22/08/2013 VC104 Shown on the planning scheme map as GRZ … · 2016. 11. 29. · 22/08/2013 VC104 01/07/2013 V8. GENERAL RESIDENTIAL ZONE PAGE 2 OF 7 Use Condition Any use listed

GENERAL RESIDENTIAL ZONE PAGE 1 OF 7

32.08 GENERAL RESIDENTIAL ZONE

Shown on the planning scheme map as GRZ with a number (if shown).

Purpose

To implement the State Planning Policy Framework and the Local Planning PolicyFramework, including the Municipal Strategic Statement and local planning policies.

To encourage development that respects the neighbourhood character of the area.

To implement neighbourhood character policy and adopted neighbourhood characterguidelines.

To provide a diversity of housing types and moderate housing growth in locations offeringgood access to services and transport.

To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations.

32.08-1 Table of uses

Section 1 - Permit not required

Use Condition

Animal keeping (other than Animalboarding)

Must be no more than 2 animals.

Bed and breakfast No more than 10 persons may beaccommodated away from their normalplace of residence.

At least 1 car parking space must beprovided for each 2 persons able to beaccommodated away from their normalplace of residence.

Dependent person’s unit Must be the only dependent person’s unit onthe lot.

Dwelling (other than Bed and breakfast)

Home occupation

Informal outdoor recreation

Medical centre The gross floor area of all buildings must notexceed 250 square metres.

Must not require a permit under clause52.06-3.

The site must adjoin, or have access to, aroad in a Road Zone.

Minor utility installation

Place of worship The gross floor area of all buildings must notexceed 250 square metres.


Railway

Residential aged care facility

Tramway

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Use Condition

Any use listed in Clause 62.01 Must meet the requirements of Clause62.01.

Section 2 - Permit required

Use Condition

Accommodation (other than Dependentperson’s unit, Dwelling and Residentialaged care facility)

Agriculture (other than Animal keeping,Animal training, Apiculture, Horsestables and Intensive animalhusbandry)

Animal keeping (other than Animalboarding) – if the Section 1 condition isnot met


Car park Must be used in conjunction with anotheruse in Section 1 or 2.

Car wash The site must adjoin, or have access to, aroad in a Road Zone.

Community market

Convenience restaurant The site must adjoin, or have access to, aroad in a Road Zone.

Convenience shop

Food and drink premises (other thanConvenience restaurant and Take awayfood premises)

Leisure and recreation (other thanInformal outdoor recreation and Motorracing track)

Place of assembly (other thanAmusement parlour, Carnival, Circus,Nightclub, and Place of worship)

Plant nursery

Service station The site must either:

Adjoin a commercial zone or industrialzone.

Adjoin, or have access to, a road in aRoad Zone.

The site must not exceed either:

3000 square metres.

3600 square metres if it adjoins on twoboundaries a road in a Road Zone.

Store Must be in a building, not a dwelling, andused to store equipment, goods, or motorvehicles used in conjunction with theoccupation of a resident of a dwelling on thelot.

Take away food premises The site must adjoin, or have access to, aroad in a Road Zone.


Use Condition

Utility installation (other than Minorutility installation andTelecommunications facility)

Any other use not in Section 1 or 3

Section 3 – Prohibited

Use

Amusement parlour

Animal boarding

Animal training

Brothel

Cinema based entertainment facility

Horse stables

Industry (other than Car wash)

Intensive animal husbandry

Motor racing track

Nightclub

Office (other than Medical centre)

Retail premises (other than Community market, Convenience shop, Food and drinkpremises, Plant nursery)

Saleyard

Stone extraction

Transport terminal

Warehouse (other than Store)

32.08-2 Subdivision

Permit requirement

A permit is required to subdivide land.

An application to subdivide land, other than an application to subdivide land into lots eachcontaining an existing dwelling or car parking space, must meet the requirements of Clause56 and:

Must meet all of the objectives included in the clauses specified in the following table.

Should meet all of the standards included in the clauses specified in the following table.

