SHIRE OF NILLUMBIK | LANDSCAPE CHARACTER ......Nillumbik Landscape Character Assessment [ Final Report ] 1.2 Study Process The study was undertaken in six stages: Stage 1: Inception

SHIRE OF NILLUMBIK | LANDSCAPE CHARACTER ASSESSMENT FOR THE PROTECTION AND MANAGEMENT OF NILLUMBIK’S GREEN WEDGE LANDSCAPES

FINAL REPORT

[ DECEMBER 2009 ]

Nillumbik Landscape Character Assessment [ Final Report ]


Acknowledgements

Council Team

Shire of Nillumbik

Jackie Donkin Senior Strategic Planner: Project Manager

Internal Working Group Chad Griffiths Coordinator Strategic Planning

Pat Vaughan Manager Environment & Strategic Planning

Jeremy Livingston Coordinator Statutory Planning

Consultant Study Team

Planisphere Urban Strategy Planners

Mike Scott, Director Project Director

Helen Knight , Senior Planner / Urban Designer

Project Manager, Planning Assistance, Report Author

Kate Pleban, Planner / Urban Designer Project Management, Survey, Mapping, Report Author

Chantal Delcourt, Student Planner Survey, Mapping

Sub Consultant Advice

Aspect Studios

Kirsten Bauer Landscape Architect

Foreword

The Nillumbik Green Wedge Landscape Character Assessment looks at the Green Wedge landscapes (or ‘non-urban’ areas) of the Shire and its built environment. It provides guidance in relation to the design, siting and style of new development so that the existing character and visual amenity of the Green Wedge is not diminished by new development, but is preserved and strengthened for future generations.

For many planning permits, this study will require applicants to ensure that their building fits into its existing setting and complements the character of the immediate area. It is envisaged that the Landscape Character Assessment will result in improved protection of the Nillumbik Green Wedge landscapes through better targeted, more effective planning controls.



Contents

Acknowledgements i�

Foreword i�

1 Introduction ................................................................................................. 1�

1.1 Background 2�

1.2 Study Process 5�

1.3 Communication & Consultation 5�

1.4 Background References & Policy Context 6�

1.5 Summary of Implementation Recommendations 6�

2 Defining Landscape Character .................................................................. 7�

2.1 The evolution of the Shire’s landscape 8�

2.2 What is Landscape Character? 9�

2.3 Nillumbik’s ‘Green Wedge’ Landscape Character Types 11�

2.4 Nillumbik’s ‘Green Wedge’ Landscape Character Areas 12�

3 Landscape management within Nillumbik’s Green Wedge .................. 14�

3.1 Change in the Landscape 15�

3.2 Design Issues within Nillumbik’s ‘Green Wedge Land’ 16�

3.3 Other Areas of Sensitivity 22�

4 Landscape Significance ........................................................................... 26�

4.1 What makes a landscape significant? 27�

4.2 What makes a landscape ‘visually’ significant? 28�

4.3 What makes a view significant? 29�

4.4 Significance in Nillumbik 30�

5 Implementation ......................................................................................... 35�

5.1 Implementation Context 36�

5.2 Statutory Implementation Options 37�

5.3 Statutory Implementation Recommendations 39�

5.4 Other Implementation Recommendations 41�

6 Appendices ............................................................................................... 43�

Appendix A: Character Area Analysis Papers

A1: Explanatory Character Area Analysis Paper A1�

A2: Character Area Analysis Papers A4�

Appendix B: Green Wedge Landscape Management Guidelines�

Appendix C: Background Report �

C1: Existing Policy Context C1�

C2: Landscape Elements Statutory Analysis C23�



Introduction


1.1 Background

The Shire of Nillumbik includes a diverse range of landscapes, ranging from the open rolling agricultural pastures in the west, to the dense bushland surrounding the Kinglake National Park to the east. The municipality is valued for its high environmental and landscape qualities associated with the Kinglake National Park, Yarra and Plenty Rivers, Diamond Creek and Metropolitan water storages, such as Sugarloaf Reservoir. The areas high scenic quality, combined with its proximity to Melbourne, makes Nillumbik a popular place to live and visit.

There are many different types of agricultural or horticultural uses within the Shire which are important to the local and regional economies and integral to its distinct landscape character. One of the core purposes of Melbourne’s ‘Green Wedges’ is to protect agricultural uses, while preserving Melbourne’s scenic landscapes and open space networks and providing opportunities for enhanced tourism and recreation.

Project Scope and Aim

The project brief required a Landscape Character Assessment to be undertaken to input to the Council’s Green Wedge Management Plan.

The purpose and objectives of the Landscape Assessment are to:

� Identify, map and assess the existing distinctive landscape elements and features within the Nillumbik Green Wedge;

� Undertake a detailed landscape character assessment and provide commentary as to the appropriate level of protection required;

� Capture and build on existing values and important associations to the landscape identified through secondary sources;

� Provide recommendations which will assist in conserving the character of the Nillumbik Green Wedge for future generations by guiding the design, siting and style of new development so that the visual amenity of the Nillumbik Green Wedge is not diminished by new development, but is enhanced by it;

� Provide advice as to the form of planning controls appropriate for inclusion in a Planning Scheme Amendment to implement the findings and conclusions.

It is envisaged that the study will help to achieve Council’s objective to make informed decisions regarding the management of landscapes in the Green Wedge, while protecting the landscape character of the Shire.

Study Area

The Study Area comprises land in the Shire of Nillumbik denoted ‘Green Wedge Land’ (refer to map on the following page). Green Wedge Land refers to the non-urban areas of the Shire; including land outside of the Urban Growth Boundary within the Green Wedge, Rural Conservation, and Low Density Residential Zones. The Study also considers the contribution that Green Wedge townships (within the Township Zone) and small rural settlements attribute to the landscape character of the Green Wedge.

Existing Urban Residential Areas have not been included as part of the Landscape Character Assessment Study Area as these areas have been individually assessed through the Neighbourhood Character Study undertaken in 2000, and the Residential Design Guidelines, 2001 (amended 2003); however the existing character of the Urban Residential Areas was taken into account when considering the Shire’s character as a whole.

Public Land, including all land within the Public Conservation and Resource, Public Use and Public Park and Recreation Zones, was beyond the scope of recommendations for this Study. However, areas of public land were taken into account when assessing the overall character and significance of the landscape. Landscape Management Objectives for areas adjoining public land, as identified in this Study, aim to be consistent with the landscape priorities of public land and National Parks.




1.2 Study Process

The study was undertaken in six stages:

Stage 1: Inception comprised the initial gathering of information, process and contact with the Council’s project Working Group to confirm the overall approach.

Stage 2: Preliminary Analysis commenced with desk research and established the policy context for the project. A field survey of the entire study area was then conducted to provide an overview of landscape character and highlight areas or places of potential significance for further investigation. Following the survey, analysis mapping of the study area was undertaken, preliminary character areas were drafted and a photo library collated.

*Stage 3: The Values Consultation stage of the project was postponed due to the bushfires of 7th February, 2009. It was resolved to defer this stage of the project to a later date, to be confirmed.

Stage 4: Final Analysis included a detailed desktop study to confirm the boundaries of the identified character areas and preliminary areas of landscape significance. Following the desktop study, a Team Workshop and Working Group reviewed the study team’s conclusions.

Stage 5: Draft Report comprised preparation of a Draft Report suitable for stakeholder consultation. Meetings with adjoining councils and internal council staff discussed values in relation to landscape character and significance and gathered feedback on the outputs from Stage 2: Draft Character Area Analysis Papers and ImplementationRecommendations. The Public Consultation component of this stage was postponed until further notice due to the bushfires of 7th February, 2009.

Stage 6: Final Report & Implementation reviewed the comments received in stage 5 and prepared a Final Report and Implementation Framework.

Meetings with the project Working Group, comprising Council officers, project manager and the consultant study team were held at key milestones throughout the project.

*The Consultation components within Stages 3 & 5 of the project are postponed until Council deem necessary. Further consultation will include Focus Group(s) to check on/ reveal community values about landscape character and significance in Nillumbik. Public and stakeholder comment on the project will be invited through the distribution of

a Community Bulletin before the study is adopted within the Nillumbik Planning Scheme.

1.3 Communication & Consultation

Community Values

Consultation with the community about landscape values has not yet been carried out specifically for this project. It was initially envisaged that The Nillumbik Landscape Character Assessment was to be prepared with community input. A thorough consultation strategy included focus group workshops, information boards and community bulletins, at key stages throughout the study to inform residents and land owners of the project and to provide them with the opportunity to contribute. After the severe bushfires of February 7, 2009 that resulted in significant loss of life and property throughout Nillumbik, it was considered that community consultation should be postponed until Council deem necessary.

Ideas about how the community might value certain landscapes have been drawn from:

� Existing Nillumbik Shire Council landscape strategies/ studies that involved considerable community engagement.

� Desk research and field observations provided insight into the value that the local and broader community places upon certain areas through marketing (brochures etc) or signage for example.

It is envisaged that a broad consultation process will be undertaken with the community in 2010/11.

Neighbouring Councils

The brief required that neighbouring Councils including Manningham, Whittlesea, Banyule and Yarra Ranges be involved in the study process to allow the study team to gain a thorough understanding of existing landscape management measures that are occurring across the wider context. Meetings with adjoining Councils occurred at key


stages of the study process, providing opportunity for them to contribute to the study. Where cross-boundary viewsheds were identified, adjoining Councils were asked to cooperate and consider protection of its landscapes visible from within Nillumbik.

1.4 Background References & Policy Context

A detailed analysis of the policy and statutory context of the study has been carried out to inform the implementation steps required. This has included a comprehensive review of the State and Local Planning Policy Frameworks and the provisions of zone and overlay controls within the study area.

A number of other studies, strategies and policies have informed the development of the Landscape Character Assessment. These references are detailed in Appendix C1: Existing Policy Context.

1.5 Summary of Implementation Recommendations

The Landscape Character Assessment recommends that Council adopt six implementation strategies:

Statutory implementation strategies include:

1: Augment the MSS (Municipal Strategic Statement) 2: Include reference to the Study within Local Policy 3: Upgrade Planning Scheme Overlays*

Non-Statutory implementation strategies include:

4: Raise Community Awareness 5: Improve Planning Application Processes 6: Improve Council Procedures

*The main study product is the Character Area Analysis Papers (Appendix A), which divide the Nillumbik Green Wedge into seven different Landscape Character Areas and present Landscape Management Objectives and Guidelines for each. It is envisaged that the Character Area Analysis Papers and associated Management Objectives and Guidelines will form the basis of 7 new schedules to the Significant Landscape Overlay.

Further details regarding Implementation Recommendations are contained in Chapter 5: Implementation.

Abbreviations used in this Report

RCZ Rural Conservation Zone

GWZ Green Wedge Zone

PCRZ Public Conservation and Resource Zone

LDRZ Low Density Residential Zone

TZ Township Zone

PPRZ Public Park and Recreation Zone

SUZ Special Use Zone

SLO Significant Landscape Overlay

ESO Environmental Significance Overlay

DCPD Department of Planning and Community Development


Defining Landscape Character


2.1 The evolution of the Shire’s landscape

The Shire of Nillumbik covers approximately 430 square kilometres, extending from the Plenty River in the west, to the Yarra escarpment in the east. The Yarra River forms the southern boundary and extends 29 kilometres to the Kinglake National Park in the north. Located less than 25 kilometres from the centre of Melbourne, the Shire has both urban and rural areas.

The Shire of Nillumbik’s total population is approximately 63,0001. According to estimates based on the Australian Bureau of Statistics (ABS) 2006 Census data, the population of the Green Wedge is approximately 17,750 with 10,450 people in the rural areas and 7,300 in the towns.

The Municipal Strategic Statement describes the Shire of Nillumbik as an area of ‘highlandscape value which plays a regional role for metropolitan Melbourne as an accessible area of natural landscape beauty. The rural areas provide vistas of agricultural land, treed bushland, hills and watercourses with minimal urban intrusion. In the urban areas spacious development of buildings has allowed the retention and regeneration of tree canopies and vistas that are not dominated by buildings. Indigenous vegetation is predominant in landscapes throughout the Shire’.

There are many influences, both natural and cultural, that have shaped the Shire of Nillumbik over the centuries.

The Nillumbik ‘Green Wedge’

‘Green wedges are the open landscapes that were set aside, more than 30 years ago, to conserve rural activities and significant natural features and resources between the growth areas of metropolitan Melbourne as they spread out along major roads and rail links.’ (Melbourne 2030)

The identity of the Shire of Nillumbik is deeply connected to the environment and landscapes of the Green Wedge which cover some 90% of the total Shire area. Topography, dense bushland, open spaces, rivers and streams, and diverse townships form the unique character of the Green Wedge landscapes within Nillumbik.

1 ABS June 2008 [online] at: http://www.id.com.au/profile/default.aspx?id=140 (accessed 11 May, 2009)

Historically, the Green Wedge areas were first designated by the Melbourne Metropolitan Planning Scheme in 1971 and a strong commitment to the green wedge strategy has been supported by governments ever since.

The Municipal Strategic Statement states that ‘as a result of its high amenity value and close proximity to metropolitan Melbourne, there is strong demand to use and develop the Nillumbik Green Wedge for rural-residential use’2. However, the elements that make up the character of a landscape such as vegetation, topography, geology, views, water quality, habitat and biodiversity values are often undermined by the continued development of dwellings and associated infrastructure within the Green Wedge. It is therefore vital that considerable measures are put in place to preserve the character of the Shires highly valued Green Wedge landscapes for generations to come.

The Natural Landscape

Steep, soaring ridges and gently sloping hills enclosing plains and flats make up Nillumbik’s characteristic landscape. The south is dominated by lowland hills and alluvial plains with low ridgelines. Further north, landform is steeper and comprises upland hills with ridgelines of over 200m. The Shire's northern boundary is framed by the Kinglake Ranges with elevations typically over 400m.

The Nillumbik Green Wedge is recognised for its high conservation value. Key regional environmental reserves include Kinglake National Park, Warrandyte State Park and the Yarra Valley parklands. Nillumbik’s Green Wedge is in the catchment for the Yarra River and is bounded by the Plenty River in the west and the Yarra River in the south and south-east. Diamond Creek, Watsons Creek and Arthurs Creek all traverse the Shire.

While much of the Shire’s native vegetation was cleared by European settlers for agriculture, Nillumbik still retains large areas of native vegetation on both public and private land, particularly in the north and east of the Shire. Areas of intact native flora provide a high level of significant habitat and support a wide range of native animals. Extensive areas of the Nillumbik Green Wedge are of habitat or faunal importance and 61% of the Green Wedge is covered by the Environmental Significance Overlay to protect these values.

2 Nillumbik Planning Scheme, Local Planning Policy Clause 22.03: Residential Use and Development on Small Lots in Green Wedge Areas, 2009


Bushfire continues to pose a serious threat in the Shire of Nillumbik due to large areas of vegetation cover, the orientation of steep, sloping land and prevailing winds. Major bushfires affected parts of the Shire in 1939, 1962, 1969, 1981 and 1991. In 2006 bushfires in Kinglake National Park threatened towns to the South of the Kinglake Ranges. On February 7, 2009, Strathewen, St Andrews and Christmas Hills were severely affected by bushfire with significant loss of life and property. Bushfire recovery/ risk management will continue to be a major priority for the Shire of Nillumbik.

