long term growth area - · 2016-03-16 · long term growth area background report 2016 [1]...

LONG TERM GROWTH AREA BACKGROUND REPORT 2016 [1]

warrnambool.vic.gov.au

LONG TERM GROWTH AREA BACKGROUND REPORT


Published by Warrnambool City Council, 25 Liebig Street, Warrnambool 3280 March 2016

Disclaimer

This publication may be of assistance to you but Warrnambool City Council and its employees do not guarantee that the publication is without flaw of any kind or is wholly appropriate for your particular purposes and therefore disclaims all liability for any error, loss or other consequence which may arise from you relying on any information in this publication.


CONTENTS

Introduction ........................................................................................................................................................................................................ 1

Purpose .............................................................................................................................................................................................................. 2

Planning Context ............................................................................................................................................................................................... 3

State Planning Policies ..................................................................................................................................................................................... 3

Local Planning Policies ..................................................................................................................................................................................... 4

Adopted Strategies, Plans and Studies............................................................................................................................................................. 5

Zoning .............................................................................................................................................................................................................. 9

Overlays ......................................................................................................................................................................................................... 10

Site Analysis .................................................................................................................................................................................................... 11

Regional context ............................................................................................................................................................................................. 11

Property ownership and surrounding land use ................................................................................................................................................ 12

Waterways and drainage ................................................................................................................................................................................ 13

Topography .................................................................................................................................................................................................... 14

Movement network ......................................................................................................................................................................................... 15

Native vegetation and cultural heritage ........................................................................................................................................................... 16

Infrastructure and services ............................................................................................................................................................................. 17

Recommendations / Next Steps ...................................................................................................................................................................... 18


INTRODUCTION

In 2013, Warrnambool City Council prepared a housing strategy to guide population growth within the City of Warrnambool to the year 2031. Warrnambool City is forecast to grow at 1.4% per annum over the next 16 years. By 2031, the City is expected to be home to over 44,000 people. Based on forecast growth and household sizes, approximately 225 new dwellings need to be constructed per year to meet demand. Most of these dwellings are projected to be constructed within growth areas.

Over the past 10 years, Council has been focused on planning for the City’s continued population growth. A recent audit of residential land supply confirmed that there is adequate zoned land to meet projected population growth until the year 2043 (approximately 28+ years land supply). This equates to an increase of over 25 years land supply within the past decade.

The Warrnambool City-Wide Housing Strategy 2013 identified that Council is now well positioned to commence planning the long term growth corridor in north-east Warrnambool without land supply pressures.

Warrnambool’s long term growth corridor is located between Wangoom Road to the north, Dales Road to the south, Aberline Road to the west, and Horne Road to the east. The growth corridor covers approximately 360 hectares of land. The northern boundary of the growth corridor abuts the municipal boundary of Moyne Shire. The corridor is positioned centrally to other key development sites identified in the Warrnambool Planning Scheme, being the Eastern Activity Precinct and the Horne Road Industrial Precinct. Refer to Figure 1 for a plan of the long term growth corridor area.

Study Area

Contours (5m)

Russell Creek

Existing Buildings

Existing Vegetation

Drawing Key

Figure 1: Long Term Growth Corridor - Study Area

Water Storage Ponds

Municipal Boundary

Horne Road Industrial Precinct

Eastern Activity Precinct


PURPOSE

The purpose of preparing a Structure Plan for Warrnambool’s long term growth corridor is to establish a land use planning and development framework that will be used by Council, the community, landowners and developers to guide future development within the corridor.

The Structure Plan will also establish a vision and overall layout for the growth corridor as well as objectives and guidelines required to guide changes in land use, open space, built form and the road network to achieve that vision.

This report provides an analysis of existing conditions and the relevant objectives contained in the planning policy framework and adopted Council policy affecting the growth corridor.

It is anticipated that the Structure Plan will be prepared in the four stages over a number of years. This report forms part of Stage 1 (Background and Planning Context). Figure 2 provides a guide on the steps in the preparation of the Structure Plan for Warrnambool’s long term growth area.