Class of subdivision Objectives and standards to be met

60 or more lots All except Clause 56.03-5.

16 – 59 lots All except Clauses 56.03-1 to 56.03-3, 56.03-5, 56.06-1and 56.06-3.

3 – 15 lots All except Clauses 56.02-1, 56.03-1 to 56.03-4, 56.05-2, 56.06-1, 56.06-3 and 56.06-6.

2 lots Clauses 56.03-5, 56.04-2, 56.04-3, 56.04-5, 56.06-8 to56.09-2.

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32.08-3 Construction and extension of one dwelling on a lot

Permit requirement

A permit is required to construct or extend one dwelling on:

A lot of less than 300 square metres.

A lot of between 300 square metres and 500 square metres if specified in a schedule tothis zone.

A permit is required to construct or extend a front fence within 3 metres of a street if:

The fence is associated with one dwelling on:

A lot of less than 300 square metres, or

A lot of between 300 and 500 square metres if specified in a schedule to this zone,and

The fence exceeds the maximum height specified in Clause 54.06-2.

A development must meet the requirements of Clause 54.

No permit required

No permit is required to:

Construct or carry out works normal to a dwelling.

Construct or extend an out-building (other than a garage or carport) on a lot providedthe gross floor area of the out-building does not exceed 10 square metres and themaximum building height is not more than 3 metres above ground level.

32.08-4 Construction and extension of two or more dwellings on a lot, dwellings oncommon property and residential buildings

Permit requirement

A permit is required to:

Construct a dwelling if there is at least one dwelling existing on the lot.

Construct two or more dwellings on a lot.

Extend a dwelling if there are two or more dwellings on the lot.

Construct or extend a dwelling if it is on common property.

Construct or extend a residential building.


The fence is associated with 2 or more dwellings on a lot or a residential building, and


A development must meet the requirements of Clause 55. This does not apply to adevelopment of five or more storeys, excluding a basement.

A permit is not required to construct one dependent person’s unit on a lot.

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Transitional provisions

Despite the amendments made to Clause 55 by Amendment VC100, Clause 55 does notapply to:

an application to construct or extend a development of four or more storeys madebefore the approval date of the planning scheme amendment that introduces thoseamendments into the planning scheme; and

an application under section 69 of the Act to extend a permit to construct or extend adevelopment of four or more storeys granted on or before the approval date ofAmendment VC100.

32.08-5 Requirements of Clause 54 and Clause 55

A schedule to this zone may specify the requirements of:

Standards A3, A5, A6, A10, A11, A17 and A20 of Clause 54 of this scheme.

Standards B6, B8, B9, B13, B17, B18, B28 and B32 of Clause 55 of this scheme.

If a requirement is not specified in a schedule to this zone, the requirement set out in therelevant standard of Clause 54 or Clause 55 applies.

32.08-6 Buildings and works associated with a Section 2 use

A permit is required to construct a building or construct or carry out works for a use inSection 2 of Clause 32.08-1.

32.08-7 Maximum building height requirement for a dwelling or residential building

The maximum height of a building used for the purpose of a dwelling or residentialbuilding must not exceed the building height specified in a schedule to this zone.

This does not apply to:

An extension of an existing building that exceeds the specified building height,provided that the extension does not exceed the existing building height.

A building which exceeds the specified building height for which a valid buildingpermit was in effect prior to the introduction of this provision.

If no building height is specified, the requirement set out in the relevant standard of Clause54 and Clause 55 applies.

32.08-8 Application requirements

An application must be accompanied by the following information, as appropriate:

For a residential development of four storeys or less, the neighbourhood and sitedescription and design response as required in Clause 54 and Clause 55.

For residential development of five or more storeys, an urban context report and designresponse as required in Clause 52.35.

For an application for subdivision, a site and context description and design response asrequired in Clause 56.

Plans drawn to scale and dimensioned which show:

Site shape, size, dimensions and orientation.

The siting and use of existing and proposed buildings.