People and Cultural Heritage

Nillumbik has been shaped by its people over time and evidence can be seen in the landscape. The Shire is the traditional land of the Wurundjeri people who gave it its name, Nillumbik, meaning ‘shallow earth’ - a name later used by the Europeans who settled in the Shire in the 1840s. A number of archaeological sites remain as evidence of Aboriginal presence within the Shire including scarred trees and artefact scatters. Council recognises the spiritual relationship – both past, present and future – between the land and the Indigenous people in shaping Nillumbik’s identity.

The transformation of the Nillumbik landscape began in the 1830s when the first European settlers arrived. Timber cutters felled the stringybark forests for use in rapidly- developing Melbourne. In the late 1850s and 1860s the gold mining era created demand for transport, services, food, accommodation, fuel and water, and led to the establishment of townships at Panton Hill, Research, Queenstown (now St Andrews) and Diamond Creek.

The development of a fruit industry in the northern areas of the Shire - and the arrival of the railway to Eltham and, in the early twentieth century, to Hurstbridge - helped to sustain the towns and localities born during the gold rush era. Easy access by rail was a boost for tourism as day trippers flocked to enjoy the fresh air and rural aspects of the Shire. A Scottish farming community thrived at Kangaroo Ground in the 1840s, due to its rich and fertile volcanic soil.

Until the 1860s it was mostly tenant farmers who worked the land. By 1900, thriving orchards covered the west of the Shire from Diamond Creek to Strathewen. Wine growing started in the Yarra Valley in 1836 at Yering. Today, the Shire of Nillumbik has numerous vineyards in the northern part of the Yarra Valley wine region.

Today, tourism is centred on boutique wineries, cafés and restaurants, walking, bike riding, small bed and breakfasts and on the area’s arts heritage and scenic open

spaces and attractions such as St Andrews Market and the Hurstbridge Farmers Market.

Nillumbik has long been known as a centre of creative activity which continues to influence the local lifestyle and environment of the Shire. Drawn by its natural beauty, the landscapes within Nillumbik have been inspiration to a number of Australian artists and intellectuals since the early 1850’s. Nillumbik’s artistic heritage lives on in the architecture and sculpture that can be seen throughout the area. Artists’ studios, galleries and exhibitions, festivals, markets, cafes and wineries, and art in public spaces provide a multitude of opportunities to enjoy this living heritage while strengthening the areas reputation as a centre for creative pursuits.

Sources: Nillumbik Planning Scheme Municipal Strategic Statement, Clause 21.03-3 Environment, Conservation & Landscape.Green Wedge Management Plan Background Paper (September 2006)

2.2 What is Landscape Character?

Landscape character is the interplay of geology, topography, vegetation, water bodies and other natural features, combined with the effects of land use and built development, which makes one landscape different from another. The landscape character of an area provides the basis for understanding the features, views, and combinations that are important, and how different types of development sit within the landscape.

Landscape character assessment is primarily concerned with the physical and visible attributes of the landscape, however also encompasses environmental, social, and cultural elements to some degree. A professional assessment of landscape character formed the basis for the development of Landscape Character ‘Types’ and ‘Areas’ (seeSection 2.3 and 2.4 below), focussing on distinctions between the physical/ visual elements of the different landscapes within and surrounding the Shire of Nillumbik.

Established landscape IBRA (Interim Biogeographic Regionalisation for Australia) data, developed by the former Department of Environment and Heritage, divides the Australian continent into 85 bioregions and 403 subregions. These bioregions and subregions are the reporting unit for assessing the status of native ecosystems, their protection in the national reserve system and for use in the monitoring and evaluation framework in the Australian Government's current Natural Resource Management


initiatives3. Established landscape IBRA classification methodologies were used as a reference to inform the identification of Landscape Character ‘Types’ and ‘Areas’ for this Study, as outlined in the following sections.

3 Department of the Environment, Water, Heritage and the Arts [online] Australia’s bioregions,http://www.environment.gov.au/parks/nrs/science/bioregion-framework/ibra/index.html, (accessed 11 May, 2009)


2.3 Nillumbik’s ‘Green Wedge’ Landscape Character Types

The brief suggested the Study Area be divided into landscape ‘Character Types’ based on broad areas of common physical, environmental, ecological and cultural characteristics.

While factors such as density of settlement, land use, and topography do vary across the Shire; when taken as a whole the overall landscape generally presents as a single entity with common characteristics and associated threats. This view is further supported by the IBRA classification of the Highlands – Southern Fall (SEH1)subregion, which covers the entire Shire of Nillumbik and beyond.

Therefore, the Study Area has been broadly categorised into a single ‘Landscape Character Type’, with a total of seven ‘sub’ areas or ‘Landscape Character Areas’ (see section 2.4). The Landscape Character Type of Nillumbik is described below.

As outlined in the previous section, IBRA (Interim Biogeographic Regionalisation for Australia) data divides the Australian land mass into 85 bioregions. Each bioregion is a large geographically distinct area with common physical, environmental, ecological and environmental characteristics. The Shire of Nillumbik falls within the South Eastern Highlands bioregion, which includes the mountain ranges and associated foothills of the Great Dividing Range between Melbourne and the New South Wales border.

Within Victoria, the South Eastern Highlands bioregion is divided into three subregions: Highlands - Southern Fall (SEH1), Highlands - Northern Fall (SEH2) andOtway Ranges (SEH3). The Shire of Nillumbik falls within the Highlands – Southern Fall (SEH1) subregion, and is described as follows:

“These dissected uplands have moderate to steep slopes, high plateaus and alluvial flats along the main valleys. The dominated vegetation is Shrubby Dry Forest and Damp Forest on the upper slopes, with Wet Forest ecosystems dominant in the valleys, including Cool Temperate Rainforest in the most protected gullies.

The South Eastern Highlands bioregion is predominantly forested public land, comprising State forest and numerous national parks, State parks and conservation reserves. Water production is a major land use, with significant catchment areas in each bioregion supplying water for domestic, agricultural and industrial purposes. Tourism and recreation are major land uses. Popular activities include camping, fishing, bushwalking, canoeing, sightseeing and nature study. In settled areas,

sheep and cattle grazing and dairying are the primary land uses. Some public land areas are also used for grazing and apiculture.

Much private land has been cleared, mainly for grazing. Clearing, as elsewhere in the state has focused on those areas of more fertile and accessible terrain. The small size of many of the retained patches of native vegetation on farmland or roadsides increases the potential impact of weeds, grazing by stock, roadworks and incremental clearing. As these are sometimes significant remnants of depleted vegetation types, protection and effective conservation management of these areas into the future is a major concern. Clearing of native vegetation on private land has been regulated by the Native Vegetation Retention Controls under the State Chapter of the Planning Schemes (Planning and Environment Act 1989).

Fire has been a major influence in shaping the ecosystems and evolutionary processes of the bioregion. The taller, wetter forests have evolved with relatively infrequent but high intensity fires, while the dry forests have evolved with more frequent fires. We cannot be sure of the exact pre-European fire regimes. It is likely that the scale and pattern of fire has changed significantly over the last 150 years, with consequent changes in the distribution of some species of flora and fauna. The frequency, intensity and seasonal timing of fires have all been manipulated to achieve particular management goals across the landscape4.”

4 Department of Primary Industries [online] Victoria’s biodiversity directions in management,http://www.nre.vic.gov.au/plntanml/biodiversity/directions/highland.htm, (accessed 11 May 2009)


2.4 Nillumbik’s ‘Green Wedge’ Landscape Character Areas

The Study Area has been divided into Landscape Character Areas based on smaller areas of common physical, environmental and cultural conditions; such as the density of settlement, pattern of viewing, land use, vegetation, topography, or special landscape features. In some cases, a particular Character Area may occur more than once, in a separate geographical location.

A total of seven Character Areas were identified within the Shire of Nillumbik. These include: (Refer to the Landscape Character Areas Map on the following page for locations.)

� Character Area 1: Open Pastures

� Character Area 2: Rolling Valleys

� Character Area 3: Undulating Agricultural

� Character Area 4: Bushy Slopes

� Character Area 5: Agricultural Uplands

� Character Area 6: River Interface

� Character Area 7: Suburban Rural

The characteristics of each area are outlined in detail in the Character Area Analysis Papers (Appendix A2), and address the following specifics for each Character Area:

- Character Area Description - Key Attributes - Threats to Character - Indicators of Significance - Pattern of Viewing- Landscape Change and Sensitivity to Change - Future Character Direction - Landscape Management Objectives and Guidelines

An Explanatory Character Area Analysis Paper, describing and explaining their contents is attached as Appendix A1.



Landscape management within Nillumbik’s Green Wedge


3.1 Change in the Landscape

Landscape character is a product of, and affected by, changes that occur within the landscape over time. Some types of change are detrimental to both the landscape character and what residents and visitors expect or desire for the future of that landscape, such as a large industrial development within a significant, scenic vista, for example. Other changes can contribute positively to the character of a landscape, for example, through variations to patterns and colours in natural and agricultural landscapes across seasons. Other positive changes can occur as a result of a community’s desire for change, such as the revegetation of degraded sites.

As landscapes are a changing entity, the aim of this study is to manage the rate, scale and type of landscape change. The change elements considered relevant for analysis in this study include anticipated and ongoing changes to the landscape resulting from: � existing land use activity (e.g. evolving agricultural practices, seasonal variations

in agriculture harvesting);

� landscape improvement (e.g. revegetation of degraded river valleys);

� development pattern (e.g. expansion of townships, increased rural residential living);

� existing state / local government policies (e.g. constraints on certain types of development; policies for encouraging change, e.g. release of land for development, encouragement of plantation forestry);

� natural processes (e.g climate change, fire).

Implications for this Study

Known development pressures and the relative sensitivity of the study areas landscapes to these and other changes are essential factors contributing to the identification of priority areas for additional controls. Where there are changes or pressures that negatively affect landscape character or significance, there is the public expectation that there will be some control or management through the planning system.

Future character directions proposed for each Character Area (see Appendix A2 – Character Area Analysis Papers), provide a basis from which to manage the rate and

scale of landscape change and, along with the landscape management objectives and guidelines, are central to the development of planning scheme provisions.

A detailed analysis has been undertaken of each of the landscape elements that contribute to landscape significance. Appendix C2 - Landscape Elements Statutory Analysis outlines how these are addressed by the current provisions of the Planning Scheme. This analysis forms the basis of the statutory implementation recommendations contained in Chapter 5.3.

In summary, it was found that there are a number of significant threats to landscape character that are not adequately addressed through the current planning provisions.


3.2 Design Issues within Nillumbik’s ‘Green Wedge Land’

The integrity of landscapes in the Nillumbik Green Wedge is often threatened by new uses and developments which do not respond to the local characteristics of areas. Design and development within the Shire of Nillumbik should continue to contribute positively to the surrounding landscape. Good site planning and building design are essential if new developments are to respect and reinforce the existing character of the surrounding environment. The area denoted as ‘Green Wedge Land’ covers many of the valued and sensitive landscapes within the Shire and, therefore, is the focus of this Study.

Key design issues within Nillumbik’s Green Wedge landscapes include the design, size and scale of buildings, the siting of dwellings on hilltops and along ridgelines, the presence of multiple out-buildings and other structures, use of reflective materials, clearing of vegetation, private landscaping, and other elements such as signage, fencing and lighting that all potentially compromise the valued landscape qualities of Nillumbik’s Green Wedge.

Landscape character is derived from numerous elements that make up a landscape such as built form, vegetation, views, roads, signage etc. A discussion of the different elements that make up the Shire’s Green Wedge landscapes, and the implications they may have on the character of the landscape, is provided in the following section. Identified landscape elements include:

� Vegetation & Landscaping � Views & Vistas � Buildings & Structures: Siting � Buildings & Structures: Design � Rural ‘dependant’ Land Uses & Structures� Infrastructure & Signage � Property Entrances, Front Boundary Fencing and Gates � Car Parking, Formed Driveways & Roads � Lighting� Tennis Courts � Edges and Interfaces

Where it was considered that a particular landscape element warrants more specific control/s, an appropriate level of design guidance was developed and included within the Landscape Character Objectives contained in the Character Area Analysis Papers(Appendix A2), and the Green Wedge Landscape Management Guidelines (Appendix B).


‘Green Wedge Land’ Applies to development in the following zones: GWZ, RCZ & LDRZ (part). See Study Area Maps on pages 3 and 4.

The Study Area for the Landscape Character Assessment includes all land denoted as ‘Green Wedge Land’. Green Wedge Land refers to the non-urban areas of the Shire; including all land within the Green Wedge, Rural Conservation, and Low Density Residential Zones. As foreshadowed in the previous section, the design issues that occur within the Green Wedge are described below under the relevant ‘landscape element’. The summary of design issues below, together with the Landscape Elements Statutory Analysis (Appendix C2), provided the basis for additional design guidance and control within the Nillumbik Planning Scheme.

Vegetation & Landscaping

Public Realm Vegetation (e.g. Highways and Roads) The character of highway and main road corridors are important elements of the appreciation of the Shire’s rural and semi-rural areas, especially for visitors who come to the shire to experience its landscapes and vistas, and do this predominantly from cars. Road environments and the views

from them rely on natural features, vegetation and greenery to give them their particular character. Remnant vegetation, dead trees and fallen timber on road reserves and river/ creek reserves are increasingly important habitats and corridors for native wildlife. They also add to the rustic and natural character of the environment. More intense uses of abutting land and construction of roads and associated infrastructure can reduce the extent of such vegetation. It is important that existing public realm vegetation, particularly indigenous remnant vegetation, is retained and reinforced, as far as reasonably possible.

Landscaping on Private Property Landscaping on private property can play an important role in integrating a development with its surrounds. Perimeter planting on private land adjoining roadsides can add to and strengthen existing roadside vegetation and help to create a strong sense of connection between the public and private realms.

Private open spaces should be designed to maximise their amenity value and, where possible, make use of natural features within the site. New vegetation - in particular, decorative and garden plantings - should reinforce the dominant landscape character of the area, whether indigenous, exotic or a combination of both. Council can advise on appropriate species of plantings in particular areas. Shelterbelts/ windbreak planting are common in many areas of the Nillumbik Green Wedge. In some areas, shelterbelts are a distinctive element of the landscape, thus an attribute to the overall character of the area. In other areas, shelterbelts can be a threat to the landscape, where they block available views or impose on the natural landscape character.

The use of native and indigenous species for all landscaping on private property (including shelterbelts) is favoured generally. However, it is acknowledged that exotic European species are a feature of some parts of the Shire, such as the Hawthorn Hedgerows around Kangaroo Ground. Drought resistant and fire retardant species will also be favoured. The need to manage such factors as fire prevention, erosion and invasive plants is paramount; but where appropriate, the capacity of new planting to enhance the visual character of the landscape is an important consideration for property owners. In preparing landscape and planting plans for new development, it is important that landscaping and vegetation avoids the obstruction of existing views.

Views & Vistas

Views and vistas are an essential part of capturing the valued characteristics of Nillumbik’s varied landscapes. It is essential to identify publicly accessible significant views and vistas, and their associated viewing locations and to ensure the future protection of these important assets.


Buildings & Structures: Siting

New buildings or structures on a property should have regard for the location within the landscape in which they sit. The location and siting of buildings or structures within isolated areas needs to be considered in different ways from urban settings.

It may seem logical to use the steep slope of the land where this can assist in the integration of the building within the surrounding environment. However, steep slopes which require significant cut-and-fill or the use of supporting posts or stilts should be avoided and a flatter site should be selected. Buildings and their roofs should be below ridge lines so that the natural horizon outline of a hill, ridge or slope is maintained and not interrupted by the profile of a building.