STAGE 1 - BACKGROUND AND PLANNING CONTEXT

Review of state and local planning policies, adopted strategies

and site analysis

STAGE 2 - TECHNICAL ASSESSMENTS

Undertake technical assessments (e.g. flora and fauna

assessments, heritage assessments, drainage analysis etc.)

STAGE 3 - FUTURE DEVELOPMENT OPTIONS

Identify future development options including extensive

landowners and stakeholder engagement

Establish a Vision for the Precinct

STAGE 4 - FINAL STRUCTURE PLAN & PRECINCT INFRASTRUCTURE

PLAN

Final draft Structure Plan and implementation strategy informed by

technical assessments and landowner engagement

Figure 2: Steps in the structure planning process (subject to detailed project brief)


PLANNING CONTEXT

State Planning Policies

Clause 11: Settlement

Clause 11 states that “planning is to anticipate and respond to the needs of existing and future communities through provision of zoned and serviced land for housing, employment, recreation and open space, commercial and community facilities and infrastructure”. The importance of planning for growth areas is highlighted, to ensure sufficient supply of urban land for a range of uses. The completion of structure planning will ensure orderly development within growth areas.

Clause 12: Environmental and landscape values

Clause 12 emphasises the importance of the protection and maintenance of sensitive environments. Biodiversity values, native vegetation and significant landscape values are aspects which are to be retained and enhanced through effective land use planning.

Clause 13: Environmental risks

Planning should adopt a best practice environmental management and risk management approach which aims to avoid or minimise environmental degradation and hazards. Planning should identify and manage the potential for the environment, and environmental changes, to impact upon the economic, environmental or social well-being of society.

Clause 14: Natural resource management

Planning is to assist in the conservation and wise use of natural resources including energy, water and land to support both environmental quality and sustainable development.

Clause 15: Built environment and heritage

In summary, Clause 15 emphasises the requirement for new urban environments to be safe and functional with a sense of place and cultural identity. Neighbourhoods created should protect the cultural identity of the wider area. Sustainably principles and innovative design should be evident in a neighbourhood structure, which reduces greenhouse gas emissions.

Clause 16: Housing

New urban environments should be planned to provide for housing diversity, affordability and long term sustainability, including walkability to activity centres, public transport, schools and open space. Essential services should be able to be readily accessed.

Clause 17: Economic development

Planning is to contribute to the economic well-being of communities by supporting and fostering economic growth and development by providing land, facilitating decisions, and resolving land use conflicts, so that each district may build on its strengths and achieve its economic potential.


Clause 18: Transport

Planning should provide an integrated and sustainable transport that provides access to social and economic opportunities, facilitates economic prosperity, contributes to environmental sustainability, coordinates reliable movements of people and goods, and is safe.

Clause 19: Infrastructure

Social and physical infrastructure should be provided in a way that is efficient, equitable, accessible and timely.

Planning is to recognise social needs by providing land for a range of accessible community resources, such as education, cultural, health and community support facilities.

Local Planning Policies

Council is currently reviewing the Warrnambool Planning Scheme to create a planning scheme that is streamlined, contemporary and reflects best practice industry standards.

New references to the long term growth area will be contained at Clause 21.02 and are proposed to include:-

Planning for growth areas

Warrnambool’s greenfield growth areas are identified on the Warrnambool Strategic Framework Plan at clause 21.01. [New]

The development of greenfield growth areas provides an opportunity to provide a variety of dwelling types with varying development densities. The use of smaller lot sizes and housing close to community services will be particularly appropriate for the ageing and student populations. Structure planning of these areas and the application of appropriate development controls will ensure that these areas

are developed in a sustainable manner and make a positive contribution to Warrnambool as a whole. Development contributions plans will also facilitate appropriate infrastructure provision in terms of roads, drainage, utilities and community infrastructure. [Clause 21.05-1]

Strategies include:-1.2 Support increased residential densities in greenfield

growth areas within close proximity to existing and/or planned transport

corridors, activity centres and open space. [Warrnambool City-Wide Housing

Strategy]

1.3 Ensure new residential neighbourhoods provide a mix of housing suited to the needs of a diverse range of household types. [Warrnambool City-Wide Housing Strategy]

Implementation of the above strategies is provided for in ‘future strategic work’ to ‘Prepare a Structure Plan to guide development within the long term growth area (land East of Aberline Road)’.