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Adjacent buildings and uses.

The building form and scale.

Setbacks to property boundaries.

The likely effects, if any, on adjoining land, including noise levels, traffic, the hours ofdelivery and despatch of good and materials, hours of operation and light spill, solaraccess and glare.

Any other application requirements specified in a schedule to this zone.

If in the opinion of the responsible authority an application requirement is not relevant tothe evaluation of an application, the responsible authority may waive or reduce therequirement.

32.08-9 Exemption from notice and review

Subdivision

An application to subdivide land into lots each containing an existing dwelling or carparking space is exempt from the notice requirements of Section 52(1)(a), (b) and (d), thedecision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1)of the Act.

32.08-10 Decision guidelines

Before deciding on an application, in addition to the decision guidelines in Clause 65, theresponsible authority must consider, as appropriate:

General

The State Planning Policy Framework and the Local Planning Policy Framework,including the Municipal Strategic Statement and local planning policies.

The purpose of this zone.

Any other decision guidelines specified in a schedule to this zone.

Subdivision

The pattern of subdivision and its effect on the spacing of buildings.

For subdivision of land for residential development, the objectives and standards ofClause 56.

Dwellings and residential buildings

For the construction and extension of one dwelling on a lot, the objectives, standardsand decision guidelines of Clause 54.

For the construction and extension of two or more dwellings on a lot, dwellings oncommon property and residential buildings, the objectives, standards and decisionguidelines of Clause 55.

For a development of five or more storeys, excluding a basement, the DesignGuidelines for Higher Density Residential Development (Department of Sustainabilityand Environment 2004).

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Non-residential use and development

Whether the use or development is compatible with residential use.

Whether the use generally serves local community needs.

The scale and intensity of the use and development.

The design, height, setback and appearance of the proposed buildings and works.

The proposed landscaping.

The provision of car and bicycle parking and associated accessways.

Any proposed loading and refuse collection facilities.

The safety, efficiency and amenity effects of traffic to be generated by the proposal.

32.08-11 Advertising signs

Advertising sign requirements are at Clause 52.05. This zone is in Category 3.

Notes: Refer to the State Planning Policy Framework and the Local Planning Policy Framework,including the Municipal Strategic Statement, for strategies and policies which may affectthe use and development of land.

Check whether an overlay also applies to the land.

Other requirements may also apply. These can be found at Particular Provisions.

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ARARAT PLANNING SCHEME

GENERAL RESIDENTIAL ZONE – SCHEDULE 1 PAGE 1 OF 1

SCHEDULE 1 TO CLAUSE 32.08 GENERAL RESIDENTIAL ZONE

Shown on the planning scheme map as GRZ1

GENERAL RESIDENTIAL AREA

1.0 Permit requirement for the construction or extension of one dwelling on a lot

Is a permit required to construct or extend one dwelling on a lot of between 300 square metres and 500 square metres?

None specified

2.0 Requirements of Clause 54 and Clause 55

Standard Requirement

Minimum street

setback

A3 and B6 None specified

Site coverage A5 and B8 None specified

Permeability A6 and B9 None specified

Landscaping B13 None specified

Side and rear

setbacks


Walls on

boundaries


Private open

space

A17 None specified

B28 None specified

Front fence

height


3.0 Maximum building height requirement for a dwelling or residential building

None specified

4.0 Application requirements

None specified

5.0 Decision guidelines

None specified

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NEIGHBOURHOOD RESIDENTIAL ZONE PAGE 1 OF 8

32.09 NEIGHBOURHOOD RESIDENTIAL ZONE

Shown on the planning scheme map as NRZ with a number (if shown).

Purpose

To implement the State Planning Policy Framework and the Local Planning PolicyFramework, including the Municipal Strategic Statement and local planning policies.

To recognise areas of predominantly single and double storey residential development.

To limit opportunities for increased residential development.

To manage and ensure that development respects the identified neighbourhood character,heritage, environmental or landscape characteristics.

