residential (8ha min lot size)
Farming
Area to be rezoned to Township Zone in the short term
Area to be rezoned to Rural Conservation Zone in the short term
Rural Living investigation area (long term)
Rural Activity Zone investigation area (short term)
LEGEND
RecreationReserve
RecreationReserve
PrimarySchool
PrimarySchool
SEE INSET
INSETROBINS RD
POMONAL RD
TUNNEL RD
POMONAL EAST ROADPOMONAL EAST ROADCHURCH ROADCHURCH ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
SPRINGWOOD HILL ROADSPRINGWOOD HILL ROAD
0 1 2
kms
N
Township Boundary
Watercourse
Public Open Space/ Recreation
Conservation areas
Community Uses
Township Residential
Town Centre Core
Rural Residential (1ha min lot size)
Rural Residential (2ha min lot size)
Rural Residential (8ha min lot size)
Farming
Area to be rezoned to Township Zone in the short term
Area to be rezoned to Rural Conservation Zone in the short term
Rural Living investigation area (long term)
Rural Activity Zone investigation area (short term)
LEGEND
RecreationReserve
RecreationReserve
PrimarySchool
PrimarySchool
ROBINS RD
POMONAL RD
TUNNEL RD
POMONAL EAST ROADPOMONAL EAST ROADCHURCH ROADCHURCH ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
HALLS GAP-ARARAT ROAD
SPRINGWOOD HILL ROADSPRINGWOOD HILL ROAD
0 1 2
kms
N
Township Boundary
Watercourse
Public Open Space/ Recreation
Conservation areas
Community Uses
Township Residential
Town Centre Core
Rural Residential (1ha min lot size)
Rural Residential (2ha min lot size)
Rural Residential (8ha min lot size)
Farming
Area to be rezoned to Township Zone in the short term
Area to be rezoned to Rural Conservation Zone in the short term
Rural Living investigation area (long term)
Rural Activity Zone investigation area (short term)
LEGEND
RecreationReserve
RecreationReserve
PrimarySchool
PrimarySchool
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 78
Settlement Role
Moyston has been identified as a RuralVillage. Rural
Villages support small populations and provide a focal
point for the surrounding rural community. Access to
services such as education and retail are available and
connections to reticulated water vary.
Current Strategic Direction
At present, the Ararat Municipal Strategic Statement
(MSS) seeks to encourage Moyston to attract people who
enjoy a rural living experience with convenient access to
employment, shopping, schooling and health services in
Ararat.
Specific strategies include:
• Providefurtheropportunitiesforarangeoflowdensity
residential and rural living residential developments
within convenient access to the core community
facilities.
The existing Framework Plan for Moyston is shown on
the following page.
Introduction
Moyston is located approximately 15km west of Ararat,
at the foothills of the Grampians Ranges. The township
functions as an important rural residential ‘commuter’
community with easy access to employment, shopping,
health services and education in Ararat (15 mins) and
Stawell (25 mins). The natural bush setting of the town
make it an attractive destination for ‘tree-changers’.
Community infrastructure and facilities include the
recreation reserve and pavilion, rotunda, primary school,
community hall, community centre, and numerous
sporting clubs and associations including football, netball
and cricket.
Moyston is a strongly independent community with a
well-earned reputation for “getting things done” via a solid
core of committed individuals 1.
The local community values the rural residential lifestyle
that Moyston provides, and are known to have an active
interest in environmental sustainability and creative arts.
1 Moyston Community Action Plan, 2006
Existing Infrastructure
UTILITIES
• Reticulatedwaterisavailabletomostofthetown.
Moyston is not serviced by reticulated sewerage.
COMMUNITY INFRASTRUCTURE & FACILITIES
OPEN SPACE & RECREATION
• RecreationReserve&Pavilion
• Rotunda
• Children’sPlayground
• Numeroussportingclubsandassociationsincluding
football, netball and cricket
COMMUNITY
• CommunityHall
• CommunityCentre
EDUCATION
• PrimarySchool
HEALTH
• N/A
TRANSPORT
• CoachservicefromWarrnambooltoMelbourne(via
Ararat and Moyston) 3 times per week
EMERGENCY SERVICES
• CFA
Moyston
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 79
Moyston: Existing Framework Plan
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 80
Issues, Opportunities & Constraints
The following issues, opportunities and constraints have
been identified through consultation with the community
and key stakeholders, and supplemented by additional
research, analysis and site visits.
ISSUES
• Alackofreticulatedsewerageisamajorconstraintto
future residential growth in Moyston. The Ararat Rural
Zone Review (2007)recommendsaminimumlotsize
of at least 1 hectare through the township to allow for
on-site treatment.
• Partsofthetownshiparebushfireproneandfire
authorities have assessed Moyston as having a ‘very
high’ fire risk.
• Asignificantportionofthetownshiphasbeen
identified by the Mt William Flood Study as being flood
prone.
• Nostronglydefinedcentreoftown.
OPPORTUNITIES
• Attractivetorurallifestyle/‘treechange’population
growth.
• Tourismopportunitiesassociatedwiththetownships
attractive bush setting, proximity to the Grampians
National Park (e.g. potential eastern gateway), and
birthplace of Australian Rules football.
• Opportunityexiststoencourageandconsolidate
future retail/commercial development to create a true
town centre for Moyston.
• Moystonhasalargeamountofvacantand
underutilisedRuralLivingzonedland.Opportunity
existstoreducetheminimumlotsizerequirementfor
RuralLivingzonedpropertiestoencouragefurther
subdivision and make better use of available space.
• Opportunitytoamendzoneanomaliesthroughout
Moyston.
VALUES & CONSTRAINTS
There are a number of environmental and heritage
values and constraints that need to be considered when
planning for the future of Moyston. These are illustrated
on the map on the following page and include:
• Areastothesouth-westofMoystonaresubjectto
the draft Bushfire Management Overlay (BMO). These
are areas that have the highest bushfire risk and are
likely to be particularly exposed to the impact of
bushfire. The suitability of new development in these
areas must be fully considered before it proceeds,
and appropriate bushfire protection measures will be
required.
• TheSignificantLandscapeOverlay(Schedule1)applies
to land to the west of the township boundary. The
purpose of SLO1 is to recognise the significance
of the environmental and landscape values of the
Grampians National Park and the Black Range in the
local context and as a major natural feature tourist
attraction.ThisSLOissettoreduceinsizefollowing
the recommendations of the South West Victoria
Landscape Assessment Study (2013).
• SomeareassurroundingMoystonhavebeenidentified
as ‘Areas of Cultural Heritage Sensitivity’. These areas
include landforms and waterways/ waterbodies that
are regarded as likely to contain sites of Aboriginal
cultural heritage significance.
• A large portion of Moyston is subject to flooding and
have been identified in the Draft Mt William Creek
Catchment Study as having a 1% Annual Exceedance
Probability (AEP). Refer to the map on the following
page for details.
