THE GREAT OCEAN ROAD REGION LANDSCAPE ASSESSMENT STUDY

[n. urban strategy planners]

FOR THE DEPARTMENT OF SUSTAINABILITY AND ENVIRONMENT | SEPTEMBER 2003

PRECINCT PACKAGEPRECINCT 5.1 | LAKES AND SALTMARSHES

5.15.15.15.15.15.15.15.11.21.21.21.21.21.21.21.2

Jan JucJan JucJan JucJan JucJan JucJan JucJan JucJan Juc

TorquayTorquayTorquayTorquayTorquayTorquayTorquayTorquay

BreamleaBreamleaBreamleaBreamleaBreamleaBreamleaBreamleaBreamlea

5.11.2

Jan Juc

Torquay

Breamlea

0 10 20

Kilometres

4.44.44.44.44.44.44.44.4

1.51.51.51.51.51.51.51.5

1.61.61.61.61.61.61.61.6

3.13.13.13.13.13.13.13.1

2.12.12.12.12.12.12.12.1

2.22.22.22.22.22.22.22.2

1.11.11.11.11.11.11.11.1

2.42.42.42.42.42.42.42.4

2.62.62.62.62.62.62.62.6

2.52.52.52.52.52.52.52.5

4.24.24.24.24.24.24.24.2

2.32.32.32.32.32.32.32.3

3.23.23.23.23.23.23.23.2

1.41.41.41.41.41.41.41.4 5.15.15.15.15.15.15.15.1

4.44.44.44.44.44.44.44.4

4.44.44.44.44.44.44.44.4

4.34.34.34.34.34.34.34.3

5.25.25.25.25.25.25.25.2

2.52.52.52.52.52.52.52.5

4.14.14.14.14.14.14.14.1

1.21.21.21.21.21.21.21.2

1.31.31.31.31.31.31.31.3WarrnamboolWarrnamboolWarrnamboolWarrnamboolWarrnamboolWarrnamboolWarrnamboolWarrnamboolDeans MarshDeans MarshDeans MarshDeans MarshDeans MarshDeans MarshDeans MarshDeans Marsh

Barwon DownsBarwon DownsBarwon DownsBarwon DownsBarwon DownsBarwon DownsBarwon DownsBarwon Downs

GellibrandGellibrandGellibrandGellibrandGellibrandGellibrandGellibrandGellibrand

Beech ForestBeech ForestBeech ForestBeech ForestBeech ForestBeech ForestBeech ForestBeech Forest

Lavers HillLavers HillLavers HillLavers HillLavers HillLavers HillLavers HillLavers Hill

Kennett RiverKennett RiverKennett RiverKennett RiverKennett RiverKennett RiverKennett RiverKennett River

PrincetownPrincetownPrincetownPrincetownPrincetownPrincetownPrincetownPrincetown

Skenes CreekSkenes CreekSkenes CreekSkenes CreekSkenes CreekSkenes CreekSkenes CreekSkenes Creek

Hordern ValeHordern ValeHordern ValeHordern ValeHordern ValeHordern ValeHordern ValeHordern Vale MarengoMarengoMarengoMarengoMarengoMarengoMarengoMarengo

Apollo BayApollo BayApollo BayApollo BayApollo BayApollo BayApollo BayApollo Bay

ColacColacColacColacColacColacColacColac

ForrestForrestForrestForrestForrestForrestForrestForrest

WinchelseaWinchelseaWinchelseaWinchelseaWinchelseaWinchelseaWinchelseaWinchelsea

Port CampbellPort CampbellPort CampbellPort CampbellPort CampbellPort CampbellPort CampbellPort Campbell

PeterboroughPeterboroughPeterboroughPeterboroughPeterboroughPeterboroughPeterboroughPeterborough

TerangTerangTerangTerangTerangTerangTerangTerang CamperdownCamperdownCamperdownCamperdownCamperdownCamperdownCamperdownCamperdown

CobdenCobdenCobdenCobdenCobdenCobdenCobdenCobden

TimboonTimboonTimboonTimboonTimboonTimboonTimboonTimboonSimpsonSimpsonSimpsonSimpsonSimpsonSimpsonSimpsonSimpson