To implement neighbourhood character policy and adopted neighbourhood characterguidelines.

To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations.

32.09-1 Table of uses

Section 1 - Permit not required

Use Condition

Animal keeping (other than Animalboarding)


Bed and breakfast No more than 10 persons may beaccommodated away from their normalplace of residence.

At least 1 car parking space must beprovided for each 2 persons able to beaccommodated away from their normalplace of residence.

Dependent person’s unit Must be the only dependent person’s unit onthe lot.

Dwelling (other than Bed and breakfast)

Home occupation

Informal outdoor recreation

Medical centre The gross floor area of all buildings must notexceed 250 square metres.

Must be located in an existing building.



Minor utility installation

Place of worship The gross floor area of all buildings must notexceed 250 square metres.


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Use Condition


Railway

Residential aged care facility

Tramway

Any use listed in clause 62.01 Must meet the requirements of Clause62.01.

Section 2 - Permit required

Use Condition

Accommodation (other than Dependentperson’s unit, Dwelling and Residentialaged care facility)

Agriculture (other than Animal keeping,Animal training, Apiculture, Horsestables and Intensive animalhusbandry)

Animal keeping (other than Animalboarding) – if the Section 1 condition isnot met


Car park Must be used in conjunction with anotheruse in Section 1 or 2.

Car wash The site must adjoin, or have access to, aroad in a Road Zone.

Community market

Convenience restaurant The site must adjoin, or have access to, aroad in a Road Zone.

Convenience shop The leasable floor area must not exceed 80square metres.

Food and drink premises (other thanConvenience restaurant and Take awayfood premises)

Leisure and recreation (other thanInformal outdoor recreation and Motorracing track)

Place of assembly (other thanAmusement parlour, Carnival, Circus,Nightclub and Place of worship)

Plant nursery

Service station The site must either:

Adjoin a commercial zone or industrialzone.

Adjoin, or have access to, a road in aRoad Zone.

The site must not exceed either:

3000 square metres.

3600 square metres if it adjoins on twoboundaries a road in a Road Zone.


Use Condition

Store Must be in a building, not a dwelling, andused to store equipment, goods, or motorvehicles used in conjunction with theoccupation of a resident of a dwelling on thelot.

Take away food premises The site must adjoin, or have access to, aroad in a Road Zone.

Utility installation (other than Minorutility installation andTelecommunications facility)

Any other use not in Section 1 or 3

Section 3 – Prohibited

Use

Amusement parlour

Animal boarding

Animal training

Brothel

Cinema based entertainment facility

Horse stables

Industry (other than Car wash)

Intensive animal husbandry

Motor racing track

Nightclub

Office (other than Medical centre)

Retail premises (other than Community market, Convenience shop, Food and drinkpremises and Plant nursery)

Saleyard

Stone extraction

Transport terminal

Warehouse (other than Store)

32.09-2 Subdivision

Permit requirement

A permit is required to subdivide land.

A schedule to this zone may specify a minimum lot size to subdivide land. Each lot must beat least the area specified for the land, except where an application to subdivide land ismade to create lots each containing an existing dwelling or car parking space, where anapplication for the existing dwelling or car parking space was made or approved before theapproval date of the planning scheme amendment that introduced this clause 32.09 into theplanning scheme.

An application to subdivide land, other than an application to subdivide land into lots eachcontaining an existing dwelling or car parking space, must meet the requirements of Clause56 and:

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Must meet all of the objectives included in the clauses specified in the following table.

Should meet all of the standards included in the clauses specified in the following table.

Class of subdivision Objectives and standards to be met

60 or more lots All except Clause 56.03-5.

16 – 59 lots All except Clauses 56.03-1 to 56.03-3, 56.03-5, 56.06-1 and56.06-3.

3 – 15 lots All except Clauses 56.02-1, 56.03-1 to 56.03-4, 56.05-2,56.06-1, 56.06-3 and 56.06-6.

2 lots Clauses 56.03-5, 56.04-2, 56.04-3, 56.04-5, 56.06-8 to56.09-2.