Moyston
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 81
Moyston: Values & Constraints Map
Salt CreekSalt Creek
George Creek
George Creek
MMOOYYSSTTOONN -- DDUUNNKKEELLDD RRDD
GGRREEEENNAACCRREESS RRDD
MMOOYYSSTTOONN WWEESSTT RRDD
MMOO
YYSSTTOO
NN -- WW
IILLLLAAUURR
AA RRDD
BBLLOO
CCKK
RRDD
BBOOWWEENN MMIINNEE RRDD
AADD
EELLAA
II DDEE
HHIILL
LLSS RR
DD
MMOORROOCCCCOO HHIILLLL RRDD
WWIILLDDSS LLAANNEE
BBOOLLTTOONN RRDD
BBAARREE HHIILLLL RRDD
Recreation Reserve
Recreation Reserve
Primary School
Primary SchoolHallHall
0 0.75 1
kms
N
Planning Scheme Overlays
Watercourses
Contours
Draft Bushfire Management Overlay
Vegetation Protection Overlay
Wildfire Management Overlay
Significant Landscape Overlay (area to be reduced as recommended by the South West Victoria Landscape Assessment Study, 2013)
Other Values/ Constraints
Areas of Cultural Heritage Sensitivity
Land Subject to Flooding (1% AEP flood)
(as identified in the Draft Mt William Flood Study Modeling, 2013)
LEGEND
CemeteryCemetery
Salt CreekSalt Creek
George Creek
George Creek
MMOOYYSSTTOONN -- DDUUNNKKEELLDD RRDD
GGRREEEENNAACCRREESS RRDD
MMOOYYSSTTOONN WWEESSTT RRDD
MMOO
YYSSTTOO
NN -- WW
IILLLLAAUURR
AA RRDD
BBLLOO
CCKK
RRDD
BBOOWWEENN MMIINNEE RRDD
AADD
EELLAA
II DDEE
HHIILL
LLSS RR
DD
MMOORROOCCCCOO HHIILLLL RRDD
WWIILLDDSS LLAANNEE
BBOOLLTTOONN RRDD
BBAARREE HHIILLLL RRDD
Recreation Reserve
Recreation Reserve
Primary School
Primary SchoolHallHall
0 0.75 1
kms
N
Planning Scheme Overlays
Watercourses
Contours
Draft Bushfire Management Overlay
Vegetation Protection Overlay
Wildfire Management Overlay
Significant Landscape Overlay (area to be reduced as recommended by the South West Victoria Landscape Assessment Study, 2013)
Other Values/ Constraints
Areas of Cultural Heritage Sensitivity
Land Subject to Flooding (1% AEP flood)
(as identified in the Draft Mt William Flood Study Modeling, 2013)
LEGEND
CemeteryCemetery
Salt CreekSalt Creek
George Creek
George Creek
MMOOYYSSTTOONN -- DDUUNNKKEELLDD RRDD
GGRREEEENNAACCRREESS RRDD
MMOOYYSSTTOONN WWEESSTT RRDD
MMOO
YYSSTTOO
NN -- WW
IILLLLAAUURR
AA RRDD
BBLLOO
CCKK
RRDD
BBOOWWEENN MMIINNEE RRDD
AADD
EELLAA
II DDEE
HHIILL
LLSS RR
DD
MMOORROOCCCCOO HHIILLLL RRDD
WWIILLDDSS LLAANNEE
BBOOLLTTOONN RRDD
BBAARREE HHIILLLL RRDD
Recreation Reserve
Recreation Reserve
Primary School
Primary SchoolHallHall
0 0.75 1
kms
N
Planning Scheme Overlays
Watercourses
Contours
Draft Bushfire Management Overlay
Vegetation Protection Overlay
Wildfire Management Overlay
Significant Landscape Overlay (area to be reduced as recommended by the South West Victoria Landscape Assessment Study, 2013)
Other Values/ Constraints
Areas of Cultural Heritage Sensitivity
Land Subject to Flooding (1% AEP flood)
(as identified in the Draft Mt William Flood Study Modeling, 2013)
LEGEND
CemeteryCemetery
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 82
Future Growth Recommendations
This section provides recommendations for how to
manage, support and encourage sustainable growth in
Moyston. Some of these recommendations are strategic,
for example the need for future investigations or other
advocacy work, and others are more applied, for example
recommendingtherezoningofaparticularareaofland.
Where possible, recommendations are illustrated spatially
on the Proposed Framework Plan on the following page.
TOWNSHIP BOUNDARY
• DefineatownshipboundaryforMoystonthatreflects
the current extent of the township, and allows for
future growth as identified by the Ararat Sustainable
Growth Future Strategy (2013).
• InvestigateapplyingaRestructureOverlayoverthe
Township Zone.
TOWN CENTRE CORE
• Concentrateanyfutureretail/commercialactivity
within the Town Centre Core, in close proximity to the
intersection of Ararat-Halls Gap Road and Moyston-
Dunkeld Road, and other key destinations such as the
primary school and recreation reserve.
• Encourageawiderrangeofbusinesses,servicesand
activities to locate within the township of Moyston.
TOWNSHIP RESIDENTIAL
• Supportresidentialusesincloseproximitytothetown
centre and existing community infrastructure and
services.
RURAL RESIDENTIAL
• Providefurtheropportunitiesforarangeoflowdensity
residential and rural living residential developments
within convenient access to the core community
facilities.
• Ensure rural residential growth occurs in areas
where it will not impact on the viability of productive
agricultural land, and minimises potential land use
conflict.
• ReducetheRuralLivingZoneminimumlotsizeto2
hectares within the township boundary.
• MaintaintheRuralLivingZone8hectareminimumlot
sizeoutsideofthetownshipboundary.
• Investigateopportunitytorezonetheareaoflandto
the north-west of the township from Farming Zone to
Rural Living Zone, applying an 8 hectare minimum lot
size.Thesuitabilityofnewresidentialdevelopmentin
thisareamustbefullyconsideredbeforeanyrezoning
proceeds, including an assessment of environmental
assetsandhazards;mainlynativevegetation,cultural
heritage, topography, flood, and bushfire risk. Future
development should be directed outside the Bushfire
Management Overlay (BMO) area in the first instance.
COMMUNITY INFRASTRUCTURE & FACILITIES
• EnsurethefuturegrowthofMoystonmakesbestuse
of existing infrastructure assets, services and facilities.
• Continue to support and enhance existing community
facilities and various community groups, clubs and
associations as a key asset of the township.
• Advocateforimprovedfrequencyofaccessible
transport services to Ararat, Ballarat and Melbourne,
particularly for the elderly and youth of the
community.
• Supportthedevelopmentoffacilitiesandservicesthat
allow for ageing in place.