Existing references to the ‘North East Corridor’ contained at Clause 21.05 are proposed to be included at Clause 21.02 of the revised planning scheme. Clause 21.05 currently states that:

The area north of Dales Road is included as part of the 15 year land supply and is in close proximity to the Eastern Activity Precinct and the recreation reserve on Aberline Road…

It will be important to set a strategic direction for the area through a structure plan to establish the composition and framework for future residential use and provide direction for establishing local community services such as child care, shops and small service businesses…

A relevant strategy for the growth corridor is to:

Encourage higher residential densities … and incorporate water sensitive urban design treatments within subdivisions and streetscapes.


Other actions at Clause 21.05 (Housing) include:

North East Corridor

Support opportunities for the provision of education and community

facilities, rationalisation of existing facilities or the utilisation of

combined facilities.

Retain a portion of Russell Creek frontage as a public reserve.

Generally support the land use directions of the Horne Road

Framework Plan contain in the Industrial Land Review, 2010.

Adopted Strategies, Plans and Studies

The following documents relate to the East of Aberline Growth Area and are included as reference documents at Clause 21.10 of the Warrnambool Planning Scheme;

Warrnambool Council Plan 2013 to 2017

The Council Plan recognises the importance of planning for growth and the need to anticipate the needs of the future while ensuring we maintain the quality of life for existing residents.

The Plan also recognises the need to provide infrastructure to accommodate projected population growth.

The Plan identifies a number of key priorities including climate change, protecting our waterways and conserving and encouraging biodiversity. Specifically, the Plan includes the following strategies of relevance to this growth corridor:

Create natural and open space environments in Warrnambool (Strategic Indicator 2.04).

Invest in planning and infrastructure for growth areas (Strategic Indicator 4.02).

Health and Wellbeing Plan 2013 - 2017

The Health and Wellbeing Plan recognises that education, employment, income, housing affordability, crime, access to transport, health behaviours and chronic disease are challenges for the City.

The Plan aims to ensure there are increased opportunities for people to participate in active travel, sport and active recreation.

The provision of safe, inclusive, accessible and well used places and spaces which encourage physical activity are of critical importance to this growth corridor.

Warrnambool Land Use Strategy 2004

The Warrnambool Land Use Strategy aims to provide guidance on Warrnambool’s future land-use and development needs to 2024.

The ‘North East Warrnambool’ greenfield growth area is identified as accommodating residential expansion. In particular the area between Mortlake Road and Aberline Road is termed as the ‘North East Corridor’ with a potential yield of 700 residential lots to meet demand to 2019. Land immediately east, which forms the study area, was identified as a ‘Future Corridor Extension’.

The Land Use Strategy has been superseded with the preparation of the City-Wide Housing Strategy (2013), the Warrnambool Industrial Land Use Review (2010), and the Warrnambool Retail Strategy (2007).


City Wide Housing Strategy 2013

In 2013, Warrnambool City Council prepared a housing strategy to guide population growth within the City of Warrnambool to the year 2031.

The Strategy refers to Clause 21.05-1 (Housing overview) which ‘nominated greenfield areas provide an opportunity to develop a variety of dwelling types with varying development densities.

The Strategy identifies that:

Structure planning of land east of Aberline Road is expected to be undertaken over a 1-4 year timeframe.

The growth corridor is likely to contain a mixture of uses (residential and industrial).

Structure planning should encourage 12 dwellings per net developable hectare and 15+ in close proximity to future transport corridors, open space and community facilities.

Future development will require adequate levels of infrastructure and social services- in-turn additional demand for water, energy, transport and utility infrastructure.

Warrnambool Industrial Land Use Review, 2010

The Industrial Land Use Review recommended the creation of a new industrial precinct (Horne Road Industrial Precinct) to ensure the City continues to have adequate industrial land supply (Horne Road Framework Plan).