Aireys InletAireys InletAireys InletAireys InletAireys InletAireys InletAireys InletAireys Inlet

AngleseaAngleseaAngleseaAngleseaAngleseaAngleseaAngleseaAnglesea

Jan JucJan JucJan JucJan JucJan JucJan JucJan JucJan Juc

TorquayTorquayTorquayTorquayTorquayTorquayTorquayTorquay

BreamleaBreamleaBreamleaBreamleaBreamleaBreamleaBreamleaBreamlea

FairhavenFairhavenFairhavenFairhavenFairhavenFairhavenFairhavenFairhaven

LorneLorneLorneLorneLorneLorneLorneLorne

BirregurraBirregurraBirregurraBirregurraBirregurraBirregurraBirregurraBirregurra

4.4

1.5

1.6

3.1

2.1

2.2

1.1

2.4

2.6

2.5

4.2

2.3

3.2

1.4 5.1

4.4

4.4

4.3

5.2

2.5

4.1

1.2

1.3Warrnambool

Deans Marsh

Barwon Downs

Gellibrand

Beech Forest

Lavers Hill

Kennett River

Princetown

Skenes Creek

Hordern Vale Marengo

Apollo Bay

Colac

Forrest

Winchelsea

Port Campbell

Peterborough

Terang Camperdown

Cobden

Timboon

Simpson

Aireys Inlet

Anglesea

Jan Juc

Torquay

Breamlea

Fairhaven

Lorne

Birregurra

This Precinct

1.1 - 1.6 Western Plains, Cones and Lakes

5.1 - 5.2 Localised Flatlands

4.1 - 4.4 Otway Forests and Coast

2.1 - 2.6 Otway Foothills, Valleys and Uplands

3.1 - 3.2 Western Coastal Cliffs

Legend

Landscape Character Types and Precincts

Princes Highway (Northern Study Boundary)

Great Ocean Road

Municipal boundary

LOCALITY MAPPRECINCT 5.1 | LAKES AND SALTMARSHES

1

PRECINCT DESCRIPTIONPrecinct 5.1 is a lonely expanse of flat, open land set behind coastal dune systems.Much of the area is marshy or subject to seasonal inundation, and the rest isgrassland with few trees. Coastal vegetation covers the banks of the dunes,which cut the area off from views of the sea. There are very few buildings inthe precinct, but it is traversed by stretches of long, straight road.

DISTINCTIVE QUALITIESThe Localised Flatlands landscape character type consists of flat, predominantlyopen and isolated areas associated with the lakes and saltmarshes behindBreamlea and the Aire River estuary.

Within this landscape character type, precinct 5.1 isdistinctive for its open expanse of flat, marshy land,set behind a dune system. The absence ofdevelopment and the sense of isolation, in a locationso close to townships and settlements, are a particularfeature of the landscape character of the precinct.

A full explanation of the level of significance attributed to the landscapecharacter is contained in the Regional Toolkit.

PRECINCT QUALITIES AND OBJECTIVESPRECINCT 5.1 | LAKES AND SALTMARSHES

2

KEY CHARACTERISTICS– Sense of isolation

– Flat, marshy land

– Dunes

– Long, straight roads

– Containment of built form to township

FUTURE DIRECTIONSPresently, built form is contained to the township of Breamlea, and this shouldcontinue. The precinct should remain free of any evidence of commercialisationthat flourishes in nearby coastal towns.

LANDSCAPE OBJECTIVES– To retain existing vegetation, particularly that which is indigenous

to the local area.

– To retain the sense of isolation and removal from nearby tourist routes and towns.

– To prevent development in the flat, low land areas.

– To ensure that development is largely confined to existing townships, and in other areas is not highly visible.

– To protect the open outlook from road corridors through the precinct.

3

LANDSCAPE ELEMENT OBJECTIVE DESIGN RESPONSE AVOID

VEGETATION To retain existing vegetation, particularlythat which is indigenous to the local area.

Retain existing indigenous vegetation and provide for the planting of new indigenous vegetationwherever possible.

Loss of indigenous vegetation.