• Work closely with Government and other service
providers (e.g. Bush Nursing Centres) to promote and
develop opportunities for improvement e.g. provision
of a community bus service, shared partnership
development around home and community care
(HACC) services, and nursing infrastructure.
• RezoneMoystonCemeterytoPublicUseZone
(Schedule 5) to better reflect the use and intent of the
land.
RECREATION & LEISURE
• Continuetorecogniseandpromotetheproximity
of the Grampians National Park to Moyston as a key
environmental and recreational asset of the township.
• Improvepedestrianandcyclingpathswithinthe
township, particularly linking to key destinations such
as the primary school and recreation reserve.
• RezoneTownshipzonedpropertiesalongsidethe
Recreation Reserve to Public Park & Recreation to
better reflect the use and intent of the land.
STREETSCAPE & ENVIRONMENT
• Continuetoenhancethenaturalbushlandsettingof
Moyston through streetscape greening initiatives.
• Ensure all streetscape works take into consideration
the safety and efficiency of roads and intersections,
including maintenance of sight lines.
• ContinuetoprotecttheexistingAvenueofHonour
tree planting.
• Support succession planting where existing Avenue of
Honour trees are reaching the end of their life cycle.
• RezoneheavilyvegetatedlandthroughoutPomonal
(as identified on the Proposed Moyston Framework
Plan) to Public Conservation & Resource Zone to
better reflect the use and intent of the land.
• Encourage the use of land, particularly underutilised
or transitional land, for urban agriculture/ community
garden projects.
BUILT FORM
• Develop a simple suite of design guidelines to
guide appropriate design outcomes and ensure
environmentally sustainable site responsive design.
TOURISM
• Encouragethedevelopmentofthelocaltourism
sector, promoting Moyston’s position as an important
gateway to the Grampians National Park.
• Promote the establishment of farmer’s markets and
the purchasing of local food and other products.
• Supporttheestablishmentoflimitedtourismand
accommodation uses that provide a complementary
yet alternative experience to Halls Gap.
HERITAGE
• ContinuetoprotectareasofAboriginalcultural
heritage significance including landforms and
waterways/ waterbodies that are regarded as likely
to contain sites of Aboriginal cultural heritage
significance.
• Continuetorecogniseandprotectsitesoflocal
heritage significance.
Moyston
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 83
Moyston: Proposed Framework Plan
Salt CreekSalt Creek
George Creek
George Creek
MMOOYYSSTTOONN -- DDUUNNKKEELLDD RRDD
GGRREEEENNAACCRREESS RRDD
MMOOYYSSTTOONN WWEESSTT RRDD
MMOO
YYSSTTOO
NN -- WW
IILLLLAAUURR
AA RRDD
BBLLOO
CCKK
RRDD
BBOOWWEENN MMIINNEE RRDD
AADD
EELLAA
II DDEE
HHIILL
LLSS RR
DD
MMOORROOCCCCOO HHIILLLL RRDD
WWIILLDDSS LLAANNEE
BBOOLLTTOONN RRDD
BBAARREE HHIILLLL RRDD
Township Boundary
Watercourses
Township Entry Point
Public Open Space/ Recreation
Conservation areas
Community Uses
Township Residential
Town Centre Core
Rural Residential (1ha min lot size)
Rural Residential (2ha min lot size)
Rural Residential (8ha min lot size)
Farming
Area to be rezoned to Public Conservation & Resource Zone in the short term
Area to be rezoned to Public Park & Recreation Zone in the short term
Area to be rezoned to Public Use Zone 5 in the short term
Rural Living investigation area (long term)
LEGEND
Recreation Reserve
Recreation Reserve
Primary School
Primary SchoolHallHall
CemeteryCemetery
0 0.75 1
kms
N
Salt CreekSalt Creek
George Creek
George Creek
MMOOYYSSTTOONN -- DDUUNNKKEELLDD RRDD
GGRREEEENNAACCRREESS RRDD
MMOOYYSSTTOONN WWEESSTT RRDD
MMOO
YYSSTTOO
NN -- WW
IILLLLAAUURR
AA RRDD
BBLLOO
CCKK
RRDD
BBOOWWEENN MMIINNEE RRDD
AADD
EELLAA
II DDEE
HHIILL
LLSS RR
DD
MMOORROOCCCCOO HHIILLLL RRDD
WWIILLDDSS LLAANNEE
BBOOLLTTOONN RRDD
BBAARREE HHIILLLL RRDD
Township Boundary
Watercourses
Township Entry Point
Public Open Space/ Recreation
Conservation areas
Community Uses
Township Residential
Town Centre Core
Rural Residential (1ha min lot size)
Rural Residential (2ha min lot size)
Rural Residential (8ha min lot size)
Farming
Area to be rezoned to Public Conservation & Resource Zone in the short term
Area to be rezoned to Public Park & Recreation Zone in the short term
Area to be rezoned to Public Use Zone 5 in the short term
Rural Living investigation area (long term)
LEGEND
Recreation Reserve
Recreation Reserve
Primary School
Primary SchoolHallHall
CemeteryCemetery
0 0.75 1
kms
N
Salt CreekSalt Creek
George Creek
George Creek
MMOOYYSSTTOONN -- DDUUNNKKEELLDD RRDD
GGRREEEENNAACCRREESS RRDD
MMOOYYSSTTOONN WWEESSTT RRDD
MMOO
YYSSTTOO
NN -- WW
IILLLLAAUURR
AA RRDD
BBLLOO
CCKK
RRDD
BBOOWWEENN MMIINNEE RRDD
AADD
EELLAA
II DDEE
HHIILL
LLSS RR
DD
MMOORROOCCCCOO HHIILLLL RRDD
WWIILLDDSS LLAANNEE
BBOOLLTTOONN RRDD
BBAARREE HHIILLLL RRDD
Township Boundary
Watercourses
Township Entry Point
Public Open Space/ Recreation
Conservation areas
Community Uses
Township Residential
Town Centre Core
Rural Residential (1ha min lot size)
Rural Residential (2ha min lot size)
Rural Residential (8ha min lot size)
Farming
Area to be rezoned to Public Conservation & Resource Zone in the short term
Area to be rezoned to Public Park & Recreation Zone in the short term
Area to be rezoned to Public Use Zone 5 in the short term
Rural Living investigation area (long term)
LEGEND
Recreation Reserve
Recreation Reserve
Primary School
Primary SchoolHallHall
CemeteryCemetery
0 0.75 1
kms
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 84
Settlement Role
Elmhurst has been identified as a RuralVillage. Rural
Villages support small populations and provide a focal
point for the surrounding rural community. Access to
services such as education and retail are available and
connections to reticulated water vary.
Current Strategic Direction
At present, the Ararat Municipal Strategic Statement (MSS)
does not provide specific strategic direction for Elmhurst.
Introduction
Elmhurst is located approximately 35km north-east of
Ararat on the Pyrenees Highway.