The Horne Road Industrial Precinct (approximately 64 hectares in area) was rezoned in 2012. The Industrial Land Use Review also supports the rezoning of a further 43 hectares of land to the north and east of the precinct on a stage-by-stage basis depending on demand.

The Horne Road Framework Plan incorporates the following objectives relevant to this growth corridor:

Provision of a linear open space network incorporating the Russell’s Creek and rail reserve that connects to the existing open space network and Deakin University to the south.

Utilise Horne Road as the main employment spine rather than the Princes Highway.

Utilise natural features and infrastructure such as Russell’s Creek, water storage ponds and ridgelines as a means for land use change and transition.

Extend residential growth in an easterly direction over Aberline Road (towards Horne Road) in order for new areas to benefit from integration with and proximity to established neighbourhoods, infrastructure, open space and Russell Creek.

Extend Whites Road in order to integrate with the existing road network.

Identify areas of mixed use between residential and other land uses (such as employment and retail), as a means of providing for land use flexibility, and the creation of transitions and synergies between land uses.

Provide opportunity for a gateway/ activity node at the intersection of Horne Road and Whites Road, to anchor the northern end of Horne Road, and facilitate the integration of employment and residential uses on either side of this spine.

Warrnambool Retail Strategy, 2007

Warrnambool has an extensive activity centre network consisting of the following centres:

Warrnambool City Centre (Principal Activity Centre), with a primary retail role and anchored by stores such as a department store and discount department stores.


Eastern Activity Precinct (Major Activity Centre) including Gateway Plaza and other retail, with a secondary retail role.

Neighbourhood Centres - Northpoint Village and Dennington, where the highest-order retail attractor is a supermarket.

Convenience Centres are proposed at Allansford and Merri River North growth area, where there are no major retail stores (including supermarkets).

Convenience Nodes - Existing isolated convenience stores (e.g. milk bars) and future retail nodes ancillary to tourism developments.

Eastern Activity Precinct Structure Plan, 2004

The Eastern Activity Precinct is a major activity centre in Warrnambool, comprising several key developments that are unified by the Princes Highway (Raglan Parade). The Eastern Activity Precinct contains several sub-precincts: a regional bulky goods cluster, the Flying Horse Inn mixed use development, and Gateway Plaza and Environs, which is the secondary retail centre in the City, providing a range of weekly and discretionary goods to east Warrnambool and surrounding districts.

New investment is encouraged in the Eastern Activity Precinct to deliver an expanded range of complementary roles and services that reinforce its role as a major activity centre but in a manner which supports the City Centre. The structure plan is currently under review.

Community Services and Infrastructure Plan, 2013

The Community Services and Infrastructure Plan identifies community service needs to the year 2026.

For the purposes identifying community service needs, the City was divided into nine planning areas. The growth corridor is located within the ‘North - East' planning area. The Plan identifies that a new neighbourhood centre will be required within the growth corridor to provide the following services:

2 Four Year Old Kindergarten Facility 30 Three Year Old Kindergarten Places 10 Occasional Child Care Places 124.5 Long Day Care Places 1 EFT Maternal and Child Health Nurse 4 Play Groups 125.5 Outside School Hours Care Centre Places 0.5 Youth Facilities (co-located) 0.5 Neighbourhood House Spaces 0.5 Community Art Space 0.5 Multi-purpose Community Centre (small) 2 Community Meeting Spaces (small) 1 Community Meeting Spaces (small to medium) 0.5 Community Meeting Spaces (medium) 0.5 Community Meeting Spaces (large) 0.5 Government Primary Schools 7.5 EFT Office Accommodating for Community Services

Administration and Coordination staff.

Open Space Strategy, 2014

There are 209 open spaces in Warrnambool, including a number of regional significance. Lake Pertobe and the Warrnambool Foreshore are key recreational spaces that also offer substantial tourism and environmental benefits to the City.


Whilst overall provision of open space in Warrnambool is good, there are some areas where residents do not have access to open space within walking distance of home. Connectivity between open spaces and access to off-road trails are also key areas to be improved.