Open landscapes – particularly those that are flat and untreed – offer a particular challenge because most buildings or structures are likely to be visible for long distances. Siting buildings on prominent highly vegetated slopes can also be problematic, as fire protection requirements may require clearance of an extensive area around the building. This may completely change the vegetated character of the hillslope. Generally it is best to cluster buildings and structures in open landscapes, and to disperse buildings in hilly and well-treed areas.

Buildings & Structures: Design

Massing, choice of materials and other aspects of design can be used to enhance the compatibility of a building or structure with its established surrounds. Colours of external materials should be muted to avoid the building being an intrusive element in the landscape. Discretion may be applied where a building or structure, by

its form or function, contributes to the existing landscape character of the area.

Housing design needs to be carefully considered. Houses that are suitable for urban

areas can look out of place and inappropriate in more isolated settings. All building design should adopt best practice environmentally sustainable development principles.

Rural ‘dependant’ Land Uses & Structures

Agricultural land uses and structures such as dwellings, outbuildings, sheds, dams and orchard netting are an integral element of rural and farming environments. Productive agricultural landscapes and the buildings and structures within them can form an important part of the character of numerous rural areas across the Shire. However, if poorly designed or located, rural land uses or structures (machinery sheds, barns, horse ménages etc.) can be an unwanted visual intrusion into landscapes.

Is it important that land uses and structures that are particularly associated or dependant on the rural landscape (i.e. machinery sheds) continue to be located in the rural areas of the shire and do not adversely affect the character of other landscapes within the Shire (i.e. bushy slopes).

Furthermore, identified rural landscapes across the Shire can be adversely affected by new structures which are out of scale or character with their setting, or intrude on available views and vistas. By clustering rural buildings and structures together, their visual impact can be reduced and the area affected can be minimised.


Intensive agricultural activity often includes large temporary or permanent structures, including netting / sheeting of orchards and vineyards which enclose crops to improve productivity. These structures are a necessary element of contemporary farming practices and their visual presence in the landscape is increasingly common. Muted colours that help to minimise the visual presence of these structures will be preferred. Discretion may be applied where particular colours / design are integral to the function of the structure.

Infrastructure & Signage

Signs are a necessary and informative element of the landscape. They provide road safety, they advertise the type of businesses or services available in an area and they can add interest and vitality to the public environment. Excessive signage is counter-productive. Too many signs or unnecessarily large or brightly-lit signs dominate the

streetscape and lose their individual and collective effect and usefulness.

Commercial, property identification and promotional signage should be of a size related to their purpose but recessive and unobtrusive, and complementary to the local character, in size, style and design, rather than dominating the visual environment. Signage should be adequately provided to alert approaching motorists, but should not detract from the visual amenity of the roadside environment. A balance is required between visibility of information, way finding, safety and visual intrusiveness.

Large infrastructure such as electrical pylons can be unattractive and therefore detract from the valued character of a landscape. The location of lineal infrastructure should be appropriately sited to have minimal visual impact on the landscape through minimising vegetation removal as far as reasonably possible.

Property Entrances, Front Boundary Fencing and Gates

Front boundary gates and adjacent walls or fences should be of modest appearance, in keeping with the character of the remainder of the property boundary fence and with the character of the local environment and the neighbourhood.

While low, transparent fencing is most often preferred, alternative material (e.g. solid fencing) can assist in enhancing the quality of the surrounding environment where it provides an effective screen to untidy or unattractive storage yards and land uses.

Car Parking, Formed Driveways & Roads

Rural and semi-rural roads are important elements of the character of the landscape. An unsealed road in a remote area can add to an areas sense of isolation, while a concrete kerb and footpath may emphasise a more ‘urban’ character.

The visual quality of public roads and highways should not be diminished by excessively prominent or intrusive

traffic management and control infrastructure, earthworks and road design which are driven by engineering requirements appropriate in urbanised areas. Road engineering


works, construction, traffic management devices, traffic control signs, safety signs, barriers etc should fulfil their required purpose without dominating the visual environment or detracting from the amenity of an area.

Formed driveways and internal roads, especially those cut into sloping land and those whose surface contrasts with the adjacent ground colours, can be a undesirably dominant element of a landscape. Roads, access tracks, driveways and car parking areas should be sited and designed to reduce visual intrusion by conforming to topography and maintaining vegetation as a screen. Parking areas should be located at the rear or side of dwellings.

Lighting

Lighting in both the public and private realm can have an adverse effect on the natural landscape, particularly in non-urban areas. Large dwellings often present long driveways lined with lights that create a ‘runway’ effect at night. Excessive lighting in isolated/ rural areas can destroy the natural character of the area while also having a negative impact on local fauna. Lighting should be functional, not purely decorative, and should be modest elements within the overall landscape. Exterior lighting (including advertising signs, driveways and tennis courts) should be limited to areas necessary for safety and security purposes as far as reasonably possible. Interior lighting systems that emit minimal light on the outdoor environment will be encouraged.

Tennis Courts

Tennis courts can have negative effect on the landscape character of an area, particularly when they are visible from publicly accessible locations such as main road corridors. There are tennis Courts throughout the Green Wedge, particularly towards the more ‘untouched’ landscapes in the north where space is available. Tennis Courts should be avoided in open/

prominent locations, where they have a negative impact on the natural character of the surrounding landscape. Where they cannot be avoided, the visual impact needs to minimised as far as possible through screening and minimising cut and fill.

Edges and Interfaces

Edges to Townships & Settlements The landscape character of the Green Wedge can be diminished by the intrusion of new residential or industrial subdivisions which are characteristic of metropolitan fringe areas. The visual distinctiveness of existing townships and settlements is a strong feature of the Shire. The particular characteristics of each locality should be reinforced when new development occurs on the

edges of towns and settlements so that these local characteristics are retained and emphasised.

The main entrance roads to townships and settlements can be compromised by linear ‘yard-and-shed’ type uses that will detract from the relationship between the township and its landscape setting because of the presence of large areas of hard surface, large or industrial-style buildings, and front boundary treatments that include large signs and exclude substantial planting. This is not currently an issue within Nillumbik, but preventative measures need to be taken.

Buildings should be located at the edges of townships and settlements to create a hard-edge (softened with vegetation) and identifiable boundary to the adjoining spacious rural landscape.

Relating to Creek/ River Corridors The rear of private properties are often visible from the public realm where they are situated alongside waterways and open space corridors. The visual character of river and creek corridors is an important element of the Shire’s landscape character. Where private properties are clearly visible to the public realm they should have regard to the


character and visual amenity of the local area by considering the most appropriate vegetation species and siting and design of buildings and abutting fences. The removal of weeds on private property abutting creek and river corridors is encouraged.

Buildings and structures alongside creek/ river corridors should provide passive surveillance of public areas where possible, rather than presenting blank facades. This is particularly important for properties adjoining publicly accessible locations, such as trails and recreational areas.


3.3 Other Areas of Sensitivity

While the area denoted as ‘Green Wedge Land’ is the focus of this Study, it is important to understand other areas of sensitivity within the Shire which contribute to the landscape character of the Green Wedge These are primarily Green Wedge Townships, Small Rural Settlements and Urban Residential Areas outside the Green Wedge. These areas are described below with guidance limited to a simple Future Character Direction statement.


Green Wedge Townships Applies to particular areas in the following Zones: TZ. See Study Area Maps on pages 3 and 4.

Hurstbridge, Panton Hill and St Andrews are the three Green Wedge Townships in the Shire. Hurstbridge, situated at the end of the railway line, is the largest of the three, steadily increasing in trade and population after the railway line was built in 1912. Panton Hill and St Andrews were the original gold mining settlements established throughout the mid 1900’s. These townships are centred on the original general store and/or hotel, surrounded by a small concentration of more recent residential development. The township of St Andrews was affected by the bushfires of February 7, 2009.

Key Attributes Threats to Character

Distinct rural village atmosphere

Bushland setting/ informal landscaping

Historic built form

Small specialty stores and community facilities within walking distance of surrounding residential areas

Frequent gaps between buildings

Large scale developments

Ribbon development expanding along main roads on the fringes of townships

Excessive or large signage that dominates the surrounding environment

Car parking areas that are poorly integrated with the adjoining buildings and landscape

Large hard paved areas

Incremental loss of established tall trees

Intensive development

Bushfires

Future Character Direction Green Wedge Townships in the Shire will remain classic rural settlements within a bushland setting. The centre of town will retain the buildings associated with its historic development as a Green Wedge Township. Frequent gaps between buildings will provide views to the surrounding hills and opportunities for informal landscaping to break up the urban form. New buildings will be designed to draw on the existing features which distinguish the particular centre.


Small Rural Settlements Applies to particular areas in the following zones: RCZ & GWZ. See Study Area Maps on pages 3 and 4.

Small Rural Settlements are scattered throughout the Shire. Some have developed around a post office, church and other community buildings (sometimes with an extensive residential hinterland), while others are little more than a loose scattering of farms and houses in a bushland environment.

Locations include Arthurs Creek, Christmas Hills, Cottles Bridge, Kangaroo Ground, Nutfield, Smiths Gully, Strathewen and Watsons Creek.


Scenic rural/ bushland character

Open informal arrangement of buildings/ low scale and unfinished feel

Views to the surrounding landscape

Scattered development, most of which is all within easy walking distance from the centre of the settlementDominance of tall trees and informal landscaping

Urban and suburban styles of building design and streetscape treatments (eg bulky, heavily massed or detailed buildings; small scale formal garden landscaping)

Signage clutter/ signage which is not compatible with existing character

Car parking areas that are poorly integrated with the adjoining buildings and landscape

Large hard paved areas

Incremental loss of established tall trees

Intensive development

Tennis Courts

Bushfires

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Future Character Direction Small Rural Settlements in the Shire will retain their non-urban feel, with the landscape setting their most dominant and attractive characteristic. New buildings will draw on existing forms and maintain their existing modest profile. The settlements will be distinctive for the way they sit comfortably within the vegetation and topography of their surrounds. The feel will be of a scattering of buildings in a bushland setting, an ‘unfinished’ character rather than continuous wall-to-wall urban development.


Urban Residential Areas outside the ‘Green Wedge’ Applies to development in the following zones: R1Z, LDRZ (part) & MUZ. See Study Area Maps on pages 3 and 4.

A Neighbourhood Character Study, completed in 2000, analysed and described the Shire’s Urban Residential Areas, dividing the areas into character precincts organised by location. Because of this previous work, these areas have been excluded from the brief for the Landscape Character Assessment. The Council intends to update the study to take account of developments since 2000, including the introduction of the ResCode suite of tools into the Planning Scheme and the Shire’s Housing Strategy.

Residential Design Guidelines for Urban Areas developed in 2000, Structure Plans for Eltham and Diamond Creek (2004 and 2006) and a Heritage Study for Hurstbridge (2008) further justify the exclusion of Urban Residential Areas from this Study.


Landscape Significance


4.1 What makes a landscape significant?

Significance Methodology

The methodology of understanding landscape significance has been developed over several similar projects. A simple formula is applied:

Landscape Character �

Significance + Change + Policy Gap = Action � �

Community Values (previously identified)

In essence, the formula means:

Understanding of landscape character and community values provides a basis for evaluating landscape significance.

Change in the landscape needs to be considered, in several dimensions: the landscape is continually evolving – it is not a fixed entity; change is part of landscape character; past change has produced the landscape we see today; trends and future changes need to be anticipated and evaluated for their effect – positive and negative – on significance and valued character. The negative changes are in effect the ‘threats’ to which the study must respond.

The existing policy and control regime needs to be examined to assess the extent to which it recognises the character and significance of each parcel of landscape, and adequately responds to the changes or threats identified. These are the policy gaps.

If a landscape has significance, is subject to present or anticipated threats, and there are gaps in controls and policies, then a strategic justification exists to take action (e.g. to amend the planning scheme, or other appropriate action).

These considerations are addressed in the sections of this report as follows:

Community values: While Community Consultation for this Study was postponed due to the bushfires of 7th February, 2009, previously identified community values were

used as an indicator of community held values. Ideas about how the community value certain landscapes have been drawn from existing Nillumbik Shire Council landscape strategies/ studies that involved considerable community engagement. Considerable desk research and field observations provided an additional insight into the value that local and broader community places upon certain areas through marketing (brochures etc) and signage for example.

It is envisaged that a broad consultation process will be undertaken with the community in 2010/11.

Landscape character and change analysis: Character Area Analysis Papers(Appendix A).

Landscape significance and change analysis: Section 4.4 Significance in Nillumbik and Character Area Analysis Papers (Appendix A).

Policy gap analysis and recommended actions: Chapter 3- Landscape Management within Nillumbik, Chapter 5- Implementation, and Landscape Elements Statutory Analysis (Appendix C2).


4.2 What makes a landscape ‘visually’ significant?

The Victorian State Government’s Coastal Spaces Landscape Assessment Study(undertaken by Planisphere in 2006) involved an assessment of the landscape character and significance of the entire Victorian coastline. A single criterion was developed to determine whether a landscape is visually significant:

The landscape is significant for its visual qualities, including landform features, views, edges or contrasts, and for its predominantly natural or undeveloped character, in which development is absent or clearly subordinate to natural landscape characteristics. This single criterion has been adopted and used for the purposes of this study to assess whether a landscape is visually significant. The various components referred to in the above criterion are explained in further detail below:

Components:

Landform feature A topographical feature or landmark such as a headland or a volcanic cone that provides contrast with the surrounding landscape.

ViewsThe viewpoint is open and publicly accessible; the view is a panorama, a broad prospect, or a linear view to a defined object or group of objects; and it offers a cohesive viewing experience.

Edges or Contrasts The boundary between two landscape elements e.g. the edge of a forest or a forest clearing; the boundary between vegetation types or different landform types; or the intersection between a range of hills and a plain.

Natural or Undeveloped Character A landscape that is devoid of any development or a landscape in which natural characteristics visually predominate over any development that may be present.

The level of significance is further confirmed by consideration of the ‘supporting evidence’ categories, listed below. The supporting evidence comprises other values, as opposed to visual qualities, that support, but do not determine, in its own right, a landscape’s significance. The supporting evidence categories are:

Supporting evidence:

Exemplar landscape How representative is the landscape of a Landscape Character Area?

Scarce landscape How uncommon, rare or endangered is the Landscape Character Area?

Iconic landscape Is the landscape instantly recognisable as a place that represents the valued qualities of the rural landscape? Example sources: Artworks, tourism brochures, other publications etc.

Documented cultural / heritage value Does the landscape have documented cultural / heritage value? Example sources: Local planning scheme Heritage Overlay, Aboriginal Affairs Victoria register, Victorian Heritage Register, Register of the National Estate, National Trust Register etc.

Documented environmental value Does the landscape have documented environmental value? Example sources: Local planning scheme Environmental Significance Overlay, Vegetation Protection Overlay etc.

Established social / community value Does the landscape have established social/ community value?

Visitor attraction How important is the landscape as a visitor destination?


4.3 What makes a view significant?

Views occur over distance and through ‘view planes’, and comprise a foreground, middle-ground and background. The qualities, or components, of the foreground, middle-ground and background help to define what is significant about a view and changes within those ‘planes’ will alter its qualities and characteristics. Views are sensitive to changes within the natural and built environment of a landscape.

Key views often include:

� ‘Gateway’ and panoramic views along main roads / touring routes;

� Sign-posted scenic points;

� Locally important vistas valued by the community;

� Views from recreation / tourism locations.