32.09-3 Number of dwellings on a lot

The number of dwellings on a lot must not exceed the number specified in a schedule tothis zone. If no number is specified, the number of dwellings on a lot must not exceed two.


Clause 32.09-3 does not apply to an application to construct two or more dwellings on a lotmade before the approval date of the planning scheme amendment that introduced thisclause 32.09 into the planning scheme.

32.09-4 Construction and extension of one dwelling on a lot

Permit requirement

A permit is required to construct or extend one dwelling on:

A lot of less than 300 square metres.

A lot of less than the lot size specified in a schedule to this zone.


The fence is associated with one dwelling on:

A lot of less than 300 square metres, or

A lot of less than the lot size specified in a schedule to this zone, and



No permit required

No permit is required to:

Construct or carry out works normal to a dwelling.

Construct or extend an out-building (other than a garage or carport) on a lot providedthe gross floor area of the out-building does not exceed 10 square metres and themaximum building height is not more than 3 metres above ground level.

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32.09-5 Construction and extension of two or more dwellings on a lot, dwellings oncommon property and residential buildings

Permit requirement

A permit is required to:

Construct a dwelling if there is at least one dwelling existing on the lot.

Construct two or more dwellings on a lot.

Extend a dwelling if there are two or more dwellings on the lot.

Construct or extend a dwelling if it is on common property.

Construct or extend a residential building.


The fence is associated with 2 or more dwellings on a lot or a residential building, and



A permit is not required to construct one dependent person’s unit on a lot.


Despite the amendments made to Clause 55 by Amendment VC100, Clause 55 does notapply to:

an application to construct or extend a development of four or more storeys madebefore the approval date of the planning scheme amendment that introduces thoseamendments into the planning scheme; and

an application under section 69 of the Act to extend a permit to construct or extend adevelopment of four or more storeys granted on or before the approval date ofAmendment VC100.

32.09-6 Requirements of Clause 54 and Clause 55

A schedule to this zone may specify the requirements of:

Standards A3, A5, A6, A10, A11, A17 and A20 of Clause 54 of this scheme.

Standards B6, B8, B9, B13, B17, B18, B28 and B32 of Clause 55 of this scheme.

If a requirement is not specified in a schedule to this zone, the requirement set out in therelevant standard of Clause 54 or Clause 55 applies.

32.09-7 Buildings and works associated with a Section 2 use

A permit is required to construct a building or construct or carry out works for a use inSection 2 of Clause 32.09-1.

32.09-8 Maximum building height requirement for a dwelling or residential building

The maximum height of a building used for the purpose of a dwelling or residentialbuilding must not exceed the building height specified in a schedule to this zone. If no

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building height is specified, the height of a building must not exceed 8 metres unless theslope of the natural ground level at any cross section wider than 8 metres of the site of thebuilding is 2.5 degrees or more, in which case the height of the building must not exceed 9metres.

This does not apply to:

An extension of an existing building that exceeds the specified building height providedthat the extension does not exceed the existing building height.

An extension of an existing building or the construction of a new building that exceedsthe specified building height which does not exceed the height of immediately adjacentbuildings facing the same street.

The rebuilding of a lawful building or works which have been damaged or destroyed.

A building which exceeds the specified building height for which a valid buildingpermit was in effect prior to the introduction of this provision.


Clause 32.09-8 does not apply to an application to construct a dwelling or residentialbuilding made before the approval date of the planning scheme amendment that introducedthis clause 32.09 into the planning scheme. The requirements of clause 54 as they apply toclause 54.03-2 or of clause 55 as they apply to clause 55.03-2 as in force immediatelybefore the said approval date continue to apply.

32.09-9 Application requirements

An application must be accompanied by the following information, as appropriate:

For a residential development, the neighbourhood and site description and designresponse as required in Clause 54 and Clause 55.

For an application for subdivision, a site and context description and design response asrequired in Clause 56.