The township has an scenic landscape setting with the
Mount Cole and Mount Buangor State Forest providing
a backdrop to the south, the Pyrenees Ranges and
Wimmera River to the north. Elmhurst attracts people
seeking a rural residential lifestyle given its affordable
housing prices, scenic location and short commuting
distance from Ararat.
Farms along the Wimmera River commonly combine
cropping and livestock, producing wool, prime lambs,
beef, grains, legumes and wine grapes.1
1 Elmhurst Community Action Plan 2006-2009
Existing Infrastructure
UTILITIES
• Reticulatedwaterisavailabletomostofthetown.
Elmhurst is not serviced by reticulated sewerage.
COMMUNITY INFRASTRUCTURE & FACILITIES
OPEN SPACE & RECREATION
• RecreationReserveincludingsportsoval,pavilion,
BBQfacilitiesandtenniscourts
• Children’sPlayground
• GolfCourse
• Numeroussportingclubsandassociationsincluding
tennis, golf and angling
COMMUNITY
• CommunityHall
• UnitingChurchandAnglicanChurch
• MobileLibraryService
• Hotel/Pub
• PostOfficeandGeneralStore(recentlyclosed)
EDUCATION
• PrimarySchool
• Playgroup
HEALTH
• BushNursingCentre
• InfantWelfare
TRANSPORT
• CoachservicefromArarattoMaryborough(via
Elmhurst and Avoca) 4 times per week
EMERGENCY SERVICES
• CFA
• PoliceStation
Elmhurst
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 85
Issues, Opportunities & Constraints
The following issues, opportunities and constraints have
been identified through consultation with the community
and key stakeholders, and supplemented by additional
research, analysis and site visits.
ISSUES
• Limitedpopulationgrowth.
• Ageingpopulation.
• Recentclosureofpetrolstation,postofficeand
general store.
• Noreticulatedseweragefacilities.
• LimitedpublictransportservicestoArarat(2perweek).
• LargeareadesignatedasTownshipZone,whichin
somecases,maynotbethemostsuitablezoneforits
current/future use.
• LimitedconnectionswiththeRiver.
OPPORTUNITIES
• Attractivetorurallifestyle/‘treechange’population
growth.
• PotentialtobetterutiliseconnectionstotheWimmera
River.
• Redevelopmentopportunityfortheformerpostoffice
and hotel/ pub.
• Opportunitytofurtherrecogniseandpromotethe
townships rich heritage values.
• Opportunityexiststoamendzoneanomalies
throughout Elmhurst.
VALUES & CONSTRAINTS
There are a number of environmental and heritage
values and constraints that need to be considered when
planning for the future of Elmhurst. These are illustrated
on the map on the following page and include:
• TheVegetationProtectionOverlay(Schedule1)covers
an area of land located to the west of the township.
The purpose of the VPO1 is to protect areas of
significant remnant vegetation.
• TheVegetationProtectionOverlay(Schedule2)
applies to a portion of the Pyrenees Highway located
to the west of the township. The purpose of VPO2
is to protect areas of significant remnant vegetation
located along roadsides throughout the municipality.
• TheEnvironmentalSignificanceOverlay(Schedule
2) applies to the Wimmera River and its adjoining
floodplains. The purpose of ESO2 is to protect
watercourses, water-bodies and wetlands from
inappropriate development and to ensure that that
they are retained as a natural asset.
• AnumberofareaswithinandsurroundingElmhurst
have been identified as ‘Areas of Cultural Heritage
Sensitivity’. These areas include landforms and
waterways/ waterbodies that are regarded as likely
to contain sites of Aboriginal cultural heritage
significance.
• Some areas of Elmhurst are subject to flooding and
have been identified by the Wimmera Catchment
Management Authority as having a 1% Annual
Exceedance Probability (AEP). Refer to the map on the
following page for details.
Elmhurst
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 86
Elmhurst: Values & Constraints Map
PYRENEES HWY
BYERLY ST
GREEN S
T
HIGH ST
ELMHURST SPORTSGROUND RD
GOLF COURSE RD
BOUNDARY R
D
MCKAY ST
BLIND CREEK RD
DEGRAVES S
T
ELMHURST - GLENPATRICK RD
DAR
BYS
HIR
ES R
D
COCKINGS RD
HILLARYS R
D
MCKAY S
TREET
Wimmera River
Wimmera River
Glenpatrick Creek
Glenpatrick Creek
ElmhurstStation
Recreation Reserve
0 300 600
metres
Planning Scheme Overlays
Wimmera River
Railway line
Contours
Vegetation Protection Overlay
Environmental Significance Overlay
Restructure Overlay
Other Values/ Constraints
Areas of Cultural Heritage Sensitivity
Land Subject to Flooding (1% AEP flood)
(as identified by the Wimmera Catchment Management Authority)
LEGEND
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 87
Future Growth Recommendations
This section provides recommendations for how to
manage, support and encourage sustainable growth in
Elmhurst. Some of these recommendations are strategic,
for example the need for future investigations or other
advocacy work, and others are more applied, for example
recommendingtherezoningofaparticularareaofland.
Where possible, recommendations are illustrated spatially
on the Proposed Framework Plan on the following page.
TOWNSHIP BOUNDARY
• DefineatownshipboundaryforElmhurstthatreflects
the current extent of the township, and allows for
future growth as identified by the Ararat Sustainable
Growth Future Strategy (2013).
TOWN CENTRE CORE
• Concentratefutureretail/commercialactivitywithin
the Town Centre Core.
• Encouragenewbusinesses,servicesandactivitiesto
locate within the township of Elmhurst.
TOWNSHIP RESIDENTIAL
• Supportresidentialusesincloseproximitytothetown
centre and existing community infrastructure and
services.
RURAL RESIDENTIAL
• Investigateruralresidentialopportunitiestothewest
of the township boundary in the longer tern. The
suitability of new residential development in this
areamustbefullyconsideredbeforeanyrezoning
proceeds, including an assessment of environmental
assetsandhazards;mainlynativevegetation,cultural
heritage, topography, flood, and bushfire risk.
• Ensure rural residential growth occurs in areas
where it will not impact on the viability of productive
agricultural land, and minimises potential land use
conflict.
COMMUNITY INFRASTRUCTURE & FACILITIES
• Ensure the future growth of Elmhurst makes best use
of existing infrastructure assets, services and facilities.
• Continue to support and enhance existing community
facilities and various community groups, clubs and
associations as a key asset of the township.
• Advocatefortheprovisionofaccessibletransport
services to Ararat, Ballarat and Melbourne, particularly
for the elderly and youth of the community.
• Supportthedevelopmentoffacilitiesandservicesthat
allow for ageing in place.
• Work closely with Government and other service
providers (e.g. Bush Nursing Centres) to promote and
develop opportunities for improvement e.g. provision
of a community bus service, shared partnership
development around home and community care
(HACC) services, and nursing infrastructure.