In a recent project by Planisphere for Parks Victoria (Williamstown Foreshore Landscape and Visual Assessment 2008); a list of criteria was developed for defining a significant view. These criteria, outlined below, were used for the purposes of this study to determine whether a view was considered to be significant. There are many stunning views within the Nillumbik Green Wedge, however, a view was only considered to be significant if it substantially met all of the criteria:

Composition: The view is ‘balanced’, both horizontally and vertically – a ‘picture postcard’ view. The focal point of the view is centred, and elements in the foreground, middle-ground and background are ‘equally weighted’. The view may be framed by elements to the viewer’s left and right and, technically, such a view is defined as a ‘vista’.

Visual Interest: The view contains a variety of contrasting elements that provide interest for the viewer. The view may also contain, or terminate at, a landmark or visual feature.

Rarity: The view is a ‘one-off’, or rare, view and it, or a similar view, is not available nearby or elsewhere in the Study Area. The view itself may also contain a rare element that is not prevalent in other views from within the area.

Tourism Value: The view is popular with tourists and visitors to the area, and is a ‘well known’ or popular view of note within the area. The view may also be available from a key tourism location or iconic place.

Community Support: The view has been identified by the local community as significant and is publicly accessible.

A number of key sites and views in the Nillumbik Green Wedge were identified and categorised under three headings- Significant Public Viewing Locations, Key Viewing Corridors and Other Notable Views. These are discussed in detail in section 4.4 below, and pinpointed on the accompanying Key Views Analysis Map (page 34).


4.4 Significance in Nillumbik

Areas of Landscape Significance

Landscapes within the Green Wedge were assessed against the significance criteria described in sections 4.1- 4.3 above in order to determine their significance within the context of the entire Shire (and wider region), and help to identify potential threats to the valued characteristics of the landscape. A professional judgement of the ability of landscapes within a particular Character Area to accommodate change without altering the valued characteristics of that Area was undertaken to determine an appropriate level of additional control or protection (if required).

In summary, all parts of the Green Wedge area were found to have a high degree of landscape significance within the context of the municipality and the broader region. Details of the assessment can be found in the Character Area Analysis Papers(Appendix A) under the headings Key Attributes, Threats to Character, Indicators of Significance, and Landscape Change and Sensitivity to Change.

Key Views Analysis

As part of the study, important views and viewing locations within the study area were identified and categorised under three headings- Significant Public Viewing Locations,Key Viewing Corridors and Other Notable Views. These are discussed in detail in section 4.4 below, and pinpointed on the accompanying Key Views Analysis Map (page 34).

Significant Public Viewing Locations

A total of four Significant Public Viewing Locations were identified. Views from these locations were considered to be significant as they substantially met the criteria outlined in section 4.3, above. Locations include:

Kinglake National Park The Kinglake National Park borders the Shire to the North. This 22,360 hectare park lies on the slopes of the Great Dividing Range. A scenic lookout at Frank Thomson Reserve offers dramatic views of the Melbourne skyline, Port Phillip Bay, the Yarra Valley and across to the You Yangs. Forests, fern gullies and waterfalls are among the

other attractions within the National Park further towards the north. Facilities include picnic areas with BBQs, toilets and fireplaces. Parts of the Kinglake National Park were devastated by the bushfires of February 7, 2009. Vegetation is slowly regenerating through natural processes and volunteer work.

Image source:http://www.theage.com.au/,

Image source: http://www.theage.com.au/,


Kangaroo Ground War Memorial Park and Viewing TowerLocated along the Eltham-Yarra Glen Road, the Kangaroo Ground War Memorial Park and Viewing Tower is a commonly visited public vantage point and designated lookout point. At the top of the tower, which can be climbed by foot, spectacular 360 degree views over the treetops capture the surrounding landscape, reaching out to Melbourne CBD and the surrounding mountain ranges to the north and east. During summer, the tower is used as a fire lookout. On the ground, a newly constructed viewing platform offers wide ranging panoramic views across the Yarra River to the south with Melbourne in the distance.

Yarra River / Warrandyte State Park

The Yarra River corridor and recreational sites on public land, e.g. Warrandyte State Park, are important locations from which to view the landscapes of the Nillumbik Green Wedge. Steep, vegetated hillslopes are highly visible from public and private land from both within and outside of the Nillumbik Green Wedge. Warrandyte is a picturesque town on the Yarra River just south of the Nillumbik boundary. The Yarra River corridor is a highly valued landscape indicated by large numbers of visitors to the many galleries, restaurants and cafes alongside the river. Warrandyte State Park provides opportunities for recreational activities such as walking and picnicking. Views from walking tracks along the Yarra and Plenty Rivers are particularly important.

Sugarloaf Reservoir The Sugarloaf Reservoir provides an important water storage and supply function for Metropolitan Melbourne. The Reservoir is open to the public during daylight hours and offers opportunities for bush walking, picnicking, bird watching, sightseeing and sailing.

Image source: http://www.parkweb.vic.gov.au/

Key Viewing Corridors

There are several important scenic routes within the study area that were defined as key viewing corridors. A viewing corridor was noted as significant if it was considered to have a high number of viewers, provided a variety of noteworthy viewing experiences and substantially met the criteria


outlined in section 4.3.

The key viewing corridors identified include all of the major roads/ touring routes within the Shire, a number of unsealed routes that provide a unique viewing experience and other important viewing corridors such as the Yarra and Plenty River corridors (See map on page 34 for details). A particular viewing corridor to note is Skyline Road, an unsealed route that traverses the high ridges above the Yarra River's broadest flood plain and offers expansive views across the Yarra Ranges to the east and Manningham to the south.

Other Notable Views

There are three other notable views in the Nillumbik Green Wedge. These views are notable because they provide unique viewing opportunities within the overall landscape

of the shire and to a certain extent, meet the criteria outlined in section 4.3. These include (See map on page 34 for exact locations):

1) A large gap in roadside vegetation along the Cottlesbridge – Strathewen Road offers wide ranging views across green rolling hills towards the dark backdrop of the Kinglake National Park to the north.

2) At a particular point along the ridgeline of Skyline Road, vegetation coverage reduces to a minimum and views open up to the east to reveal the Yarra Ranges below and the distant mountain ranges.

3) From within the township of Warrandyte (Manningham City Council), views towards the north capture the Yarra River and surrounding environs, offering a glimpse into the Shire of Nillumbik.

�

Certainly there are many other views within the Green Wedge, however it was considered that these do not substantially meet the criteria outlined in section 4.3.


Implications for this Study

While the Urban Growth Boundary will prevent major threats such as urban encroachment and the loss of productive agricultural land, and, similarly, the Environmental Significance Overlay will prevent the loss of significant environmental features, there is not a lot of guidance or substance within the existing Nillumbik planning scheme to emphasise the more intangible characteristics of the landscape such as views and social/ community held landscape values.



Implementation


5.1 Implementation Context

In determining implementation measures for this study, it is necessary to understand the context within which development decisions are made. This has included:

� Developing an understanding of the landscape character and significance of the shire.

� Identifying changes or threats to landscape character and significance and current design issues.

� An assessment of the existing statutory context, as well as non-statutory management practices, that relate to protecting landscape character and addressing issues of landscape management within the study area.

� Determining how gaps in the current management regime may need to be strengthened to protect the landscape character and elements of significance identified in this study.

Landscape management can be addressed through a package of statutory and non-statutory implementation techniques. The planning scheme is perhaps the most important part of the approach to implementation as it legally binds the Council, the Victorian Civil and Administrative Tribunal (VCAT), applicants and the community to consider the landscape management objectives identified through a study such as this.

Identified Gaps in Statutory Provisions

An examination of current Planning Scheme controls and policies that relate to landscape management involved a detailed analysis of the State and Local Planning Policy Frameworks and all relevant zone and overlay provisions (included as Appendix C1: Existing Policy Context).

In summary, the following gaps have been identified in the planning policy and control framework:

� There is a lack of clear direction about landscape character in the State Planning Policy that relates to rural areas, particularly those of landscape sensitivity.

� The MSS and Local Planning Policies lack clear direction about landscape character and significance in the Shire of Nillumbik and would benefit from more detailed information to assist in determining permit applications.

� The most relevant Local Planning Policy is the Siting and Design Policy at Clause 22.04. This policy applies only to land within the Green Wedge Zone and Rural Conservation Zone. While it includes objectives and design guidelines that relate to landscape character, it doesn’t provide the detailed guidance required to achieve the landscape management outcomes recommended in this study.

� The ESO is applied throughout the study area to specific locations of ecological sensitivity. Its coverage within the study area is not uniform as it relates wildlife corrirdors and its controls are designed to protect faunal/floral habitat, rather than general landscape character.

� The SLO applies to four areas within the Shire of residential neighbourhood character (outside of the study area) that are that have a high landscape value. The SLO has not been applied to any rural areas within the Shire.

� The overlay controls and zone schedules that apply to the Nillumbik Green Wedge do not include detailed assessment of the siting and design issues that have been identified in this study and would not achieve the recommended landscape management outcomes as a result.


5.2 Statutory Implementation Options

There is a range of statutory implementation options available for consideration. This includes:

Council Guideline

Council may resolve to adopt the findings of the study and the Character Area Analysis Papers as a stand-alone guideline to be used in the consideration of planning applications. This approach is actively discouraged by the Department of Planning and Community Development (DPCD) as the study would carry no statutory weight.

Local Planning Policy Framework

Council has advised that the Local Planning Policy Framework (LPPF) will be reviewed. This process will most likely result in substantial changes to the existing format and structure of the LPPF. Options for implementation of the study are considered in the context of the existing LPPF, to be translated into the new format in the future as a part of this review process.

Municipal Strategic Statement

The MSS is the Council’s primary statutory tool and it must provide the strategic rationale and context for all statutory controls introduced into the planning scheme.

Current advice from the DPCD to Councils reviewing their Local Planning Policy Framework (LPPF) is that the MSS is the preferred means by which to include guidance for new development if not provided within zone schedules or overlay controls.

The importance of landscape character across the whole municipality must be set out in the MSS as the strategic basis for implementation of the study findings. At the very least, reference to this study and its findings should be included in the MSS. Should Council decide to implement any further changes to the planning scheme (e.g. overlays) these actions should be listed in the MSS as strategies.

Local Policy

The principal purpose of inclusion of a Local Policy within the Local Planning Policy Framework is to provide policy guidance for the assessment of planning applications. In the implementation of similar studies, Councils have previously included detailed design guidance within Local Policy.

However, current advice from the DPCD indicates that more detailed and specific guidelines that apply to each Landscape Character Area are most likely to be recommended by the DPCD for inclusion in the MSS and schedules to zones or overlay controls, rather than Local Policy.

Reference Documents

The study outputs, including the Final Report, Character Area Analysis Papers(Appendix A) and Green Wedge Landscape Management Guidelines (Appendix B), could be included as reference documents in the planning scheme. The advantage of this option is that it provides some statutory weight to the study at VCAT. However, the DPCD has advised in the past that reference documents are to be considered as ‘background’ only, and should not contain policies or guidelines that assist in determining upon planning applications. Referencing of the study and outputs is a sound and proper approach in conjunction with other statutory implementation mechanisms.

Incorporated Documents

In this option the whole or part of the study (e.g. the Final Report and Character Area Analysis Papers) are incorporated into the planning scheme and become a statutory document. The whole incorporated document therefore has statutory weight and this may be considered an advantage in some situations.

The disadvantage of this approach is that a planning scheme amendment process is required to change any part of the incorporated document. In addition, it is unclear whether incorporation of the study report would be supported by DPCD, as the Practice Note on incorporated and reference documents discourages the incorporation of documents that contain criteria, performance measures or decision guidelines.


Overlay Controls

Significant Landscape Overlay

The Significant Landscape Overlay (SLO) is the relevant control to address issues of landscape character or significance, and is preferred by DPCD for this outcome.

The SLO can be used to control buildings and works as well as the removal, lopping or destruction of vegetation, although it cannot require a permit for subdivision. Through an SLO schedule, Council can require a permit for removal of trees and it can apply to all trees, trees over a certain trunk diameter or height or to any native, indigenous or exotic vegetation. The DPCD has also indicated that detailed decision guidelines and performance standards can be included in an SLO Schedule.

In order for an SLO to be applied, the landscape must be demonstrated to be of significance to the character of the area. As this study has applied a tested method of landscape assessment, the application of this overlay is justifiable. The only limitation to the content of the overlay control is the ease of use and enforcement of the provisions.

A consideration in the application of an additional overlay control is that the number of planning applications may increase and that some community members may consider these controls to be over-regulation of their rights as property owners.

Environmental Significance Overlay and Design and Development Overlay

The Environmental Significance Overlay (ESO) is intended to apply to sites or areas that have demonstrated environmental values. The Design and Development Overlay (DDO) can be applied to areas that require a specific design outcome to achieve built character objectives. While these controls can be used to apply a range of permit triggers to buildings, works, fencing and vegetation, DPCD has previously advised that these overlays are not to be used for the management of landscape significance or character.

Zone Schedules

The planning provisions that relate to the suite of rural zones include the ability for councils to alter certain use and development provisions for the whole municipality. These vary between rural zone types but typically include such things as minimum subdivision area, minimum area for which a permit is required for a dwelling, outbuilding dimension (requiring a permit), minimum setbacks from roads and other

dwellings (requiring a permit). Presently, a range of minimum subdivision areas are specified within the Rural Conservation Zone schedules.

Revisions or inclusions to schedules for any zone require consideration of issues beyond landscape character and significance alone, such as future land use, cultural and environmental constraints, agricultural needs etc. Where a specific control is required relative to landscape character and significance to meet a strategic objective, DPCD has advised that an overlay is a more appropriate tool.


5.3 Statutory Implementation Recommendations The recommended approach to statutory implementation includes the following changes to the Nillumbik Planning Scheme.

� Amending the MSS to include:

� Reference to the study, the Character Area Analysis Papers and the Landscape Management Guidelines.

� Overarching direction about landscape character, significance and management.

� Strategic direction for the application of Overlay controls.

� Introduction of seven new SLO schedules for each Character Area of the study area.

� Incorporation of the Landscape Management Guidelines.

� Inclusion of the study and the Character Area Analysis Papers as Reference Documents.

Municipal Strategic Statement The following changes are recommended for the MSS in its current format.

Clause 21.03 Municipal Profile and Key Influences

A brief reference to the study and the importance of landscape character and management within the Shire should be included within this part of the MSS.

Clause 21.03-2 Rural Land Use applies to all land within the Green Wedge Zone and as such is the most relevant part of the MSS to include the finding of the study. While Clause 21.05-3 Environment, Conservation and Landscape is also relevant to landscape issues, it relates to landscape within both rural and urban areas.

For Clause 21.03-2 Rural Land Use it is recommended that an additional heading of Green Wedge Landscapes is inserted, followed by a paragraph to explain the significance of landscape character within the Green Wedge areas to both the local and regional context. Reference to the study could also be included.

Clause 21.05 Objectives – Strategies - Implementation

Under Clause 21.05-3 Rural Land Use the following recommendations are made:

� Amend Objective 5 which to read ‘To protect and enhance the landscape character of the Green Wedge areas’.

� Include the objectives of the Landscape Management Guidelines as overarching principles of landscape management applicable to all Character Areas

� Include the implementation measure of applying an SLO to the study area.

� Refer to the non-statutory implementation measures recommended in this study under Section 5.4: Other Implementation Recommendations (Page 41).

Clause 21.08 References

Include reference to this study and the Character Area Analysis Papers in the list of reference documents.