The Open Space Strategy identifies the need to provide a linear open space network incorporating the Russell’s Creek and rail reserve that connects to the existing open space network and Deakin University to the south.

The Strategy also recognises the importance of the Francis Tozer Reserve located on Wangoom Road as an important example of remnant native grassland that should be preserved as a community education resource.

Sustainable Transport Strategy 2010-2020

The Sustainable Transport Strategy contains a number of objectives relevant to this growth corridor. These include:

Integrate sustainable transport principles into all Council policy, planning, programs and activities.

Maintain, appropriately upgrade, and extend existing physical infrastructure that supports the use of active transport modes.

Improve connectivity and safety of existing pedestrian and cycling routes to foster increased use of active transport modes.

Promote the use of active transport and public transport to residents and visitors of Warrnambool.

Demonstrate leadership and advocacy in the field of sustainable transport.

Environmental Sustainability Strategy 2008 - 2013

The Environmental Sustainability Strategy acknowledges that new growth areas should to incorporate best practice sustainable practices into the built and natural environment.

The Strategy also acknowledges that public open space areas will become increasingly important in a time of climate change.

Warrnambool Affordable Housing Policy, 2012

Council’s Affordable Housing Policy seeks to achieve affordable housing through the provision of a diversity of housing types, lot sizes and quality residential environments in all residential development.

The Affordable Housing Policy recognises that the provision of social housing is an emerging issue that needs to be considered in future growth area planning.


Zoning

Land within the growth corridor is currently zoned Farming. The Wannon Water water storage ponds located in the south-east corner of the growth corridor are zoned Public Use Zone (PUZ1).

Land immediately west and south-west of the growth corridor is zoned General Residential Zone. Land within the Horne Road Industrial Precinct is zoned Industrial 3 (INZ3). Aberline Road, Wangoom Road, and Horne Road are zoned Road Zone (RDZ2).

Land immediately north of the growth corridor is zoned Farming under the Moyne Planning Scheme which has a minimum lot size of 40 hectares for subdivision and the construction of a dwelling.

Refer to Figure 3 for a map of planning zones within the growth corridor.

The growth corridor will need to be rezoned to enable future urban / residential development.

It is recommended that a requirement to prepare a Structure Plan to guide development within the growth corridor be included within the Warrnambool Planning Scheme.

Figure 3: Planning zones

Horne Road

Industrial Precinct


Study Area

Drawing Key

Farming Zone

Residential Zone

Industrial Zone

Public Use Zone

Road Zone


Overlays

No planning overlays affect the study area.

Two Development Plan Overlays (DPO1 and DPO7) apply to residentially zoned land to the west and south-west of the growth corridor. These overlays ensure development is consistent with adopted Structure Plans in the ‘North East Warrnambool’ Growth Area.

Development Plan Overlay 11 (DPO11) applies to land within the Horne Road Industrial Precinct to guide the development of the precinct.

Refer to Figure 4 for a map of planning overlays within close proximity to the growth corridor.

Figure 4: Planning overlays

Horne Road

Industrial Precinct

Eastern Activity Precinct Study Area

Drawing Key

Development Plan Overlay


SITE ANALYSIS

Regional context

Warrnambool City is Victoria’s largest coastal regional city and is the fastest growing economy and population centre in south-western Victoria.

The City is bound by Moyne Shire in the north, east and west and the Southern Ocean in the south, and is approximately 260 kilometres west of Melbourne. According to the Australian Bureau of Statistics (ABS), the estimated resident population of Warrnambool, including Dennington (state suburb geographic areas) was 32,878 people as at June 2012. By 2031, it is projected that the population of Warrnambool will be approximately 44,836 people (Forecast .id, 2012).

The City is projected to accommodate approximately 50% of the Great South Coast Region’s resident population growth over the next 10-15 years. The type of population growth will also change, with trends to an ageing population and smaller household sizes, as is occurring throughout most of the State.