Plans drawn to scale and dimensioned which show:

Site shape, size, dimensions and orientation.

The siting and use of existing and proposed buildings.

Adjacent buildings and uses, including siting and dimensioned setbacks.

The building form and scale.

Setbacks to property boundaries.

The likely effects, if any, on adjoining land, including noise levels, traffic, the hours ofdelivery and despatch of good and materials, hours of operation and light spill, solaraccess and glare.

Any other application requirements specified in a schedule to this zone.

If in the opinion of the responsible authority an application requirement is not relevant tothe evaluation of an application, the responsible authority may waive or reduce therequirement.

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32.09-10 Exemption from notice and review

Subdivision

An application to subdivide land into lots each containing an existing dwelling or carparking space is exempt from the notice requirements of Section 52(1)(a), (b) and (d), thedecision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1)of the Act.

32.09-11 Decision guidelines

Before deciding on an application, in addition to the decision guidelines in Clause 65, theresponsible authority must consider, as appropriate:

General

The State Planning Policy Framework and the Local Planning Policy Framework,including the Municipal Strategic Statement and local planning policies.

The purpose of this zone.

Any other decision guidelines specified in a schedule to this zone.

Subdivision

The pattern of subdivision and its effect on the spacing of buildings.

For subdivision of land for residential development, the objectives and standards ofClause 56.

Dwellings and residential buildings

For the construction and extension of one dwelling on a lot, the objectives, standardsand decision guidelines of Clause 54.

For the construction and extension of two or more dwellings on a lot, dwellings oncommon property and residential buildings, the objectives, standards and decisionguidelines of Clause 55.

Non-residential use and development

In the local neighbourhood context:

Whether the use or development is compatible with residential use.

Whether the use generally serves local community needs.

The scale and intensity of the use and development.

The design, height, setback and appearance of the proposed buildings and works.

The proposed landscaping.

The provision of car and bicycle parking and associated accessways.

Any proposed loading and refuse collection facilities.

The safety, efficiency and amenity effects of traffic to be generated by the proposal.

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32.09-12 Advertising signs

Advertising sign requirements are at Clause 52.05. This zone is in Category 3.

Notes: Refer to the State Planning Policy Framework and the Local Planning Policy Framework,including the Municipal Strategic Statement, for strategies and policies which may affectthe use and development of land.

Check whether an overlay also applies to the land.

Other requirements may also apply. These can be found at Particular Provisions.

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NEIGHBOURHOOD RESIDENTIAL ZONE – SCHEDULE 1 PAGE 1 OF 2

SCHEDULE 1 TO CLAUSE 32.09 NEIGHBOURHOOD RESIDENTIAL ZONE

Shown on the planning scheme map as NRZ1

ARARAT TOWNSHIP

1.0 Minimum subdivision area

None specified


Requirement

Permit requirement for the

construction or extension of

one dwelling on a lot

500 square metres

Permit requirement to

construct or extend a front

fence within 3 metres of a

street on a lot

None specified



Minimum

street setback





Side and rear

setbacks


Walls on

boundaries


Private open

space

A17 None specified

B28 None specified

Front fence

height


4.0 Number of dwellings on a lot

The number of dwellings on a lot must not exceed 2


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8.0m


The following application requirements apply to an application for a permit under clause

32.09, in addition to those specified in clause 32.09 and elsewhere in the scheme:

Neighbourhood Character Assessment which details the existing built form, streetscape character, heritage and landscape values of the site.

When any lot is being created are less than 500m2, a subdivision must be accompanied by a development application or approved planning permit plans for the site for the

construction of dwellings


The following decision guidelines apply to an application for a permit under clause 32.09,

in addition to those specified in clause 32.09 and elsewhere in the scheme:

How the streetscape character and heritage features have been incorporated into the development.

The need to protect and enhance the neighbourhood character including the retention of heritage features, landscaping, vistas and the measures to minimise any negative

impact.