RECREATION & LEISURE
• Continuetorecogniseandpromotetheproximityof
the Pyrenees Ranges, Mount Cole State Forest and
Mount Buangor State Forest to Elmhurst as a key
environmental and recreational asset of the township.
• Improvepedestrianandcyclingconnectionswithin
the township, particularly linking to key points of
interest such as the Primary School and Recreation
Reserve.
• RezonetheRecreationReserveandadjoiningGolf
Course land from Township Zone to Public Park &
Recreation Zone to better reflect the areas existing use
and intent.
STREETSCAPE & ENVIRONMENT
• StrengthenconnectionstotheWimmeraRiverand
continue to promote and preserve the river as a key
environmental and recreational asset of Elmhurst.
• Continuetoprotectandstrengthentheexisting
boulevard tree planting along High Street.
• Continuetoenhanceandsoftenthevisualappearance
of the township through streetscape greening
initiatives, particularly within the retail/commercial
core.
• Ensure all streetscape works take into consideration
the safety and efficiency of roads and intersections,
including maintenance of sight lines.
• Rezonethetree/creekcorridorrunningfromGreen
Street to the Golf Course from Township Zone to
Public Conservation & Resource Zone to better reflect
the use and intent of the land.
HERITAGE
• ContinuetoprotectareasofAboriginalcultural
heritage significance including landforms and
waterways/ waterbodies that are regarded as likely
to contain sites of Aboriginal cultural heritage
significance.
• Continuetoprotect,promoteandrecognisesitesof
local heritage significance.
Elmhurst
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 88
Elmhurst: Proposed Framework Plan
PYRENEES HWY
BYERLY ST
GREEN S
T
HIGH ST
ELMHURST SPORTSGROUND RD
GOLF COURSE RD
BOUNDARY R
D
MCKAY ST
BLIND CREEK RD
DEGRAVES S
T
ELMHURST - GLENPATRICK RD
DAR
BYS
HIR
ES R
DCOCKINGS RD
HILLARYS R
D
MCKAY S
TREET
Wimmera River
Wimmera River
Glenpatrick Creek
Glenpatrick Creek
Police
Elmhurst Primary School
ElmhurstStation
Bush Nurisng Centre
Elmhurst Golf Course
Recreation Reserve
0 300 600
metres
Township Boundary
Watercourse
Railway Line
Community Uses
Township Residential
Town Centre Core
Farming
Area to be rezoned to Public Park and Recreation Zone in the short term
Area to be rezoned to Public Conservation & Resource Zone in the short term
Rural Living investigation area (long term)
LEGEND
N
PYRENEES HWY
BYERLY ST
GREEN S
T
HIGH ST
ELMHURST SPORTSGROUND RD
GOLF COURSE RD
BOUNDARY R
D
MCKAY ST
BLIND CREEK RD
DEGRAVES S
T
ELMHURST - GLENPATRICK RD
DAR
BYS
HIR
ES R
D
COCKINGS RD
HILLARYS R
D
MCKAY S
TREET
Wimmera River
Wimmera River
Glenpatrick Creek
Glenpatrick Creek
Police
Elmhurst Primary School
ElmhurstStation
Bush Nurisng Centre
Elmhurst Golf Course
Recreation Reserve
0 300 600
metres
Township Boundary
Watercourse
Railway Line
Community Uses
Township Residential
Town Centre Core
Farming
Area to be rezoned to Public Park and Recreation Zone in the short term
Area to be rezoned to Public Conservation & Resource Zone in the short term
Rural Living investigation area (long term)
LEGEND
N
PYRENEES HWY
BYERLY ST
GREEN S
T
HIGH ST
ELMHURST SPORTSGROUND RD
GOLF COURSE RD
BOUNDARY R
D
MCKAY ST
BLIND CREEK RD
DEGRAVES S
T
ELMHURST - GLENPATRICK RD
DAR
BYS
HIR
ES R
D
COCKINGS RD
HILLARYS R
D
MCKAY S
TREET
Wimmera River
Wimmera River
Glenpatrick Creek
Glenpatrick Creek
Police
Elmhurst Primary School
ElmhurstStation
Bush Nurisng Centre
Elmhurst Golf Course
Recreation Reserve
0 300 600
metres
Township Boundary
Watercourse
Railway Line
Community Uses
Township Residential
Town Centre Core
Farming
Area to be rezoned to Public Park and Recreation Zone in the short term
Area to be rezoned to Public Conservation & Resource Zone in the short term
Rural Living investigation area (long term)
LEGEND
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 89
EMERGENCY SERVICES
• CFA
Settlement Role
Buangor has been identified as a RuralVillage. Rural
Villages support small populations and provide a focal
point for the surrounding rural community. Access to
services such as education and retail are available and
connections to reticulated water vary.
Current Strategic Direction
At present, the Ararat Municipal Strategic Statement (MSS)
does not provide specific strategic direction for Buangor.
Introduction
Buangor is located approximately 24km east of Ararat,
and 75km west of Ballarat. The township is centred
around the intersection of the Western Highway and
Challicum Road, and serves as an important gateway to
Mount Cole State Forest, Mount Buangor State Park and
Langi Ghiran State Park. Buangor is the closest town in
the municipality to Ballarat (50 mins).
The townships Cobb & Co Changing Station, now used
for community functions and gatherings, provides a key
point of interest for those travelling along the highway.
Behind this sits the sports oval and pavilion, tennis courts,
and primary school.
The recent establishment of a wine and art gallery known
as ‘Off the Beaten Track’ has encouraged passers-by to
stop off within Buangor. A number of vineyards and cellar
door sales are also located within the wider area.
Buangor is supported by predominantly farming
industries, including wool, cattle, cropping, hay and
vineyards. In more recent years the timber industry has
established plantations in the area.1
The Melbourne-Ararat railway line runs east-west through
the township, to the south of the Western Highway.
\
1 Buangor & District Community Action Plan 2006-2009
Existing Infrastructure
UTILITIES
• Reticulatedwaterisavailabletomostofthetown.
Buangor is not serviced by reticulated sewerage.
COMMUNITY INFRASTRUCTURE & FACILITIES
OPEN SPACE & RECREATION
• RecreationReserveincludingsportsoval,pavilionand
tennis courts
• Numeroussportingclubsandassociationsincluding
cricket, tennis, basketball and soccer
• BillyBillyCreekpicnicarea
• TorontoPark
• CloseproximitytoMountColeStateForest,Mount
Buangor State Park, Langi Ghiran State Park and the
Challicum Hills Wind Farm
COMMUNITY
• Cobb & Co Changing Station (now used for
community functions and gatherings)
EDUCATION
• PrimarySchool
HEALTH
• N/A
TRANSPORT
• CoachservicefromMelbournetoArarat(viaBuangor)
6 times per week
• CoachservicefromMelbournetoOyen(viaBuangor)
5 times per week
• CoachservicefromBallarattoStawell(viaBuangor)
2 times per week
• CoachservicefromMelbournetoNhill(viaBuangor)
4 times per week
Buangor
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 90
Issues, Opportunities & Constraints
The following issues, opportunities and constraints have
been identified through consultation with the community
and key stakeholders, and supplemented by additional
research, analysis and site visits.