The long term growth corridor is one of six identified growth areas to be developed for residential / community purposes. The corridor is positioned central to other key development sites identified in the Warrnambool Planning Scheme, being the Eastern Activity Precinct and the Horne Road Industrial Precinct.

Figure 5: Warrnambool growth areas

Horne Road Industrial

Precinct

Eastern Activity

Precinct

Coastal Hopkins

River Growth Area

North of the Merri

Growth Area

North East

Growth Area

North Dennington

Growth Area

South Dennington

Growth Area

BUSHFIELD /

WOODFORD

Warrnambool

CBD

Long Term Growth Corridor


Property ownership

The study area consists of twenty-five parcels. Lot sizes within the study area range from 4,000 square meters to 50 hectares in area. The average lot size within the growth area is approximately 14 hectares in area. Tozer Memorial Reserve is located central to the study area and is owned by the Minister for Education.

Property Land Area (hectares)

1 1.2

2 1.2

3 0.4

4 34.7

5 44.1

6 19.6

7 50.6

8 27.5

9 1.5

10 14.5

11 16.7

12 16.0

13 1.9

14 22.0

15 1.9

16 23.8

17 20.6

18 0.8

19 5.9

20 2.8

21 2.0

22 5.9

23 14.1

24 6.1

25 23.8

Total 359.60



Figure 6: Property ownership

Study Area

Drawing Key

Parcels


Waterways and drainage

The study area is within the Glenelg Hopkins Catchment. The primary waterway in the study area is Russells Creek which is an integral part of the catchment and drainage corridor. Smaller ‘local catchments’ are evident on the site and reflect the undulating topography.

The extent of flooding and drainage requirements are un-known and further assessments will need to be undertaken to inform the preparation of the Structure Plan. The Structure Plan should provide that encumbered land be set-aside as a municipal drainage reserve and passive recreation purposes.

It is recommended that modelling be undertaken within the Russell’s Creek corridor to identify land affected by a 1 in 100 year storm event.

It is also recommended that drainage requirements be investigated to establish drainage catchment areas and associated infrastructure requirements (to inform preparation of Structure Plan and Development Contribution Plan).

Structure planning will also need to ensure that stormwater run-off is appropriately managed to improve the health of waterways.

Horne Road

Industrial Precinct


Figure 7: Waterways

Study Area

Drawing Key

Russell’s Creek


Topography

The landform in the study area generally falls toward Russell’s Creek. Slope is steeper in the northern parts of the study area with a fall in ground height of 20 metres over 1,200 metres (1:60) compared with the southern parts with a 10 metres fall over the same distance (1:120). Cross-fall (east to west) is minimal.

The landform does not present any difficulties in developing the area however, the slope of land will influence drainage and sewerage and road network delivery.



Figure 8: Topography

Study Area

Drawing Key

Contours


Movement network

The Princes Highway and Hopkins Highway are the main roads into and out of Warrnambool. The growth corridor is readily accessed from both highways via Wangoom Road and Aberline Road to the north, Whites Road and Moore Street from the west and Gateway Road and Horne Road from the south.

Boiling Down Road is currently a sealed single lane road that dissects the study area. Dales Road runs along the southern boundary of the site and is currently un-made. Horne Road has been recently upgraded to accommodate traffic associated with the new Industrial precinct.

It is recommended that a traffic assessment be undertaken to guide the preparation of the Structure Plan and Development Contribution Plan. The traffic assessment should established a movement network (including connector roads, key local roads, and pedestrian / bicycle connections) and provide guidance on infrastructure requirements / upgrades.

Figure 9: Movement network



Study Area

Drawing Key

Connector Road

Existing Four Way

Intersection

Key Local Road

To Princes Highway To Princes Highway

To

Ho

pk

ins

Hig

hw

ay


Native vegetation and cultural heritage

The Aboriginal Heritage Act 2006 provides for the protection of Aboriginal cultural heritage in Victoria with particular uses and development on land triggering the need for a Cultural Heritage Management Plan under the Regulations if the land is identified as being of significance.