INFRASTRUCTURE To retain the sense of isolation and removalfrom nearby tourist routes and towns.

Locate and screen large buildings and structures (eg very large sheds, high tension transmission linesand associated cleared easements etc) to minimisetheir visibility from Category 1 Roads and key viewinglocations.

Prepare a landscape plan utilising appropriate speciesand demonstrating how the affected area will beremediated after the development.

Avoid brightly coloured signage and infrastructure.

Signage clutter.

Visually dominant infrastructure.

SITING

TOWNSHIPS AND SETTLEMENTS

To prevent development in the flat, lowland areas.

To ensure that development is largelyconfined to existing townships, and inother areas is not highly visible.

Keep the flat, low land areas clear of developmentwherever possible.

Where it cannot be avoided, locate developmentoutside townships sparsely, siting buildings andstructures to avoid the loss of existing vegetation,

Locate signage away from entrances and exits to townships wherever possible.

Development on the flat, lowland areas.

Visually dominant development.

Ribbon development.

FORM AND FINISHES To protect the open outlook from mainroad corridors through the precinct.

Set development back substantial distances fromBlackgate Road and other Category 1 Roads.

Use simple building details.

Utilise colours and finishes that complement thoseoccurring naturally in the local area.

Visually dominant building forms.

Loss of openness.

PRECINCT DEVELOPMENT PRINCIPLESPRECINCT 5.1 | LAKES AND SALTMARSHES

4

ABOVE | Flat salt marshes and long straight roads

EDGESThe following ‘landscape edges’ exist within the precinct:

– The edge created by roads through the precinct, and development adjacent to these edges

– The interface of the flatlands of the precinct with adjacent landscape types

– Interface of dunes with flatlands behind

– Coastal edge

CORRIDORSThe following, taken from field survey notes, is a sequence description of thejourney from outside Torquay travelling into the precinct on the Surf CoastHighway:

… Large expanse of new and large residential development on eastern edge of Torquay - leads into farm land that is relatively flat and open - salt marsh is lower lying and surrounded by nearby sand dunes - farming land to north…

ABOVE | Housing nestled at the back of the coastal dunes

PRECINCT LANDSCAPE ELEMENTSPRECINCT 5.1 | LAKES AND SALTMARSHES

5

THE GREAT OCEAN ROAD REGION LANDSCAPE ASSESSMENT STUDY

FOR THE DEPARTMENT OF SUSTAINABILITY AND ENVIRONMENT | SEPTEMBER 2003

PRECINCT ANALYSISPRECINCT 5.1 | LAKES AND SALTMARSHES

[n. urban strategy planners]

TORQUAY

SATELLITE PHOTOThe satellite photo reveals a mostly dry and flat landscapewith a dense vegetation cover behind the dunes of thecoast line. There are strips of vegetation along fencelines and roadways, and a corridor of vegetation alongArmstrong Creek.

PRECINCT ANALYSIS MAPSPRECINCT 5.1 | LAKES AND SALTMARSHES

8

CONTOUR MAPThe contour map highlights the flat landscape of theprecinct with steeper topography indicating the coastal dunes.

TORQUAY

9

ECOLOGICAL VEGETATION CLASSESThe Ecological Vegetation Classes map shows a majorityof the precinct as private land with no tree cover. At the coastline Coastal Dune Scrub Mosaic classesare dominant, graduating to Coastal Saltmarsh classesfurther inland. Throughout the precinct there are dotsof Grassy Woodlands and Plains Grassland classes.There is one stream with Floodplain Riparian Woodlandvegetation classes.