ISSUES
• Limitedcommercialactivityasevidencedbythe
recent closure of the hotel/pub.
• Fragmentedcommunity.
• UncertaintyaroundtheimpactoftheBuangorbypass,
that is to be constructed as part of the Western
Highway Project.
OPPORTUNITIES
• Buangoristheclosesttowninthemunicipalityto
Ballarat (50 mins).
• CloseproximitytoMountColeStateForest,Mount
Buangor State Park and Langi Ghiran State Park.
• Historicvalues,namelytheCobb&CoChanging
Station and nearby homesteads.
• Constructionofthebypassoffersthepotentialfor
significant benefits to the amenity, livability and
attractiveness of Buangor. For example, a reduction
in truck movements throughout the township will
result in a safer pedestrian environment with improved
access between the north and south of the township.
• Lifestyledevelopmentopportunities.
VALUES & CONSTRAINTS
There are a number of environmental and heritage
values and constraints that need to be considered when
planning for the future of Buangor. These are illustrated
on the map on the following page and include:
• ExtensiveareastothenorthofBuangoraresubject
to the Wildfire Management Overlay (WMO) and draft
Bushfire Management Overlay (BMO). These are areas
that have the highest bushfire risk and are likely to be
particularly exposed to the impact of bushfire. The
suitability of new development in these areas must be
fully considered before it proceeds, and appropriate
bushfire protection measures will be required.
However, it should be noted that the proposed BMO
is based on existing tree plantations that currently
have an uncertain future as a result of the proposed
bypass. It is considered that bushfire constraints to the
north are likely to reduce once the bypass has been
constructed, effectively providing a barrier to any fire
front from the north.
• TheVegetationProtectionOverlay(Schedule1)
applies to large areas of land throughout Buangor.
The purpose of VPO1 is to protect areas of significant
remnant vegetation.
• SomeareaswithinBuangorhavebeenidentifiedas
‘Areas of Cultural Heritage Sensitivity’. These areas
include landforms and waterways/ waterbodies that
are regarded as likely to contain sites of Aboriginal
cultural heritage significance.
Buangor
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 91
Buangor: Values & Constraints Map
CCHHAA
LLLLIICC
UUMM
RR
DD
BBUUAANNGGOORR RRDD
WWEESSTTEERRNN HHWWYYBBUU
AANNGG
OORR
-- BBEENN
NNEEVV
IISS RR
DD
CHALLICUM ROADCHALLICUM ROAD
PE
AC
OC
KS
RO
AD
PE
AC
OC
KS
RO
AD
Planning Scheme Overlays
Billy Billy Creek
Railway line
Contours
Draft Bushfire Management Overlay
Vegetation Protection Overlay
Heritage Overlay
Wildfire Management Overlay
Other Values/ Constraints
Areas of Cultural Heritage Sensitivity
LEGEND
Hall(Cobb & Co)
Buangor Cemetery
Oval
Buangor Primary School
Billy Billy Creek
BuangorStation
0 250 500
metres
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 92
Future Growth Recommendations
This section provides recommendations for how to
manage, support and encourage sustainable growth in
Buangor. Some of these recommendations are strategic,
for example the need for future investigations or other
advocacy work, and others are more applied, for example
recommendingtherezoningofaparticularareaofland.
Where possible, recommendations are illustrated spatially
on the Proposed Framework Plan on the following page.
TOWNSHIP BOUNDARY
• DefineatownshipboundaryforBuangorthatreflects
the current extent of the township, and allows for
future growth as identified by the Ararat Sustainable
Growth Future Strategy (2013).
TOWN CENTRE CORE
• Concentratefutureretail/commercialactivitywithin
the Town Centre Core, in close proximity to existing
retail activity.
• Encourageawiderrangeofbusinesses,servicesand
activities that take advantage of Buangor’s heritage
assets, nearby wineries and proximity to Mount
Buangor and Mt Langi Ghiran.
TOWNSHIP RESIDENTIAL
• Supportresidentialusesincloseproximitytothetown
centre and existing community infrastructure and
services.
• RezonelotsfrontingChallicumRoad(southofthe
railway line) from Farming Zone to Township Zone to
betterreflecttheirexistinguseandsubdivisionsize.
RURAL RESIDENTIAL
• Rezonelotstothewestofthetownship(betweenthe
railway line and the Western Highway) from Township
Zone to Rural Living Zone and investigate application
of a Restructure Overlay.
• Investigatepotentialforrurallivingopportunitiesto
the north and north-east of the township boundary
in the longer term, once the bypass is in operation.
The suitability of new residential development in these
areasmustbefullyconsideredbeforeanyrezoning
proceeds, including an assessment of environmental
assetsandhazards;mainlynativevegetation,cultural
heritage, topography, flood, and bushfire risk. Future
development should be directed outside the Bushfire
Management Overlay (BMO) area in the first instance.
• Ensure rural residential growth occurs in areas
where it will not impact on the viability of productive
agricultural land, and minimises potential land use
conflict.
COMMUNITY INFRASTRUCTURE & FACILITIES
• EnsurethefuturegrowthofBuangormakesbestuse
of existing infrastructure assets, services and facilities.
• Continue to support and enhance existing community
facilities and various community groups, clubs and
associations as a key asset of the township.
• Advocateforimprovedfrequencyofaccessible
transport services to Ararat, Ballarat and Melbourne,
particularly for the elderly and youth of the
community.
• Supportthedevelopmentoffacilitiesandservicesthat
allow for ageing in place.
• Work closely with Government and other service
providers (e.g. Bush Nursing Centres) to promote and
develop opportunities for improvement e.g. provision
of a community bus service, shared partnership
development around home and community care
(HACC) services, and nursing infrastructure.
RECREATION & LEISURE
• Continuetorecogniseandpromotetheproximity
of Mount Cole State Forest, Mount Buangor State
Forest and Langi Ghiran State Park to Buangor as a key
recreational asset of the township.
• Improvepedestrianandcyclingconnectionswithin
the township, particularly linking to key points of
interest such as the Primary School and Recreation
Reserve.
• ContinuetopromoteandpreserveBillyBillycreekasa
key environmental and recreational asset of Buangor.
STREETSCAPE & ENVIRONMENT
• ContinuetoprotectexistingAvenueofHonourtree
planting along the Western Highway.
• Support succession planting where existing Avenue of
Honour trees are reaching the end of their life cycle.
• Ensure all streetscape works take into consideration
the safety and efficiency of roads and intersections,
including maintenance of sight lines.