Local Planning Policy Include reference to this study and the Character Area Analysis Papers in the Siting and Design Policy for Buildings and Works in Non-Urban Areas at Clause 22.04.

References to landscape management within the study area should be removed from this policy once the replacement references are included within the MSS and SLO schedules.

Significant Landscape Overlays

It is recommended that an SLO is applied to all land within the study area in order to achieve the level of landscape management warranted by this study. This is based on the level of significance identified for each Character Area (detailed in the Character Area Analysis Papers, Appendix A) and the degree of threats to this significance posed by changes to the landscape that have already occurred, or could occur in the future.

It is recommended that each Character Area forms a new SLO schedule, thereby introducing seven new schedules to the Planning Scheme. While it may be possible to group several Character Areas with the same permit triggers and exemptions within the one schedule, it is more efficient to precisely define the boundary and requirements of each Character Area by way of individual SLO areas.


Permit exemptions Three different groups of permit triggers and exemptions are recommended to the SLO schedules. These are based on the existing zoning and permit requirements of the area and the degree of landscape significance.

Highest degree of control

A high degree of control is recommended for Character Areas located along the Yarra and Plenty River corridors and those which include the Rural Conservation Zone or other sensitive zonings such as the Special Use Zone or Public Conservation and Resource Zone.

This level of control would apply to Character Areas 3,4, 5 and 6.

A permit is recommended for most buildings and works, with exemptions only for minor additions to existing buildings or structures normal to an existing building.

Moderate degree of control

A moderate degree of control is recommended for Character Areas 1 and 2 that include the Green Wedge Zone. Permit exemptions would be expended to include minor structures related to rural or agricultural land use.

Lowest degree of control

The lowest degree of control is recommended for Character 7 which is largely included with the Low Density Residential Zone. In addition to the permit exemptions for minor structures related to rural or agricultural land use, other permit exemptions would be expanded to apply to all buildings and structures rather than simply additions or outbuildings.

For all areas it is recommended that a permit is required:

� To construct a fence other than timber post and wire fencing up to a height of 1.5 metres.

� To remove, destroy or lop any vegetation in all areas.

� For earthworks that comprise greater than 1 metre cut or fill.

The SLO Schedule For seven individual SLO schedules, each would be set out as follows:

1.0 Statement of nature and key elements of landscape

� Brief paragraph that comprises the description and the Future Character Direction for the Character Area.

2.0 Landscape character objective to be achieved

� Objectives included in each Character Area Paper.

3.0 Permit requirement

� As applicable to the Character Area.

4.0 Decision guidelines

� Key design elements are included from the Landscape Management Guidelines.

� Includes reference to the Landscape Management Guidelines so that the detail of this document is consulted.


5.4 Other Implementation Recommendations Implementation of the landscape management recommendations can be achieved using statutory and non-statutory methods. Statutory implementation is normally the most important as it legally binds the Council, the Victorian Civil and Administrative Tribunal and the community to consider the recommendations of the study. Non-statutory methods include Council’s maintenance program and dialog with property owners to encourage positive design outcomes.

Raise Community Awareness

Dissemination of the study report Much of the content of the study report is accessible in style and use of illustrations to members of the Nillumbik community. The report could be reproduced in whole or in part, perhaps with a special graphic design treatment, for wide distribution in the community.

Character Area Analysis Papers The Character Area Analysis Papers have been written with a view to including them in the Nillumbik Planning Scheme, as described above. However, they can also play a more widespread role if they are used as public education tools. The Papers could be printed and made available at planning enquiry counters and in community facilities around the Shire. They could also be placed on the Council’s website.

Workshops or Lectures The Council could initiate a program of public workshops or lectures on the subject of design in the landscape, based on material in the study report. These could involve local designers and architects, or some of the better known, leading edge designers from outside the municipality who can bring new perspectives.

Design Awards A number of Councils have initiated award schemes for good design. Some have achieved a high public and professional profile, demonstrating the Council’s commitment to good design, and helping to raise the bar on design quality generally.

Media coverage of successful developments that achieve a high standard of design are also an important way of raising local community awareness of the value of good design in the landscape.

Design Assessment and Education

Design Panels The Council’s assessment of the design of planning applications is another area for potential improvement. This applies to the officers who assess applications, and also to those involved in taking the decisions – both officers and Councillors. One possibility is to establish an expert Design Panel to review significant applications. The team’s view is that this may not be an ideal solution for the Shire.

Design Panels can be useful for very large projects, but for normal applications there is a danger they will add to timelines. It is also hard to find good design professionals who are in touch with current development ‘reality’ with the time to allocate to a Panel. Above all, there is a danger that a Panel might undermine the confidence of Council staff to make design decisions.

Design Education Our preference is that Council introduce some form of training and mentoring system for its development approval staff, as this builds in-house capacity. Knowledge gained about design by planning staff would be applied in the assessment of all applications, as well as pre-application discussion, not just those that are of the scale to require a design panel.

A parallel, but differently focused, process could be introduced to improve Councillors’ appreciation of the principles of good siting and design.

Public workshops and lectures would offer design education to the community, developers and applicants.

Council Procedures

An important way for Council to set the lead in good design is to do so through its own projects. There are two main ways to pursue this: through the works Council


undertakes in the public domain (eg streetscaping, traffic management); and by aiming for excellence in the design of Council building projects where they are to be located in areas of landscape sensitivity.

Over time the Council could develop a series of Technical Notes covering matters like road treatment and planting. In the interim, a working group of officers could review designs to ensure they meet the recommendations of the study.

Monitoring / Evaluation

Implementation of the study should be monitored and the effectiveness of the recommended Planning Scheme controls and management guidelines be evaluated at regular intervals – say, every three years.


Appendices

Nillumbik Landscape Character Assessment [ Appendix A – Character Area Analysis Papers ]

Character Area Analysis Papers


A | PAGE 1

A1: Explanatory Character Area Analysis Paper


A | PAGE 2

CA# Character Area Name

A brief description highlighting the overall character, features and views experienced in the Character Area and its location within the Shire. It is derived from the study team’s field notes and analysis of background physical data. Accompanied by four photos depicting important elements of the Character Area.

Key Attributes Short statements identifying elements that make the Character Area distinctive. These are the places, views and features noted in the field survey or highlighted by members of local communities and visitors as the defining characteristics of the landscape.

Threats to Character A list of existing and potential threats are identified. These are the sorts of things that, should they occur (or continue to occur), the valued character of the area would be jepoardised.

Indicators of Significance/ Key Sites A list of previously identified values and key sites in the Character Area sourced from:

• previous Nillumbik council studies/ strategies; • desk research and field observations that have provided insight into the value

that the local and broader community places upon certain areas through marketing or signage;

• National Trust / National Estate listed landscapes;• rivers listed on the Heritage Rivers Act 1992; • locations identified by the study team as important; • locations of high tourism visitation; and, • landscapes identified as particularly valuable for character or aesthetic reasons in

secondary sources (e.g. National Park Management Plans, or previous landscape values studies).

Pattern of Viewing

A description of how and from where the landscape of the Character Area is viewed and the kinds of views that are experienced. The existing pattern of viewing is defined by the major viewing corridors (e.g. roads, railways, walking tracks, scenic drives), the location of settlements and public use areas, and the occurrence of key viewing opportunities such as lookouts, or ‘gateway’ views defined by topography. Types of views are described in terms of landscape features or vistas that draw the eye (e.g. prominent landforms), whether views are open or enclosed (e.g. by vegetation or topography) and the backdrop to viewing. This section also indicates how the Character Area is viewed from adjacent Character Areas. An accompanying map provides a visual aid in locating key viewing corridors.

Landscape Change Dot point list of anticipated and ongoing changes to the landscape of the Character Area resulting from:

• dynamic and changing landscape features (e.g. evolving landscapes); • existing land use activity (e.g. seasonal variations in agriculture or harvesting of

established forestry plantations etc.); • landscape improvement (e.g. revegetation of degraded river valleys); • development pattern (e.g. expansion of townships, increased rural residential

living); and • existing state / local government policies likely to affect change (e.g. constraints

on type or location of development, release of land for expansion of settlements, policies to encourage development).

These build on the threats to character outlined above and aid in the development of Landscape Management Objectives and design guidelines and strategies for managing change in the Character Area.

Sensitivity to Change An assessment of the ability of landscapes within the Character Area to accommodate change without altering the valued characteristics of the Area. This is a professional judgment based on analysis of the environmental and physical characteristics of the Character Area, the types of change or development expected to occur, and the existing pattern of viewing. Sensitivity is rated as high, moderate or low. For example, landscapes less sensitive to residential development might include those in which dwellings can be sited among vegetation, or nestled into slopes of low hillsides without


A | PAGE 3

being prominent in the viewed landscape. The level of existing alteration to the landscape is also a factor for consideration.

Future Character Direction Statements that describe the desired directions for managing the rate, scale and type of landscape change appropriate for the Character Area. It is derived from the study team’s assessment of appropriate places for landscape change based on landscape characteristics and sensitivity. The Future Character Directions statement forms the ‘stepping stone’ between the existing character description and Landscape Management Objectives for the Character Area.

Landscape Management Objectives A set of objectives to describe how to achieve the Future Character Directions for a range of landscape elements (e.g. roads, vegetation, settlement edges) in the Character Area. These objectives drive the development of more detailed design guidelines and strategies to manage development, control negative change and protect and / or strengthen the valued qualities of the Area.

Landscape Management GuidelinesA table of detailed guidelines and strategies for managing change in the Character Area. Set out in four columns:

Landscape Element: Lists aspects of the landscape and development that warrant specific consideration (e.g. vegetation, views, siting, design, infrastructure, signage, property entrances, roads etc).

Landscape Management Objectives: Copied from previous section. State the intention and desired outcome for that character element.

Response: The preferred method to satisfy the relevant character element objective(s) through appropriate design and siting of development, or strategic actions. Other methods of achieving the relevant objective may also be demonstrated.

Avoid: Statements specify inappropriate actions or design responses.


A | PAGE 4

A2: Character Area Analysis Papers


A | PAGE 5

Nillumbik Landscape Character Assessment [ Appendix A - Character Area Analysis Papers ]


CHARACTER AREA 1 OPEN PASTURES

CA1 PAGE 1

CA1 Open Pastures

Applies to particular areas in the following Zones: GWZ. See Character Areas Map on (A | PAGE 5), above.

The Open Pastures Character Area comprises flat to gently rolling agricultural pastures adjoining the north-eastern fringe of the Metropolitan Urban Growth Boundary. The Area has been substantially cleared for pasture, with occasional remnant native trees and mature exotic shelter belts throughout. Within paddocks, scattered agricultural buildings provide a contrast with the broad acres of open pasture. Open rolling topography and sparse vegetation affords excellent outviews, particularly towards the Kinglake National Park, which forms a dominant landscape backdrop to the north. The

Area is characterised by an overall sense of openness, where the absence of buildings provides a sharp contrast to the adjoining urban residential land to the west.

Key Attributes Threats to Character Open rural landscape with gently rolling topography

Long range views to the backdrop of the Kinglake National Park

Scattered native vegetation/ mature shelter belts

Feeling of openness/ spaciousness

Large, open farming properties/ paddocks

Built form in prominent locations and along ridgelines/ buildings and structures that break the skyline

Conspicuous buildings and structures located in views towards the Kinglake National Park

Dominance of horticultural/ agricultural structures in the landscape

Loss of native shelterbelts/ native vegetation

Built form lining road corridors/ ribbon development

Loss of productive agricultural land

Subdivision of large lots for hobby faming and residential purposes

Urban and suburban styles of residential development (e.g. large scale buildings with large areas of hard surfaces, long driveways and formal exotic garden design and fencing)

Excessive lighting on private property (e.g. lighting of driveways, pathways and vegetation etc)

Weeds/ pest plants and animals e.g. rabbits

Land degradation- drought, overgrazing

Bushfires



CA1 PAGE 2

Indicators of Significance / Key Sites

� The Open Pastures Character Area is recognised as a scenic non-urban landscape with strong agricultural and landscape values under the Green Wedge Zone in the Nillumbik Planning Scheme.

� A number of significant Aboriginal cultural heritage sites occur in the Character Area.

� Many parts of the Character Area are subject to an Environmental Significance Overlay in recognition of sites of Faunal and Habitat significance.

Pattern of Viewing

Views tend to be long distance, particularly from the elevated sections of Yan Yean Road and Ridge Road, with extensive outviews across undulating pastures, terminating at the vegetated hillslopes of the Kinglake National Park. Large open skies are a key feature of viewing within this Character Area. Deep Creek Road provides a more intimate viewing experience with outviews limited to the more immediate topography and roadside vegetation. Key viewing corridors are highlighted in orange on the map opposite.

Landscape Change and Sensitivity to Change Anticipated and ongoing changes to the landscape of the Character Area include:

� continued grazing and agricultural activity; � development of agricultural industry on larger lots; � increasing subdivision/ reduction in farm size due to changing use, some of

which will require infrastructure on the property e.g. Solar Farms; � active land rehabilitation; � increase in native vegetation through active revegetation by community groups

and farmers and natural regeneration of less productive agricultural areas; � rehabilitation and revegetation of parts of the Arthurs and Deep Creek environs; � development of new infrastructure, including telecommunications towers;

� some minor pressure for development of residences and accommodation on private land, particularly adjacent to the Whittlesea growth corridor along Yan Yean Road.

Open, cleared land is particularly sensitive to additional buildings and structures. Agricultural infrastructure and sheds that sit on the ridgeline or hilltop are conspicuous and pose a threat to the character of the open pastures. Existing vegetation and topography are important elements in assisting the integration of future built form and infrastructure within the landscape. Given the Green Wedge Zoning and isolated nature of the Character Area, it is likely that these landscapes are less susceptible to substantial change/ additional built form.



CA1 PAGE 3

Future Character Direction

The Open Pastures Character Area will retain its scenic, rural aspect with views to distant ranges a key feature when viewed from roads and other publicly accessible vantage points. The character and diversity will be maintained by encouraging the continuation of agricultural and grazing activities, while improving the native vegetation linkages through plantings in paddocks and along watercourses. The pastures will continue to be characterised by a sense of openess, maintained by siting built form back from roads or integrating with existing vegetation where it occurs. Ribbon development of residences along roads will be avoided. Visible hillfaces and ridgelines, particularly those visible from main road corridors, will be protected from intrusive development in order to maintain views to the mountain backdrop.

Landscape Character Objectives

� To maintain the character of an open rural landscape with gently rolling topography.

� To protect views to the Kinglake National Park which forms a backdrop to this Area.

� To maintain remnant vegetation.

� To minimise the visual impact of buildings and structures within this open landscape.



CHARACTER AREA 2 ROLLING VALLEYS

CA2 PAGE 1

CA2 Rolling Valleys Applies to particular areas in the following Zones: GWZ, RCZ. See Character Areas Map on (A | PAGE 5), above.

Set beneath the steep vegetated slopes of the Kinglake National Park, this Character Area is dominated by rolling hills and vegetated valleys of the Arthurs and Diamond Creek corridors. Characterised by open viewing opportunities and an overall sense of isolation, the Area attains a well balanced diversity of natural/ cultivated landscapes. Interspersed farms are set on large lots amongst the rolling hills and creek valleys, with carefully sited individual residences and occasional agricultural infrastructure. Active viticulture and fruit orchards are common throughout, but do not dominate the surrounding natural landscape. Native vegetation is scattered throughout the valleys,

with more intense remnant indigenous vegetation occurring at roadsides and alongside the creek gullies. The small rural settlement of Strathewen, located to the north of the Character Area was severely affected by the bushfires of February 7th, 2009.