In this instance the heritage significance is guided by Regulation 23 that states “a waterway or land within 200m of a waterway is an area of cultural heritage sensitivity” (area coloured blue in Figure 10). A Cultural Heritage Management Plan would be required for ‘high impact activities’ i.e. multi-lot subdivision within these areas.

The area may contain a number of places of post contact / European heritage significance (e.g. original homesteads, dwellings and outbuildings). Council is aware that there is an original sandstone dwelling located off Aberline Road that warrants further investigation regarding potential heritage significance.

The Tozer Memorial reserve contains the most significant amount of native vegetation in the area, although remnant vegetation has been recorded elsewhere within the study areas and along roadsides to the north. The Tozer Memorial reserve also provides the key landscape feature of the site, particularly being elongated and following the slope.

It is recommended that a flora and fauna assessment be undertaken and a landscape and view shed analysis to inform the preparation of the Structure Plan. It is also recommended that an Aboriginal cultural heritage / post contact heritage assessment be undertaken for the whole study area.

Horne Road

Industrial Precinct


Figure 10: Native vegetation and areas of cultural heritage sensitivity

Study Area

Drawing Key

Native vegetation

Area of cultural sensitivity

Sandstone dwelling

Former sandstone

dwelling


Infrastructure and services

Water and sewerage

There are existing water supply mains installed along Dales Road and Aberline Road. Water mains will soon be installed along Horne Road to service the new industrial precinct. The location of the growth corridor to the Wannon Water water storage ponds warrants investigation of roof water harvesting opportunism within the growth corridor. There are existing sewerage mains servicing residential areas to the west and south-west of the growth corridor. No sewerage mains currently extend into the growth corridor.

Telecommunication

The area has access to telecommunication infrastructure. A ‘National Broadband Network’ telecommunications tower was recently constructed near the Wannon Water water storage ponds on Horne Road.

Community services

The Warrnambool Community Services and Infrastructure Plan (2013) sets out the future demand for community services and infrastructure across Warrnambool. Structure planning will need to ensure future residential have access to a range of appropriately designed and located community services and facilities.

It is recommended that an infrastructure / servicing plan be prepared to identify water, sewerage, drainage, and community services requirements to inform the preparation of the Structure Plan.



Study Area

Drawing Key

Water

Figure 11: Infrastructure and services

NBN tower

NBN tower

Sewer


RECOMMENDATIONS / NEXT STEPS

RECOMMENDATION TIMING – subject to Council Budget Allocation

STATUS

Amend the Warrnambool Planning Scheme to include a reference to the need to prepare a Structure Plan to guide development within the long term growth corridor.

Immediate

Implementation underway as part of the planning scheme rewrite project. Proposed to be included in Clause 21.02 (Warrnambool Planning Scheme Amendment C93)

Undertake flood modelling within the Russell’s Creek corridor to identify land affected by a 1 in 100 year storm event.

2016/2017 Financial Year (prior to commencement of Structure Plan)

TBC

Investigate drainage requirements to establish drainage catchment areas and associated infrastructure requirements.


TBC

Undertake a flora and fauna assessment to identify significance biodiversity assets.

Undertake a landscape and view shed analysis.


TBC

Undertake an Aboriginal cultural heritage / post contact heritage assessment to identify significant sites / places that require management / protection.


TBC

Prepare an Infrastructure / Servicing Assessment to identify water, sewerage, and drainage requirements (including opportunities for roof water harvesting).

2018/2019 Financial Year in conjunction with preparation of Structure Plan

TBC

Prepare a Traffic Assessment to establish a movement network (including connector roads, key local roads, and pedestrian / bicycle connections) and provide guidance on infrastructure requirements / upgrades.

2018/2019 Financial Year in conjunction with preparation of Structure Plan

TBC

Commence preparation of Growth Area Structure Plan. 2018/2019 Financial Year TBC


RECOMMENDATION TIMING – subject to Council Budget Allocation

STATUS

Commence preparation of Development Contribution Plan / Infrastructure Contribution Plan.

2018/2019 Financial Year (once draft Structure Plan has been prepared)

TBC

long term growth area - · 2016-03-16 · long term growth area background report 2016 [1]...

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