• Prepare an Urban Design Framework for Buangor to
provide direction on potential improvements to the
design of the streetscape following construction of
the bypass, including strengthening visual and physical
connections between the north and south sides of the
highway.
• DevelopaCommunityActionPlanandUrbanDesign
Plan in response to changes associated with the
bypass.
HERITAGE
• ContinuetoprotectareasofAboriginalcultural
heritage significance including landforms and
waterways/ waterbodies that are regarded as likely
to contain sites of Aboriginal cultural heritage
significance.
• Continuetoprotectandpromotesitesoflocal
heritage significance such as the Cobb & Co Changing
Station.
Buangor
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 93
Buangor: Proposed Framework PlanCC
HHAALLLL
IICCUU
MM
RRDD
BBUUAANNGGOORR RRDD
WWEESSTTEERRNN HHWWYY
BBUUAANN
GGOO
RR -- BB
EENN NN
EEVVIISS
RRDD
CHALLICUM ROADCHALLICUM ROAD
PE
AC
OC
KS
RO
AD
PE
AC
OC
KS
RO
AD
Township Boundary
Billy Billy Creek
Railway Line
Proposed Buangor Bypass (indicative alignment only)
Main Access Road (following construction of the Bypass)
Township Entry Point
Avenue of Honour tree planting
Public Open Space/ Recreation
Community Uses
Township Residential
Town Centre Core
Farming
Area to be rezoned to Township Zone in the short term
Area to be rezoned to Rural Living Zone in the short term
Rural Living investigation area (long term)
LEGEND
Hall(Cobb & Co)
Buangor Cemetery
Oval
Buangor Primary School
Billy Billy Creek
BuangorStation
0 250 500
metres
N
CCHHAA
LLLLIICC
UUMM
RR
DD
BBUUAANNGGOORR RRDD
WWEESSTTEERRNN HHWWYY
BBUUAANN
GGOO
RR -- BB
EENN NN
EEVVIISS
RRDD
CHALLICUM ROADCHALLICUM ROAD
PE
AC
OC
KS
RO
AD
PE
AC
OC
KS
RO
AD
Township Boundary
Billy Billy Creek
Railway Line
Proposed Buangor Bypass (indicative alignment only)
Main Access Road (following construction of the Bypass)
Township Entry Point
Avenue of Honour tree planting
Public Open Space/ Recreation
Community Uses
Township Residential
Town Centre Core
Farming
Area to be rezoned to Township Zone in the short term
Area to be rezoned to Rural Living Zone in the short term
Rural Living investigation area (long term)
LEGEND
Hall(Cobb & Co)
Buangor Cemetery
Oval
Buangor Primary School
Billy Billy Creek
BuangorStation
0 250 500
metres
N
CCHHAA
LLLLIICC
UUMM
RR
DD
BBUUAANNGGOORR RRDD
WWEESSTTEERRNN HHWWYY
BBUUAANN
GGOO
RR -- BB
EENN NN
EEVVIISS
RRDD
CHALLICUM ROADCHALLICUM ROAD
PE
AC
OC
KS
RO
AD
PE
AC
OC
KS
RO
AD
Township Boundary
Billy Billy Creek
Railway Line
Proposed Buangor Bypass (indicative alignment only)
Main Access Road (following construction of the Bypass)
Township Entry Point
Avenue of Honour tree planting
Public Open Space/ Recreation
Community Uses
Township Residential
Town Centre Core
Farming
Area to be rezoned to Township Zone in the short term
Area to be rezoned to Rural Living Zone in the short term
Rural Living investigation area (long term)
LEGEND
Hall(Cobb & Co)
Buangor Cemetery
Oval
Buangor Primary School
Billy Billy Creek
BuangorStation
0 250 500
metres
N
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 94
Chapter 8.Implementation
Ararat Sustainable Growth Future Strategy | FINAL REPORT: FEBRUARY 2014 95
8.1 Planning Scheme Implementation Recommendations
The Ararat Planning Scheme provides the primary tool to implement the recommendations of the SGF Strategy. It is an
important implementation mechanism as it requires Council, the Victorian Civil and Administrative Tribunal (VCAT) and
applicants to consider the key objectives and directions outlined in a Strategy such as this.
Recommendations for implementation of the Strategy through the Ararat Planning Scheme are listed below.
UPDATES TO THE MUNICIPAL STRATEGIC STATEMENT (CLAUSE 21)
The Municipal Strategic Statement (MSS) establishes the strategic framework for the municipality and provides the broad
local policy basis for making decisions under a planning scheme. Acting as a planning authority or responsible authority,
Council must aim to achieve the objectives and follow the strategies set out in the MSS. As Council develops and revises
its strategic direction, the MSS needs to be refined.
Suggested updates to the Ararat Planning Scheme MSS are included as Appendix C to this report.
ZONE CHANGES/ CORRECTIONS
StandardzonesforStatewideapplicationareincludedintheVictorianPlanningProvisions.Thesezonesareusedinall
planningschemesasrequired.AnimportantfeatureofthezonesisthattheyareusedtoimplementtheStateandLocal
Planning Policy Frameworks, including the Municipal Strategic Statement.
TheSGFStrategyrecommendsanumberofzonechanges/corrections,asidentifiedinthetableonthefollowingpage.
RECOMMENDED OVERLAYS
The SGF Strategy recommends application of a Restructure Overlay in parts of Willaura and Buangor. The purpose of a
Restructure Overlay is to identify old and inappropriate subdivisions which are to be restructured to create larger lots that
better reflect the strategic directions for the locality than the existing subdivision pattern.
REFERENCING THE SUSTAINABLE GROWTH FUTURE STRATEGY
The Planning and Environment Act 1987 allows certain documents to be incorporated in a planning scheme by
reference, rather than by including the entire document in the scheme itself. Reference documents provide background
information to assist in understanding the context within which a particular policy or provision has been framed.
It is recommended that the Sustainable Growth Future Strategy is included as a reference document within Clause 21.06.
Implementation
8.2 Timeline for Implementation
The timeline for implementation of the Strategy is classified as follows:
• Short: 6 months to 2 years
• Medium: 2 years to 5 years
• Long: 5 years to 10 years
• On-going: throughout the life of the Strategy
Short, medium and long terms actions are listed on the following page. Following implementation of the Strategy
through the Ararat planning scheme, all directions of the Strategy will be ongoing throughout the life of the Strategy (25
years), and reviewed every 4 years through subsequent MSS reviews .
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ACTION / ACTION IMPLEMENTATIONRESPONSIBILITY
TIMELINE FOR IMPLEMENTATION
MUNICIPAL STRATEGIC STATEMENT
A1 • Prepare a planning scheme amendment to incorporate the key strategic directions and future growth recommendations
(including all Proposed Framework Plans) of the SGF Strategy into the Municipal Strategic Statement, as detailed in Appendix C.