Key Attributes Threats to Character Scenic rural landscape with rolling topography, interspersed with agricultural/ horticultural land uses.

Views to the backdrop of the Kinglake National Park

Visual dominance of forested ranges

Buildings and structures are generally minor parts of the landscape

Dominant areas of native vegetation, particularly at roadsides and along creek corridors

Orchards/ Vineyards are common throughout

Overall sense of isolation

Urban and suburban styles of residential development (e.g. large scale buildings with large areas of hard surfaces, and formal exotic garden design and fencing)


Built form that is not integrated with the landscape/ not designed to reflect topography

Built form in prominent locations and along ridgelines

Conspicuous buildings and structures located in views towards the Kinglake National Park

Incremental loss of native vegetation

Degraded vegetation particularly on roadsides and creek corridors

Built form and signage lining major road corridors



Loss of productive horticultural/ agricultural land ie Orchards and Vineyards

Bushfires



CA2 PAGE 2

Indicators of Significance / Key Sites � The Rolling Valleys Character Area borders the Kinglake National Park. This

22,360 hectare park lies on the slopes of the Great Dividing Range. Scenic lookouts offer dramatic views of the Melbourne skyline, Port Phillip Bay, the Yarra Valley and across to the You Yangs. Forests, fern gullies and waterfalls are among the other attractions.

� The Kinglake National park is listed on the Register of the National Estate, attracting tourists and visitors from across Victoria and potentially nationally and internationally.

� A number of significant Aboriginal cultural heritage sites occur in the Character Area, particularly near waterways.


� The Deep, Running, Arthurs and Diamond Creeks are important landscape, environmental and recreational resources within the Shire.

Pattern of Viewing

Views which take in the surrounding rolling valleys and hillslopes of the Kinglake National Park are a key attribute of the Rolling Valleys Character Area. Numerous unsealed, narrow roads traverse the valleys and provide varied viewing experiences. Highly vegetated roadsides provide an intimate ‘country lane’ experience, whilst at various intervals roadside vegetation ceases and openings reveal wide panoramas across the rolling valleys. Particular viewing corridors to note include the northern sections of Cottlesbridge-Strathewen Road and Eagles Nest Road, with views capturing the Kinglake National Park. Vegetated hillsides at the edges of the Kinglake National Park provide an important backdrop and terminus to viewing within this Character Area. Recreation/ tourism locations within the Kinglake National Park are also important locations from which to view this Character Area. Key viewing corridors are highlighted in orange on the map opposite.


� more intensive farming, including the establishment of further olive groves, vineyards, and orchards;

� ongoing visual changes associated with seasonal changes and changes to agricultural activities / technologies e.g. protective hail netting;

� construction of new dwellings, particularly in and around the Strathewen area; � Increased residential settlement, and ‘lifestyle’ living- with new housing situated

to take advantage of available views; � possible upgrades of commonly used unsealed road networks; � development of new infrastructure, including telecommunications towers;



CA2 PAGE 3

� increase in native vegetation through active revegetation by community groups and farmers and natural regeneration of less productive agricultural areas;

� active management and rehabilitation of native vegetation, particularly in fire affected areas;

� rehabilitation work, including revegetation of degraded creek valleys and weed removal;

� conversion of pasture to plantation forestry in some areas.

The hilly topography creates a number of highly visible and prominent hill faces and ridgelines which makes the Character Area particularly sensitive to development. Vegetation and topography provide potential for screening of buildings and other infrastructure.

Towards the north, the visible hillslopes and edges of the Kinglake National Park are highly sensitive to change, particularly large scale or linear landscape changes such as transmission line easements. The dense vegetated hillslopes makes development which contrast with colours and textures particularly conspicuous. Lot sizes and the associated use of this land plays a significant role in maintaining the existing landscape character of the Area. This Character Area has a high sensitivity to change but given its isolated location and lack of formal access, anticipated changes are less likely to occur.


The diversity of agricultural/ horticultural, natural and developed landscapes will be maintained by protecting remnant native vegetation, ensuring productive agricultural and horticultural activity continues on productive land and carefully integrating buildings, structures and infrastructure. Vegetation at roadsides and within creek valleys will continue to be a defining feature, while rolling paddocks and pastures will create an open, scenic contrast to the natural backdrop of the Kinglake National Park. Revegetation of less productive farmlands and areas of environmental degradation will continue to be encouraged. Parts of the Character Area will remain a working agricultural/ horticultural landscape with infrastructure related to the more intensive use of the land, but carefully designed and sited to maintain an attractive outlook. Only single or small groups of buildings will occur within open paddocks, and these will be softened by substantial vegetation. Special consideration will be

given to the protection of views from the main roads linking Strathewen to Arthurs Creek/ St Andrews. The landscape management of private forested land bordering the Kinglake National Park will aim to be consistent with the landscape priorities identified for those areas, and the contribution their forested character makes to the Green Wedge.


� To maintain the scenic rural landscape character of rolling topography and vegetated creek corridors interspersed with agricultural/ horticultural land uses.

� To protect views to the Kinglake National Park which forms a backdrop to this Area.

� To maintain the visual prominence of the forested ranges.

� To ensure that buildings and structures appear as minor parts of the landscape.

� To retain areas of native vegetation, particularly at roadsides and along creek corridors

� To ensure that agricultural or horticultural uses complement rather than dominate the landscape.

� To preserve the overall sense of isolation that is created through the natural topography and clusters remnant vegetation.


CA3 PAGE 1

Nillumbik Landscape Character Assessment [ Appendix B - Character Area Analysis Papers ]

CHARACTER AREA 3 UNDULATING AGRICULTURAL

CA3 PAGE 2

CA3 Undulating AgriculturalApplies to particular areas in the following Zones: RCZ. See Character Areas Map on (A | PAGE 5), above.

The Undulating Agricultural Character Area provides a scenic transition between the open rural pastures to the north, the heavily vegetated areas to the east and the built up urban residential areas to the south of the Shire. Comparatively open and predominantly agricultural, the Area is characterised by farms and residences set on gently undulating topography with occasional shelterbelts and patches of remnant indigenous vegetation. Large areas of dense native vegetation occur throughout, particularly along roadsides and creek corridors towards the north east. Two creek lines run through the north of the Character Area, where small rural settlements are nestled amongst the vegetated creek corridors. A dominant rural character is evident

across the mosaic of agricultural, natural and settled landscapes that occupy this Character Area. Two creek lines run through the north of the Character Area, where the small rural settlements of Arthurs Creek, Nutfield and Cottles Bridge are nestled amongst the vegetated creek corridors.

Key Attributes Threats to Character Large areas of cleared agricultural landscape with pockets of remnant vegetation and occasional shelter belts

Some large areas of dense native vegetation, particularly along narrow roads and creek corridors

Gently undulating topography

Agricultural land use

Strong rural character

Gradual conversion to a ‘suburban’ built form through the conversion to hobby farms and construction of new residential dwellings, particularly surrounding the low density residential zoned land to the south west

Large, non-site responsive dwellings with large areas of hard surfaces, long driveways and formal exotic garden design and fencing

Excessive lighting on private property (e.g. lighting of driveways, pathways and vegetation etc)

Development of houses and sheds in prominent locations and along ridgelines

Loss of shelterbelts and native vegetation

Degraded vegetation particularly on roadsides and creek corridors



Exotic plantings destroying the variety of positive viewing experiences


Bushfires



CA3 PAGE 3

Indicators of Significance / Key Sites � A number of significant Aboriginal cultural heritage sites occur in the Character

Area, particularly near waterways.

� The Character Area is an important scenic transition between agricultural and natural bushland areas of the Shire.

� The Arthurs and Diamond Creeks are important landscape, environmental and recreational resources within the Shire.


Pattern of Viewing

Views within this Character Area are typically confined to the immediate topography and bands of dense vegetation that occur at the roadsides. Large patches of cleared agricultural land can be viewed from roads that traverse the Character Area but often terminate at dense patches of vegetation or a high horizon. On the upper slopes, long range views capture the distant slopes of the Kinglake National Park. Key viewing corridors are highlighted in orange on the map opposite.


� continued grazing and agricultural activity; � increased agricultural infrastructure; � reduction in farm size due to changing use, some of which will require

infrastructure on the property e.g. Solar Farms; � increased residential settlement, and ‘lifestyle’ living, including pressure for

subdivision of larger lots into smaller lots and ‘hobby farms’; � significant pressure for expansion of rural-residential areas, particularly

surrounding the Plenty/ Yarrambat low density residential area; � development of new infrastructure, including telecommunications towers; � conversion of pasture to plantation forestry in some areas;

� possible upgrades of commonly used unsealed road networks; � management of vegetation at roadsides for safety purposes;� rehabilitation and revegetation of parts of the Arthurs and Diamond Creek

environs.



CA3 PAGE 4

The influence of the low density residential area to the south west will continue to provide significant pressure for increased residential dwellings within this Character Area. Large footprint ‘suburban’ style dwellings provide a high contrast to the open rural character and are particularly conspicuous within this landscape. Rolling topography and scattered vegetation provide some opportunities to minimise intrusion of smaller developments such as dwellings and agricultural infrastructure. The Agricultural use of this land plays a significant role in maintaining the existing landscape character of the Area.

Dense patches of native vegetation, particularly at defined edges such as roadsides and creek corridors, are sensitive to change, particularly developments that involve substantial vegetation removal.


The Undulating Agricultural Character Area will continue to provide a comparatively open and predominantly rural aspect of medium scale cultivation interspersed with occasional shelterbelts and patches of dense vegetation. The mosaic of agricultural, natural and settled landscapes will be maintained by protecting remnant native vegetation and the relative openness of hillsides and carefully integrating buildings, settlements and infrastructure. Gradual evolution of the agricultural character will be encouraged including new farming practices and crops (e.g. orchards and vineyards), and revegetation of less productive agricultural land and areas of environmental degradation. The rural landscape character will be maintained by controlling and managing the establishment of built form and non-agricultural land uses which detract from this character. Vegetation patterns will be maintained with a mix of established exotic vegetation and native remnants.


� To maintain the rural, agricultural character of the Area.

� To protect clusters of remnant vegetation.


� To maintain a balance between natural and settled landscapes.



CHARACTER AREA 4 BUSHY SLOPES

CA4 PAGE 1

CA4 Bushy Slopes Applies to particular areas in the following Zones: RCZ. See Character Areas Map on (A | PAGE 5), above.

Native vegetation contributes strongly to the character of the Area, with remnants occurring in dense copses within properties and near-continuous along roadside reserves, creek corridors and in National Parks adjoining the Character Area. A strong sense of spaciousness is afforded by large gaps between residences, which are often set back from the roads and ‘hidden’ in native bushland vegetation. A number of main touring routes traverse the Area, linking the settled areas to the south of the Shire to key destinations in the north/ north-east, and offering long-range scenic views to the Kinglake National Park and surrounding hillslopes. Essentially, the landscape of this

Character Area is what many people relate to as ‘quintessentially’ Nillumbik. The Green Wedge township centres of Hurstbridge, Panton Hill and St Andrews are situated along the main touring routes; where small concentrations of low-scale dwellings and basic commercial facilities are set amongst highly vegetated surrounds. The small rural settlements of Watsons Creek, Smiths Gully and Christmas Hills are also located within this Character Area, where small clusters of dwellings blend into the surrounding bushland setting.


Scenic landscape with a strong presence of native bushland vegetation and tall trees

Buildings respond to and blend into the surrounding bushland setting

Undulating/ sloping topography

Occasional patches of cleared land capture views of the Kinglake National Park and surrounding mountain ranges

Sense of spaciousness

Unsealed secondary road network

Occasional vineyards/ olive groves

Built form/ structures that are not integrated with the landscape and existing topography Urban and suburban style built form and garden design (e.g. large scale buildings with large areas of hard surfaces, and formal exotic garden design and fencing) Large cleared areas which break the dominance of native vegetation across the landscape Proliferation of visually dominant agricultural/ horticultural structures in the landscape Excessive lighting on private property (e.g. lighting of driveways, pathways and vegetation etc) Incremental loss of tall trees/ native vegetation Excessive tourism structures/ signage High fencing along major touring routes

Degraded vegetation particularly on roadsides and creek corridors Weeds/ pest plants and animals e.g. rabbits Built form extending in ribbons along main road corridors Bushfires



CA4 PAGE 2

Indicators of Significance / Key Sites � The Bushy Slopes Character Area is viewed by a large number of visitors and

residents owing to the touring routes which traverse the area. Essentially, the landscape of this Character Area is what many people relate to as ‘quintessentially’ Nillumbik. As such, the character of this area may influence the perception of the landscape character of the Shire more broadly.

� The significance of this Character Area is largely associated with the scenic amenity of rolling topography and vegetation.

� Three major roads (Heidelberg- Kinglake Road, Kangaroo Ground- St Andrews Road and Eltham-Yarra Glen Road) provide major tourist routes through the Shire to key destinations such as Kinglake National Park, Yea and the Yarra Ranges.

� The area boasts a number of wineries, vineyards, restaurants, B&Bs, antique stores, galleries and festivals, attracting visitors all year round and contributing to the growing recreational and tourism use of the Nillumbik Shire.

� The adjoining Kinglake National Park is listed on the Register of the National Estate, attracting tourists and visitors from across Victoria and, potentially, nationally and internationally.

� The area boasts a number of small historic settlements including Smiths Gully, which originated as a small gold mining settlement in the mid 1900’s.

� St Andrews is a lively Green Wedge township, known for its vibrant Saturday market, strong sense of community and its relaxed lifestyle.

� The Watsons Creek Tea Rooms and Antique Store, situated on the banks of Watsons Creek, provides a picturesque resting point for visitors travelling along the Eltham-Yarra Glen Road.

� The 40 kilometre long Heidelberg School Artists Trail meanders through this Character Area. Interpretive signs are located in a diverse range of outdoor settings close to where artists such as Arthur Streeten and Tom Roberts painted or lived. The trail is free of charge and can be accessed by car, bike or on foot.

� The Sugarloaf Reservoir is located approximately 2 kilometres from Watsons Creek, providing an important water storage and supply function for Metropolitan Melbourne. The Reservoir is open to the public during daylight hours, providing an important scenic and recreational resource to people across the region.


� The Diamond and Watsons Creeks traverse the area and are important landscape, environmental and recreational resources within the Shire.


Pattern of Viewing

Viewing opportunities within this Character Area are defined by topography and vegetation. On the higher slopes, occasional long range views capture the distant mountain ranges, while viewing along the lower slopes and river valleys is confined to surrounding bushland and dense roadside vegetation. Most views from the townships and roads within this Area are characterised by substantial vegetation. This Character Area includes Nillumbik Shire’s main Green Wedge population centres and the two major north-south touring, commuting and freight routes of Heidelberg- Kinglake Road and Kangaroo Ground- St Andrews Road. Large numbers of people, therefore, view the Bushy Slopes Character Area at close proximity. Other notable viewing corridors include Eltham-Yarra Glen Road and Skyline Road - an unsealed route that follows the ridgeline along the eastern boundary of the Shire, offering expansive open views to plains, hills and mountains to the east.

Furthermore, many of the densely vegetated hills are highly visible from locations outside the Character Area- particularly from the adjacent uplands within Character Area 5 and from within the Kinglake National Park to the north. Key viewing corridors are highlighted in orange on the following map.