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SCHEDULE 2 TO CLAUSE 32.09 NEIGHBOURHOOD RESIDENTIAL ZONE

Shown on the planning scheme map as NRZ2

ARARAT HILLS

1.0 Minimum subdivision area

None specified


Requirement

Permit requirement for the

construction or extension of

one dwelling on a lot

500 square metres

Permit requirement to

construct or extend a front

fence within 3 metres of a

street on a lot

None specified



Minimum

street setback





Side and rear

setbacks


Walls on

boundaries


Private open

space

A17 None specified

B28 None specified

Front fence

height


4.0 Number of dwellings on a lot

The number of dwellings on a lot must not exceed 2


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8.0m


The following application requirements apply to an application for a permit under clause

32.09, in addition to those specified in clause 32.09 and elsewhere in the scheme:

Environmental Site Analysis which clearly identifies topography, drainage lines, waterways, bushfire hazard and vegetation.

Neighbourhood Character Assessment which details the existing built form, streetscape character, heritage and landscape values of the site.

When any lot is being created are less than 500m2, a subdivision must be accompanied by a development application or approved planning permit plans for the site for the

construction of dwellings


The following decision guidelines apply to an application for a permit under clause 32.09,

in addition to those specified in clause 32.09 and elsewhere in the scheme:

How the environmental character and features have been incorporated into the development.

The need to protect and enhance the neighbourhood character including the retention of heritage features, native vegetation, natural environments, vistas and the measures to

minimise any negative impact.

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MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.03 PAGE 1 OF 11

21.03 SETTLEMENT AND HOUSING

21.03-1 Townships

From the current population of about 11,250 (Council Plan 2009), Victoria in Future

forecasts that the population of the municipality will grow to about 12,200 persons in 2026.

The number of dwellings is forecast to grow from 4762 to 5297 at a rate of 21 dwellings

per annum. Much of this growth will be due to changing household structures, including a

reduction in the average size of households from 2.4 persons per dwelling in 2001 to 2.23

persons per dwelling in 2021. The above indicates the need to provide approximately 3.0

hectares of land per annum to accommodate residential needs to the year 2011. With a

reduction in household size and an ageing population, there is likely to be an increased

demand for a diverse range of dwellings including small houses such as one and two

bedroom units. It is envisaged that the majority of these new dwellings (70%) will be

located in the town of Ararat. It is also expected that Moyston and Pomonal will experience

significant growth.

The Ararat Rural Zone Review (2007) examines urban residential and rural residential

development throughout the municipality. It identifies preferred locations for urban

residential within and adjacent to Ararat, Willaura and Lake Bolac when reticulated sewer

is provided to that town. It also identifies preferred locations for rural residential

development adjacent to the townships of Pomonal, Lake Bolac and Moyston.

Opportunities are also identified to the north and east of Ararat.

The municipality retains a distinctive pattern of urban development based on separate

townships and settlements that have developed as a result of historical, locational and

environmental factors. There is the need to maintain a network of viable towns and

settlements, contain development within these areas, and to limit the impact of surrounding

agricultural activities on these settlements. It is also necessary to ensure that growth and

development is only supported where environmental, water quality and effluent treatment

management can be demonstrated.

Ararat will continue to accommodate most of the new residential development as people

prefer to enjoy convenient access to schools, health services, high quality shopping and

employment opportunities available in the town. There are opportunities in Ararat to

provide higher density housing on infill sites, high quality residential estates and rural

living development at the edges of the town.

Willaura is the municipality’s second largest settlement with infrastructure and services in

place capable of sustaining a significant population increase. Willaura is viewed as an

alternative housing and settlement location capable of supporting increased demand for

housing.

Objective 1 – Townships (General)

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

Strategies

Contain urban development within existing towns.

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

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

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

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

10/11/2011 C23 Proposed C33

10/11/2011 C23 Proposed C33



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

Control development in townships having regard to the environmental and physical sensitivities.

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

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

Assist in establishment of small business opportunities.

Support commercial opportunities in smaller townships.

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

Focus commercial activity around existing commercial centres in all towns.