Council Short
A2 • Prepareaplanningschemeamendmenttoimplementthezonechanges/correctionsaslistedbelow. Council Short
ZONES & OVERLAYS
ARARAT
A3 • Rezoneparcelsoflandlocatedtothesouth-westofthetownship(alongVincentStreetandBellinghamsHillRoad)fromFarming
Zone to Rural Living Zone (or to Residential 1 Zone if sewerage is available).
Council Short - Medium
A4 • RezonetheportionoflandbetweenAradaleGolfCourseandGreenHillLake(betweenWarrakRoadandMcLellanStreet)toRural
Living Zone.
Council Short - Medium
A5 • RezonetheexistingCommercial1Zone(Business2Zone)situatedalongtheWesternHighwayandBarklyStreet(totheeast
of Princes Street) to Commercial 2 Zone; taking into account considerations such as adjoining sensitive land uses and heritage
buildings.
Council Short
A6 • RezonethesmalltriangleofResidential1zonedlandboundedbyBairdandWilsonStreettoCommercial2Zone,toprovide
further opportunity for large format retailing on the periphery of the town centre; taking into account considerations such as
adjoining sensitive land uses and heritage buildings.
Council Short
A7 • Rezonethesmalltriangleportionoflandadjoiningtherailwayline(currentlyusedasaroundabout)toRoadZone-Category1to
better reflect the use and intent of the land.
Council Short
A8 • Investigate industrial growth to the north (in close proximity to the Western Highway Ararat Bypass and Pyrenees Highway),
following take-up of existing industrial land in Ararat. The exact location of future industrial land will be subject to the final
alignment of the Western Highway Ararat Bypass and a land suitability assessment.
Council Long
LAKE BOLAC
A9 • RezonetheexistingTownshipZoneandFarmingZonetothenorth-eastofthetownshiptoIndustrial3Zonetobetterreflectits
existing industrial use and subdivision pattern.
Council Short
A10 • RezonetheexistingPublicPark&RecreationzonedlandlocatedtothenorthofthetownshiptoPublicConservation&Resource
Zone to protect and preserve the natural environment and restrict any commercial development in the area.
Council Short
A11 • RezonetheexistinglotslocatedbetweenMortlake-AraratRoadandLakeBolacCollegefromTownshipZonetoPublicUseZone
(Education) to better reflect the existing use and intent of the land.
Council Short
A12 • RezonetheparceloflandcontainingthetenniscourtsfromTownshipZonetoPublicPark&RecreationZonetobetterreflectthe
existing use and intent of the land.
Council Short
WILLAURA
A13 • RezonetheTownshipZonetothewestofthetownshiptoFarmingZonetobetterreflecttheareasexistingfarminguse,
subdivisionpattern,andallotmentsize.
Council Short
A14 • Investigate application of a Restructure Overlay to the south of the township on lots adjoining Willaura-Wickliffe Road. Council Short - Medium
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POMONAL
A15 • RezonelandsurroundingthemajorintersectionofPomonalfromRuralLivingtoTownshipZonetocreateadefinedcentreforthe
town and a focus for future retail/commercial activity, in line with the recommendations of the Stawell – Ararat – Halls Gap Triangle
Rural Zone Review (2012).
Council Short
A16 • RezoneexistingFarmingandRuralLivingzonedlandlocatedtothewestofthetownshiptoRuralConservationZone,inlinewith
the recommendations of the Stawell – Ararat – Halls Gap Triangle Rural Zone Review (2012).
Council Short
A17 • ExplorethepotentialtorezonesomeparcelsoflandinPomonaltoRuralActivityZonetoencouragetourismdevelopmentthat
takes advantage of Pomonal’s attractive natural/rural setting and proximity to the Grampians National Park and Lake Fyans.
Council Short
A18 • Investigate further rural residential opportunities to the north-east of the township in the longer term to better reflect the extent
of existing property boundaries. The suitability of new residential development in this area must be fully considered before any
rezoningproceeds,includinganassessmentofenvironmentalassetsandhazards;mainlynativevegetation,culturalheritage,
topography, flood, and bushfire risk. Future development should be directed outside the Bushfire Management Overlay (BMO) area
in the first instance.
Council Long
MOYSTON
A19 • Investigateopportunitytorezonetheareaoflandtothenorth-westofthetownshipfromFarmingZonetoRuralLivingZone,
applyingan8hectareminimumlotsize.Thesuitabilityofnewresidentialdevelopmentinthisareamustbefullyconsideredbefore
anyrezoningproceeds,includinganassessmentofenvironmentalassetsandhazards;mainlynativevegetation,culturalheritage,
topography, flood, and bushfire risk. Future development should be directed outside the Bushfire Management Overlay (BMO) area
in the first instance.
Council Medium
A20 • RezoneMoystonCemeterytoPublicUseZone(Schedule5)tobetterreflecttheuseandintentoftheland. Council Short
A21 • RezoneTownshipzonedpropertiesalongsidetheRecreationReservetoPublicPark&Recreationtobetterreflecttheuseand
intent of the land.
Council Short
A22 • RezoneheavilyvegetatedlandthroughoutPomonal(asidentifiedontheProposedMoystonFrameworkPlan)toPublic
Conservation & Resource Zone to better reflect the use and intent of the land.
Council Short
ELMHURST
A23 • RezonetheRecreationReserveandadjoiningGolfCourselandfromTownshipZonetoPublicPark&RecreationZonetobetter
reflect the areas existing use and intent.
Council Short
A24 • Rezonethetree/creekcorridorrunningfromGreenStreettotheGolfCoursefromTownshipZonetoPublicConservation&
Resource Zone to better reflect the use and intent of the land.
Council Short
A25 • Investigateruralresidentialopportunitiestothewestofthetownshipboundaryinthelongertern.Thesuitabilityofnewresidential
developmentinthisareamustbefullyconsideredbeforeanyrezoningproceeds,includinganassessmentofenvironmentalassets
andhazards;mainlynativevegetation,culturalheritage,topography,flood,andbushfirerisk.
Council Long
BUANGOR
A26 • RezonelotsfrontingChallicumRoad(southoftherailwayline)fromFarmingZonetoTownshipZonetobetterreflecttheirexisting
useandsubdivisionsize.
Council Short
A27 • Rezonelotstothewestofthetownship(betweentherailwaylineandtheWesternHighway)fromTownshipZonetoRuralLiving
Zone, and investigate application of a Restructure Overlay.
Council Short
A28 • Investigate potential for rural living opportunities to the north and north-east of the township boundary once the bypass is in
operation.Thesuitabilityofnewresidentialdevelopmentintheseareasmustbefullyconsideredbeforeanyrezoningproceeds,
includinganassessmentofenvironmentalassetsandhazards;mainlynativevegetation,culturalheritage,topography,flood,and
bushfire risk. Development in the first instance should be directed outside the Bushfire Management Overlay (BMO) area.
Council Long
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Appendices