CA4 PAGE 3


� increased residential settlement, and ‘lifestyle’ living, including pressure for subdivision of larger lots into smaller lots and hobby farms;

� ongoing pressure for large residential dwellings;

� pressure for expansion of existing residential settlement particularly at the edges of the Green Wedge Townships;

� increased tourism facilities/ businesses/ activities in and around the main settlements, particularly those located on the key touring routes;

� residential and boutique accommodation development on previously undeveloped lots;

� active management and rehabilitation of native vegetation, particularly in fire affected areas;

� management of vegetation at roadsides for safety purposes;� rehabilitation work, including removal of exotic vegetation along the Diamond and

Watsons Creek environs.

Buildings or structures that involve substantial vegetation removal provide a stark contrast to areas of dense native vegetation. Hillslopes and skylines viewed from the main touring routes, particularly through Panton Hill and St Andrews, are the landscapes most sensitive to change. The close proximity of viewing of the surrounding hillslopes means alterations which remove vegetation, are of a contrasting colour, or break the skyline, may be particularly conspicuous. Roadsides are also sensitive owing to the number of viewers and the contribution that continuous bushland vegetation makes to the character of the Area. Vegetation and topography provide the opportunity for screening many smaller-scale landscape changes within the Character Area.


The Bushy Slopes Character Area will continue to be dominated by intact native bushland providing an enclosed setting at roadsides, to settlements, and from tourism and recreation locations throughout. Waterways and other natural features will be maintained and enhanced as important environmental, scenic and tourism resources. Townships will present hard edges (softened with vegetation) to create an identifiable boundary to the surrounding natural landscape. Housing located outside of the main Green Wedge centres will continue to be low-scale. The bushland character of this Area will be protected by carefully siting built form and structures away from prominent hillslopes, ridgelines and roadsides and/or designing them to



CA4 PAGE 4

blend in and harmonise with the surrounding landscape. Management of natural values will continue to be important to the appreciation of the landscape character.


� To protect the strong presence of native vegetation within the landscape.

� To design and site buildings and structures to blend into the surrounding bushland setting and complement the undulating topography.

� To preserve views of the Kinglake National Park and surrounding mountain ranges.

� To maintain a sense of spaciousness and remoteness that is created by the sparse siting of buildings and structures.




CHARACTER AREA 5 AGRICULTURAL UPLANDS

CA5 PAGE 1

CA5 Agricultural Uplands

Applies to particular areas in the following Zones: RCZ. See Character Areas Map on (A | PAGE 5), above.

The gently rolling agricultural plateau surrounding Kangaroo Ground is loosely centred on ‘Garden Hill’ – a small extinct volcano that marks the highest point of the shire. Ongoing agricultural activity in the form of grazing and cropping has resulted in a relatively open agrarian landscape character, interspersed with occasional stands of native vegetation and exotic shelter belts. Rich in black volcanic soils, the Area is also a popular location for active viticulture and olive groves. Buildings are generally minor parts of the landscape, with occasional farmhouses and low scale dwellings scattered in less prominent locations and carefully integrated with vegetation and topography. The plateau surrounding Kangaroo Ground offers a high vantage point, where

sweeping views across the Shire capture Mt Dandenong, Kinglake National Park and the Melbourne city skyline. The Area features the Kangaroo Ground War Memorial Park and 12 metre tall viewing tower which is a commonly visited public vantage point offering 360 degree views across the Shire. The small rural settlement of Kangaroo Ground located in the centre of the Character Area is centred around a general store, church and a school.

Key Attributes Threats to Character Scenic elevated agrarian landscape with varying colours and textures

Cleared grazing paddocks interspersed with olive groves and vineyards

Long open views to distant mountain ranges and the Melbourne CBD

Feeling of openness / spaciousness

Hawthorn hedgerows along main road corridors

Shelterbelts, particularly along property boundaries

Large, non-site responsive dwellings with large areas of hard surfaces, bright colours/ materials, formal exotic garden design and fencing

Built form in prominent locations and along ridgelines

Built form that is not integrated with the landscape/ not designed to reflect topography

Loss of shelterbelts/ hedgerows

Buildings and structures that break the skyline

Proliferation of horticultural/ agricultural structures within the landscape


Gradual conversion to a ‘suburban’ built form through the construction of new residential dwellings



Bushfires



CA5 PAGE 2

Indicators of Significance / Key Sites � The highly scenic agricultural plateau provides a distinctive local character within

the Green Wedge.

� The hilltops and slopes of Kangaroo Ground are known for their rich volcanic, and highly productive soils.

� Kangaroo Ground’s main hill, a small extinct volcano, marks one of Melbourne's highest points.

� As its name suggests, Kangaroo Ground is a popular location for large mobs of Kangaroos. Kangaroos can be seen in the open landscape on most days, particularly in the early morning or around dusk.

� The Tower of Remembrance, built to commemorate the fallen diggers of Eltham district who enlisted in World War I, offers spectacular views across the Shire and beyond.

� Wellers Restaurant sits on the site of a hotel that opened in 1872 and served as a Cobb and Co coach depot. The mud-brick restaurant, bar and music venue has a dining room with sweeping views of the Dandenong Ranges.

� A number of wineries, vineyards, restaurants and art galleries attract visitors all year round.

� A number of significant Aboriginal cultural heritage sites occur in the Character Area.


Pattern of Viewing

The elevated landform within the Agricultural Uplands Character Area offers long range views across the entire Area, beyond the municipality to the surrounding mountain ranges and distant city skyline. A number of key touring routes meet at the centre of the Character Area where viewing is characterised by undulating paddocks and agricultural activity. Long shelterbelts are a feature of this Character Area, but often limit long range viewing opportunities, particularly where larger varieties line the roadside. The Kangaroo Ground viewing tower and platform is an important designated viewing location in the Shire, attracting visitors from around the region. Key viewing

corridors are highlighted in orange on the map below.


� continued grazing and agricultural activity; � future use of land for intensive agriculture, horticulture, viticulture and associated

farm buildings; � new housing situated to take advantage of available views; � pressure for subdivision of larger lots for residential ‘hobby farms’; � development of tourist facilities and accommodation; � improvement of visitation infrastructure in key locations; � rehabilitation work, including revegetation of degraded areas and weed removal.



CA5 PAGE 3

The elevated topography of this Character Aarea creates a number of highly visible and prominent hill faces and ridgelines which makes the area particularly sensitive to development. Views across the surrounding semi-cleared pastures are relatively sensitive to development, however rolling topography and vegetation provide some opportunities to minimise visual intrusion of smaller dwellings and agricultural infrastructure. This Area is characterised by open expanses of agricultural land and ‘big skies’ that offer highly valued panoramic views. Lot sizes and the associated use of this land plays a significant role in maintaining the existing landscape character of the Area. This Area is therefore particularly sensitive to the loss of wide expanses of productive agricultural land, through increased residential settlement and continuing subdivision. The Areas unique landscape geology and reasonably high levels of local and tourist visitation adds further to the sensitivity of this landscape.


The unique agrarian character of this Area will be protected by encouraging the continuation of productive agricultural activity on high quality agricultural land and siting buildings and infrastructure in less prominent locations, integrated carefully with vegetation and topography. Rolling topography viewed from roads will continue to be largely rural in character with continued agricultural activity and an absence of incongruous structures and developments. Areas of native vegetation will be maintained and strengthened. Buildings and structures on visible hillfaces and ridgelines will be managed in ways that maintain long range views to the surrounding mountain ranges and distant city skyline. (


� To maintain the open, agrarian character of the landscape.

� To preserve long open views to distant mountain ranges, Kinglake National Park and the Melbourne CBD.







CHARACTER AREA 6 RIVER INTERFACE

CA6 PAGE 1

CA6 River InterfaceApplies to particular areas in the following Zones: RCZ. See Character Areas Map on (A | PAGE 5), above.

The Yarra and Plenty Rivers form the edges of the southern and western Nillumbik Shire boundary, respectively. Although geographically separate, these Areas are both characterised by steep, highly vegetated hill slopes that form the interface between the major river corridors and the more settled areas of the Shire. Built form is generally sporadic and interspersed, often set high up on steep topography, immersed in the natural surroundings. Remnant native vegetation is a key feature of the Area, particularly dominant at roadsides and along the immediate river and creek valleys. Scenic views from the river corridors themselves, and from main roads and other public recreation locations capture the surrounding forested gullies and vegetated hillslopes,

where inconspicuous built form is subsidiary to the natural landscape. Skyline Road provides a scenic unsealed route along the the high ridges above the Yarra River and through the Bend of Islands Environmental Living Zone, offering expansive views to the east and south. The character of the River Interface Area links to similar landscapes outside of the Shire to the south and west.

Key Attributes Threats to Character Highly vegetated hill slopes along the river’s edge

Steep topography

Buildings and structures that blend in with the surrounding landscape

Scenic views from the river corridors to surrounding waterways, hills and gullies

Occasional patches of cleared land

Built form/ structures in prominent locations and along ridgelines

Buildings and structures which are not compatible with the surrounding landscape and bushland character

Elements such formal exotic gardens, fencing, and large paved or cleared areas which break the dominance of native vegetation across the landscape

Non-site responsive design


Loss of native vegetation

Degraded vegetation, particularly on roadsides and along river/ creek corridors

Noise proliferation from traffic along main touring routes


Bushfires



CA6 PAGE 2


� The significance of this Character Area is associated with the scenic amenity of the Yarra and Plenty River corridors and their surrounding topography and vegetation. The Yarra and Plenty Rivers are important landscape, environmental and recreational resources within the Nillumbik Shire and the wider region.

� Walking tracks alongside the Yarra and Plenty Rivers are valued by the local community and visitors alike, for their high scenic and environmental values.

� Warrandyte State Park provides opportunities for recreational activities such as walking and picnicking.

� Set along six kilometres of the Yarra River as it winds though Warrandyte Gorge, the Bend of Islands Environmental Living Zone is a residential area of approximately 60 households that work in harmony with nature. This area exists in the Nillumbik planning scheme under an individual schedule to the Special Use Zone.


� Skyline Road and Sugarloaf Reservoir attract some tourist visitation, and are important landscape resources for the local community.


� The Yarra and Plenty River environs are subject to an Environmental Significance Overlay in recognition of their important landscape, environmental and recreational values.

Pattern of Viewing

The Yarra and Plenty River corridors and numerous recreational sites on public land are important locations from which to view the character of this Area. Furthermore, the steep, vegetated slopes of this Character Area are highly visible from public and private land outside of the Study Area. Warrandyte is a picturesque town located just south of the study area along the Yarra River, attracting tourists year round. Views from walking tracks along the Yarra and Plenty Rivers are particularly important.

Skyline Road- an unsealed route beginning at a junction in the Bend of Islands - traverses the high ridges above the Yarra River's broadest flood plain and offers expansive views across the Yarra Ranges to the east and Manningham to the south. Key viewing corridors are highlighted in orange on the maps below.

Plenty River Interface

Yarra River Interface



CA6 PAGE 3


� development of housing on existing small to medium sized lots, particularly on the outskirts of North Warrandyte and Plenty;

� pressure for subdivision of larger lots;

� continued grazing and agricultural activity; � new housing situated to take advantage of available views; � development of tourist facilities and accommodation; � improvements to existing tourism infrastructure and services, particularly in and

around North Warrandyte; � increase in native vegetation through active revegetation by community groups

and farmers and natural regeneration of less productive agricultural areas; � impacts on vegetation through fire and fire prevention measures; � rehabilitation work, including revegetation of degraded areas and weed removal

along the Yarra and Plenty River corridors.

Vegetated and riverine areas are less able to absorb development owing to their scenic nature and environmental sensitivity. Overlays associated with environmental values and frequent inundation (Environmental Significance, Significant Landscape and Land Subject to Inundation Overlays) have tended to reduce some pressure for substantial development in the Character Area, outside of North Warrandyte.

The Yarra and Plenty River interface areas are highly sensitive to change due to high levels of visitation, including tourists and visitors attracted by the landscape setting. Alterations which remove vegetation, or are of contrasting colour to the highly vegetated hillslopes may be particularly conspicuous. Development threats are, however, minimal due to much of the immediate River Interface Character Area zoned Public Conservation and Resource Zone (PCRZ).

The rolling hills adjacent to the riverine areas are also sensitive to change due to their high visibility from main touring routes and settlements within and outside the Shire. Spacious lots and dense vegetation coverage play a significant role in maintaining the existing landscape character of these peripheral areas. Vegetation and topography provide potential for screening of buildings and other infrastructure.


Waterways are an important landscape feature within the Shire and their natural character will continue to be protected and enhanced. This Character Area will continue to present a highly vegetated interface between the major river corridors and the more settled areas of the Shire. Remnant native vegetation will be maintained as a dominant feature, particularly at roadsides and along the immediate river and creek valleys. Settlement will be contained within existing built-up areas of the Shire, and development will continue in a manner which protects the scenic, vegetated setting and views from roads, townships and public recreation areas. Buildings and structures will be screened by vegetation and / or sited away from prominent hillfaces and hilltops. Expansion of the native vegetation cover will be encouraged, with linkages forming across cleared hill faces towards the river environs. Protection and rehabilitation of waterways for environmental and scenic values will be encouraged.


� To protect the strong presence of native vegetation along the edge of the river corridors.

� To design and site buildings and structures to blend into the surrounding bushland setting and complement the steep topography.

� To preserve scenic views from the river corridors to surrounding waterways, hills and gullies.

� To minimise the visual impact of buildings and structures within open areas of the landscape.



CHARACTER AREA 7 SUBURBAN RURAL

CA7 PAGE 1

CA7 Suburban Rural

Applies to particular areas in the following Zones: LDRZ. See Character Areas Map on (A | PAGE 5), above.

This Character Area includes the Low Density Residential land around Plenty and Yarrambat to the north of the Metropolitan Melbourne Urban Growth Boundary. The influence of the established urban residential areas to the south, and the Whittlesea growth corridor to the west, has extended to this Character Area with the ongoing establishment of rural-residential settlement bordering Yan Yean Road. A semi-rural and spacious character is afforded by low-scale dwellings, large informal gardens, hobby farms, post and wire fencing and informal street infrastructure. Pockets of remnant vegetation are scattered throughout the relatively cleared landscape, with new native planting on private property contributing to the amenity of the Area.

Key Attributes Threats to Character Predominantly cleared land with occasional pockets of remnant vegetation

Rural-residential character

Residential land uses with small scale agricultural land uses/ hobby farms

Urban styles of residential development (e.g. large scale buildings with large areas of hard surfaces, and formal exotic garden design and fencing)

Loss of native vegetation




Bushfires


� The Area has been designated a future residential growth area through the application of the Low Density Residential Zone. There are no key sites or particular indicators of significance to note.

Pattern of Viewing Views within this Character Area are largely confined to the local area, terminating at surrounding vegetation. Yan Yean Road provides the main viewing corridor within this Area where outviews are typically restricted by roadside vegetation and shelterbelts. Private residential properties and public recreational locations such as Yarrambat Park Golf Course are also important locations from which to view the character of this Area. Towards the north east where the topography falls away and the road dips steeply down, occasional long range views capture the backdrop of the distant mountain ranges. Key viewing corridors are highlighted in orange on the map opposite.


CHARACTER AREA 7 SUBURBAN RURAL

CA7 PAGE 2


� continued subdivision of larger lots; � construction of new dwellings on existing lots, particularly large footprint ‘lifestyle’

residences; � continued use of the land for small scale agricultural activities and ‘hobby farms’; � weed removal and the introduction of new vegetation including screening plants.