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

Objective 2 – Townships (Ararat)

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

Strategies

Encourage appropriate medium density development in close proximity to Ararat’s town centre.

Identify and protect residential neighbourhoods with heritage and /or environmental constraints as area of minimal change.

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

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

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

Ensure that development around Greenhill Lake is sympathetic to the natural environment.

Objective 3 – Townships (Lake Bolac)

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

Strategies

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.

Objective 4 – Townships (Willaura)

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

Strategies



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

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

Objective 5 – Townships (Pomonal)

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

Grampians.

Strategies

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

Encourage residential development to the south of the town centre.

Objective 6 – Townships (Moyston)

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

Strategies

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

21.03-2 Rural Living

Considerable areas of land have been identified throughout the municipality for rural living

(rural residential) purposes. These areas include the fringe areas around Ararat, and at

Moyston and Pomonal. While the desire for rural living opportunities is likely to continue,

extensive areas of land are currently available for such purposes. Council recognises that

the amount of land devoted to rural living pursuits needs to be controlled. Land used for

rural living needs to be carefully managed in light of environmental constraints and

agricultural pursuits, particularly to ensure that agricultural land is not fragmented. Rural

living opportunities will be provided within the areas identified on the township plans and

will be discouraged outside those areas.

Objective 7 – Rural Living

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

Strategies

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

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

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

surrounding area.

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

Objective 8 – Rural Living

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

10/11/2011 C23



Strategies

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

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

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

productivity.

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

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

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

21.03-3 Infrastructure

The provision of infrastructure, particularly reticulated sewerage and land capability are the

most significant constraints on urban development. The majority of the towns in the

municipality are serviced by Grampians Wimmera Mallee 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 and

Willaura although Lake Bolac is currently being sewered. The reticulated sewerage

systems have the capacity to service projected industrial, commercial and residential

demand. 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, floodprone 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 municipality is heavily dependent on road transport as its primary means of transport

and travel. The Western Highway through Ararat is a principal road, linking state capital

cities and land use planning should take full account of this National Highway when

development occurs in its vicinity. The major future road issue is the potential for a truck

bypass at Ararat and the consequent effects. Air services in the municipality are available

at the Ararat Aerodrome, which is located 5 kilometres east of Ararat. The main rail line

between Melbourne and Adelaide runs through Ararat and fast train services are available

to Melbourne.

Objective 9 – Infrastructure

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

Strategies

Ensure that future development maximises the existing infrastructure and minimises further infrastructure costs.

Ensure that new urban residential areas have access to contemporary infrastructure services including reticulated utility services, constructed roads and convenient local

recreation spaces.

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

10/11/2011 C23



21.03-4 Implementation – Settlement and Housing

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

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

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

21.03-5 Further Strategic Work – Settlement and Housing

Prepare a ‘Rural Strategy’ inclusive of an audit of rural land, and a land capability and productivity analysis including the identification of land to be earmarked for farming as

a business, environmental protection, mixed use, rural living or

restructure/consolidation.

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

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

tourism potential.

Review the Ararat Residential Land Use Strategy 2005

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

Undertake a ‘Township Strategy’ for Pomonal reviewing the opportunities and merit for zoning land for business together with associated design controls to facilitate additional

commercial opportunities and review subdivision sizes in the Rural Living Zone.

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

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

Implement the new sewerage scheme at Lake Bolac.

Prepare restructure plans for Mininera and Maroona.

10/11/2011 C23

10/11/2011 C23



Ararat Framework Plan (outer city area)



Ararat Framework Plan (inner city area)



Lake Bolac Framework Plan



Willaura Framework Plan



Pomonal Framework Plan



Moyston Framework Plan

Ararat C33 32_08 ExhibtionArarat C33 32.08s ExhibitonArarat 33 C32_09 ExhibitionArarat C33 32.09s1 ExhibitionArarat C33 32.09s2 ExhibitionArarat 33 21_mss03_arat Exhibition

Documents

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