Vegetation Classes

Aquatic HerblandAquatic Herbland/Plains Sedgy Wetland MosaicBird Colony ShrublandCalcarenite Dune WoodlandCane Grass-Lignum Halophyllic HerblandCinder Cone WoodlandClay HeathlandCleared Severely DisturbedCoast Gully ThicketCoastal Dune ScrubCoastal Dune Scrub MosaicCoastal Headland ScrubCoastal Headland Scrub/Headland Coastal Tussock Grassland MosaicCoastal Landfill / Sand AccretionCoastal SaltmarshCoastal Tussock GrasslandCool Temperate RainforestCreekline Grassy Woodland

Damp Heath ScrubDamp Heath Scrub/Heathy Woodland ComplexDamp Heathland / Damp Heathy WoodlandDamp Sands Herb-rich WoodlandDamp Sands Herb-rich Woodland / Damp Heathland / Damp Heathy WoodlandDeep Freshwater MarshEstuarine WetlandFloodplain Riparian WoodlandFreshwater MeadowGrassy Dry ForestGrassy ForestGrassy WoodlandHeathy WoodlandHeathy Woodland/Sand Heath MosaicHerb-rich Foothill ForestHerb-rich Foothill Forest/Shrubby Foothill Forest ComplexLignum Wetland

Lowland ForestMangrove ShrublandNot assessed to date - Formerly Not Applicable/Not Within VictoriaPermanent SalinePlains Brackish Sedge WetlandPlains Freshwater Sedge WetlandPlains GrasslandPlains Grassland/Plains Grassy Woodland MosaicPlains Grassy WetlandPlains Grassy WoodlandPlains Sedgy WetlandPlains Swampy WoodlandPlantation (undefined)Private Land No Tree CoverReed SwampRiparian ForestRiparian Scrub ComplexRiparian Woodland

Riparian Woodland / Escarpment ShrublandSand HeathlandScoria Cone WoodlandSeasonally-inundated Sub-saline HerblandSedgy Riparian WoodlandShallow Freshwater MarshShrubby Dry ForestShrubby Foothill ForestShrubby Wet ForestStoney Rises Herb-rich WoodlandStony Knoll Shrubland / Plains Grassy Woodland / Plains Grassy WetlandSwamp ScrubSwamp Scrub / Aquatic HerblandSwampy Riparian WoodlandWater Body - Natural or man madeWet ForestWet HeathlandWet Sands Thicket

10

ZONING MAPMuch of the precinct is zoned rural, there is some LowDensity Residential, and Environmental Rural zoningcloser to the coast.

TORQUAY

Zones

CDZ2

ERZ

LDRZ

PCRZ

PPRZ

R1Z

RDZ1

RUZ

11

RELEVANT OVERLAYS MAPThe Environmental Significance Overlay for the Protectionof Wetlands and associated Dryland Habitat applies.

TORQUAY

Overlays

ESO1

12

Precinct Municipality LandscapeCharacterSignificance

Development Pressures Relevant PlanningControls

Local Policies Issues and Priority Areas Key Planning SchemeRecommendations

5.1 Surf Coast N/A Development Types:• Some residential

development,including holidayhomes

• Some isolateddwellings

Potential Threats:• Enclosure of

landscape withdense vegetation

• Roadsidedevelopment

• Loss of indigenousvegetation

Zoning:

RUZ

ERZ close to thecoast

LDRZ in two sections

Overlays:

ESO1 Wetland andAssociated DrylandHabitat Protection

22.01 CoastalDevelopment

22.02 Rural andEnvironmentalDevelopment Policy

22.03 Fire Safety

22.05 Surf CoastDesign and Colours

Good strategic basis forlandscape protection andenhancement

Alternative ‘landscape units’identified in MSS

Comprehensive suite of localpolicies, but Local Policyspecific to landscape required

40 hectare permit trigger inplace for timber production inthe Schedules to the RuralZone in Surf Coast

Buffer requirement needed

Permit trigger in place fordevelopment within 100metres of RDZ1

Appearance of low densityresidential development in thelandscape an issue

Review MSS [strengthen ifrequired]:21.04 Environment and Landscape

Review MSS Clause 21.06Landscape and Culture Strategy;review/amend landscape units,descriptions and objectives

Review/strengthen MSS Clause21.09 Rural Residential Strategyfor LDRZ and RLZ areas

Introduce new Local Policyincluding Development Principlesfor Precinct 5.1

Local Policy to include indigenousbuffer requirement for plantationsadjacent to RDZ1

Review relevant Local Policies forinconsistencies

PLANNING SCHEME ANALYSIS AND RECOMMENDATIONS

13

PRECINCT 5.1 | LAKES AND SALTMARSHES