Allocated as an area of land for future residential growth, this Character Area will continue to undergo significant change in the form of continued subdivision and construction of new dwellings. This Area is not particularly sensitive to change given its relatively flat topography and dense patches of roadside vegetation. Vegetation within privately owned land provides potential for screening of buildings and smaller landscape changes.


This Character Area will continue to provide low density residential living within a semi-rural setting, in close proximity to the built up areas within the Shire. Residential land will continue to be developed with lot sizes conforming to low density residential standards. Dwellings will be low to medium scale and maintain a small building footprint, setback from property boundaries, with soft surrounds. Small scale farming activities will contribute to the rural character and amenity of the Area. Storage areas, outbuildings and other structures will be limited to avoid visual cluttering of the landscape. Low open style fencing, native gardens and a lack of formal kerbing and footpaths will contribute to the Areas semi-rural, informal and spacious landscape character. Vegetation cover will continue to be strengthened over time, with the establishment of additional landscaping of locally appropriate native species set amongst pockets of remnant trees.


� To maintain the open, rural character of the Area.




Nillumbik Landscape Character Assessment [ Appendix B – Green Wedge Landscape Management Guidelines ]

Green Wedge Landscape Management Guidelines


��B | PAGE 1 �

GREEN WEDGE LANDSCAPE MANAGEMENT GUIDELINES

Landscape Element Objectives Design Response Avoid

Vegetation & Landscaping

To protect and enhance indigenous vegetation as a key character element of the Green Wedge areas, particularly at roadsides, along river and creek corridors and adjacent to the Kinglake National Park.

To ensure vegetation continues to positively contribute to the landscapes of the Green Wedge.

� Protect and, where necessary, rehabilitate significant stands of vegetation, particularly on prominent hill faces/ ridgelines, at roadsides, along river and creek corridors and adjacent to the Kinglake National Park, subject to considerations such as fire protection, safety and bushfire recovery.

� Minimise vegetation removal in new development. Development which requires removal of any vegetation should aim to replace or rehabilitate an equivalent vegetation cover using locally appropriate species. (A landscape plan is required to accompany development applications for buildings and structures, particularly in highly visible locations such as prominent hill faces/ ridgelines).

� Maintain the continuity and dominance of tall vegetation along the Yarra and Plenty River corridors, particularly in locations that are visible from areas of high public access.

� Screen buildings, structures and large areas of hard surfaces with appropriately scaled informal landscaping, suitable to the landscape character of the area.

� Consider the existing landscape character of the area as a guide to the selection of vegetation and the layout of private gardens and public spaces, extending the existing character into private and public domain landscaping.

� Reinforce vegetative linkages to natural features such as the Kinglake National Park, Yarra and Plenty Rivers, creek environs and other public recreation locations.

� Encourage the removal of environmental weeds and their replacement with local native and indigenous species, particularly those that are drought- resistant and have fire retardant properties.

Refer also to the Native Vegetation Clauses of the Nillumbik Planning Scheme (Clauses 15.09 and 52.17), and the State Government’s Native Vegetation Management: A Framework for Action.

Loss of significant stands of vegetation, particularly on prominent hill faces/ ridgelines, at roadsides, along river and creek corridors and adjacent to the Kinglake National Park.

Ad-hoc clearing and removal of vegetation.

Development which requires permanent clearing of vegetation.

Lack of landscaping and substantial vegetation in new development.

Reduction in the overall vegetation coverage of the area.

Landscaping that provides little connection to the surrounding natural environment and existing landscape character.

Formal landscape design (e.g. geometrically aligned tree avenues/ large areas of lawn/ formal garden beds).

Hard surfaces and hard edges in landscaping.

Continuous spreading/ planting of environmental weeds.

Views & Vistas To preserve and enhance scenic views of the Kinglake National Park, the Yarra and Plenty River corridors and their surrounding environs, as viewed from main roads and other publicly accessible locations.

To maintain the visual prominence of highly vegetated hillslopes and riverbanks, which form an important part of the amenity and character of the Green Wedge.

� Site buildings, structures and other infrastructure away from prominent views available from main roads/ key viewing corridors and other publicly accessible locations.

� Design and site buildings, structures and other infrastructure which occurs in the foreground (up to 1 kilometre) of views of the Kinglake National Park, so as to not adversely affect the character and quality of these views, unless it can be shown that equivalent publicly accessible vistas are available nearby.

� Design and site buildings, structures and other infrastructure which occurs in the immediate foreground (up to 1 kilometre) of the Yarra and Plenty River corridors, so as to not adversely affect the character and quality of views of the vegetated hillslopes and riverbanks.

� Consider the cumulative impact of developments visible from main roads/ key viewing corridors on the character of the roadside environment and surrounding landscapes.

� Consider the impact of developments on immediate views within the area, as well

Unsympathetic/ intrusive buildings and structures that obscure prominent views.

Conspicuous or incongruous (out of place) buildings, structures or infrastructure visible in the foreground of views of the Kinglake National Park.

Loss of publicly accessible views of the highly vegetated hillslopes and riverbanks along river corridors.

Loss of the current balance between natural and cultivated/ settled landscapes.

Conspicuous or incongruous (out of place) buildings, structures or infrastructure which are highly visible from surrounding municipalities.

Vegetation that disrupts prominent views towards the Kinglake National Park.


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as back into the Shire as viewed from the Kinglake National Park and adjoining municipalities (e.g. Whittlesea, Manningham and Yarra Ranges).

� Design vegetation planting and regeneration works to retain views towards the Kinglake National Park where possible.

Buildings & Structures: Siting

To site buildings and structures to reflect the natural topography and complement the landscape character of the area.

To ensure that buildings and structures are sited so that they do not visually dominate the landscape.

� Site buildings and structures:

� away from visually prominent locations such as ridge lines, hill faces and elevated areas;

� to minimise the area of exposed batter/ embankment and avoid excessive disturbance to existing topography;

� to be set back from property boundaries, river and creek corridors and roads;

� outside of areas that are significantly cleared of vegetation, unless substantial landscaping is proposed;

� to be set amongst existing vegetation and/ or developed with substantial landscaping of locally appropriate species.

Refer also to Clause 22.04 Siting and Design Policy for Buildings and Works in Non-Urban Areas of the Nillumbik Planning Scheme.

Loss of the existing landscape character where the spacious nature and absence of buildings are key characteristics of the area.

Buildings and structures which are highly visible or located in prominent locations.

Buildings and structures which break the ridgeline silhouette.

Buildings that do not follow the natural contours of the site, and require excessive cut and fill.

Buildings and structures set close to property boundaries and roads.

Buildings and structures which impact on the character and environmental quality of watercourses.

Buildings and structures that do not have sufficient vegetative screening.

Buildings & Structures: Design

To design buildings and structures to reflect the natural topography and complement the landscape character of the area.

To ensure that buildings and structures are designed so that they do not visually dominate the landscape.

To ensure buildings and structures demonstrate a high standard of contemporary design and respond to the principles of environmental sustainability.

� Design new development to respond to the character of its surrounds, and not derive from urban building forms and styles.

� In considering height and massing, buildings and structures should:

� be of a scale and design which does not dominate the surrounding environment;

� achieve a minimal building footprint, ensuring that adequate space is available on the site for the retention of existing vegetation/ new landscaping;

� disaggregate the massing of larger buildings and avoid excessive symmetry in plan or elevation;

� recess and articulate upper level(s) to reduce the dominance of the upper level and impacts in terms of overlooking and visual bulk;

� flow with and emphasise the topography by adapting building footprints and including level changes to follow the natural form of the landscape;

� use building forms and heights which sit beneath the dominant tree height.

� In considering materials and design detail, buildings and structures should:

� use simple design detailing;

Buildings or structures that do not harmonise with the character of the surrounding environment.

Large, bulky building masses/ footprints that are conspicuous elements within the spacious setting.

Buildings or structures which require substantial vegetation removal.

Bland, boxy, unarticulated building forms.

Sheer, visually dominant elevations.

Buildings that do not follow the natural contours of the site, and require excessive cut and fill.

Buildings and structures that protrude above the dominant tree height of the vegetated (or proposed vegetated) backdrop.

Mock historical style housing, poorly proportioned, with excessive use of 'reproduction' or decorative detailing.

Flat roofs.

Overuse of heavy looking materials such as masonry or brick detailing.


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� have visible roofs, eaves and verandahs;

� use external materials that are appropriate to their natural setting (e.g. timber, stone, corrugated iron, mud brick render). Bricks and other rendered surfaces should be used only as minor elements of a building’s exterior;

� be constructed of non-reflective materials and finishes which reduce distant visibility (e.g. darker colours on hill slopes, and lighter colours on skylines);

� Design buildings to incorporate principles of environmental sustainability:

� maximise energy efficiency principles with regard to solar access, heat loss, cross ventilation, and the thermal capacity of materials;

� orient buildings to optimise thermal performance, utilise natural light and protect solar access for future development;

� Refer also to the Building Code of Australia, ResCode and Council’s Environmental Sustainability Policies.

Highly reflective glazing and roofing materials.

Building design that has little or no regard to environmentally sustainable design practices, such as buildings with excessive western or southern orientation.

Rural dependant land uses & structures

To accommodate agricultural/ horticultural land uses without detracting from the natural landscape character and environmental qualities of the area.

� Design new buildings and structures for agricultural/ rural activities to harmomise with existing landscape setting of the area.

� Shade materials, hail netting, glasshouses and large machinery or equipment sheds should be sited and designed so that they do not dominate the surrounding landscape. Where possible, locate agricultural infrastructure within existing clusters of buildings and screen with vegetation of locally appropriate species. (Refer to Buildings and Structures: Siting above).

� Encourage the use of temporary netting/ sheeting, in preference to permanent structures, where possible. Where netting/ sheeting must be erected as a permanent structure, encourage open sides.

� Encourage the use of dark, muted colours and materials (e.g. green, black or grey) for structures, ground surfaces and netting/ sheeting of orchards, which blend in visually with the surrounding landscape, unless it can be demonstrated that particular colours are necessary to enhance function.

� Limit site coverage of structures that cover cultivated land (e.g. greenhouses, igloos, hail, shade and pest netting) to 60 per cent.

� Minimise storage areas/ outbuildings.

Conspicuous agricultural/ rural land uses and structures that dominate the landscape.

Agricultural/ rural land uses and structures (e.g. horse ménages, orchards, agricultural machinery) located in areas where they do not complement the existing landscape character.

Permanent netting/ sheeting structures, where possible.

Lightly coloured or reflective materials and colours (including all structures, ground surfaces and netting/ orchard sheeting).

Loss of the current balance between the natural landscape character of the area and agricultural land use/ activities and structures.

Scattering of structures across a site/ visual clutter.

Numerous storage areas/ outbuildings on a site.


To minimise the visual impact of infrastructure and signage on the landscape, particularly when visible from main road corridors and other publicly accessible locations.

� Locate infrastructure such as powerlines and other utility services underground wherever possible.

� Design tall or dominant structures to minimise the need for vegetation removal on prominent hill faces and along skylines, particularly in areas which are highly visible to the public. Where vegetation removal cannot be avoided, dominant structures should be appropriately screened.

� Minimise the intensity, size and extent of both public and private signage and

Large scale or linear landscape changes which disrupt the scenic character of the area.

Landscape ‘scarring’ resulting from the removal of vegetation for infrastructure.

Signage that lacks visual coordination and/ or has a negative impact on the surrounding landscape/ built form.

Large, visually dominant or brightly coloured


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advertising:

� consolidate signage and advertising into a single location or locate on a building in a manner that complements the architecture, where possible;

� visually coordinate signage in both the public and private realm use colours that harmonise with the surrounding landscape;

� signage illumination, if any, should be appropriate to its function and the need for its visibility after dark. Illumination should be by external means, such as baffled floodlights, rather than internal illumination;

� limit public realm roadside signage to safety and directional signage, as far as reasonably possible;

� limit private signage to business identification signs only, as far as reasonably possible.

Refer also to Clause 52.05 Advertising Signs of the Nillumbik Planning Scheme.

infrastructure and signage, particularly internally illuminated signs.

Continuous strips of roadside signage and advertising.

Signage clutter/ non-essential signage.

Property Entrances, Front Boundary Fencing & Gates

To minimise the visual impact of property entrances, front boundary fencing and gates on the landscape, particularly when visible from main road corridors and other publicly accessible locations.

� Construct front boundary fencing and entry gateways to a low height and/or use traditional materials (e.g. timber, post and wire) or materials that harmonise with the surrounding landscape character and allow a view to the property frontage.

� Use landscaping with locally appropriate species to screen unsightly materials or equipment along property frontages.

� Formal avenues of trees should not detract from the landscape character of the area.

� Minimise the use of lighting at property frontages, as per guidelines below.

Property entrances, front boundary fencing and gates that dominate the landscape.

Front boundary treatments that include urban or suburban-style fences and landscaping.

Large entry features, particularly in heavy materials such as brick, wrought iron, cast iron or concrete.

High front boundary fences that enclose and conceal the property frontage, where the property frontage adds to the landscape character of the area.

Tree avenues that are not consistent with the landscape character of the area.

Excessive use of lighting at property frontages.

Car Parking, Formed Driveways & Roads

To minimise the visual impact of car parking, formed driveways, access tracks and roads on the landscape, particularly when visible from main road corridors and other publicly accessible locations.

� Site and design roads, access tracks, driveways and car parking areas to reduce visual intrusion by conforming to topography and maintaining vegetation as a screen.

� In highly visible locations, use dark, locally sourced material for gravel roads and driveways where possible.

� Site buildings and structures to utilise existing access roads and car parks where possible.

� Protect unsealed roads, access tracks and driveways as an important character element, as far as reasonably possible.

� Limit the extent of large hard/ paved surfaces, including driveways, yards, car parks, footpaths, and roads, in both the private and public domain.

Prominent roads, access tracks, driveways and car parking areas which cause visual ‘scarring’ of the landscape.

Straight roads that do not reflect the natural contour of the slope.

Roads, access tracks and driveways which require the removal of substantial vegetation or constructed of bright and/ or highly contrasting materials.

Construction of additional roads and car parking areas, where existing infrastructure is adequate.

Sealing or ‘urbanising’ of roads, access tracks and driveways where it may not be absolutely essential. (e.g.


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� Locate on site parking for vehicles at the rear of buildings. concrete kerb + channel + footpath; roundabouts).

Car parking areas located between the road frontage and building on the site.

Lighting To reduce the intrusive effects of lighting on the natural environment.

� Consider the cumulative visual impact of interior and exterior lighting visible from all publicly accessible locations, on the landscape character of the area.

� Restrict permanently installed exterior lighting (including advertising signs, driveways and tennis courts) to areas necessary for safety and security purposes.

� Lighting should be functional, not purely decorative, and a modest element within the overall landscape.

� Contain light spillage from exterior lighting on private property to within property boundaries. Use landscaping to prevent spillage into adjoining properties.

� Prioritise interior lighting systems that emit minimal light on the outdoor environment.

� Consider the environmental effects of interior and exterior artificial night lighting on local ecological communities.

� Restrict lighting for advertising to business operation hours, as far as reasonably possible.

Interior and exterior lighting that has a negative impact on the landscape character of the area.

Large areas of non-essential lighting.

Obtrusive lighting that contributes to distraction, discomfort, or reduces the ability of a person to see essential information such as road signs and signal lights.

Lighting for purely decorative purposes (e.g. highlighting of vegetation and property entrances).

Excessive spill of exterior lighting (including advertising signs, driveways and tennis courts).

Interior and exterior lighting systems which have a negative effect on the surrounding outdoor environment, including local wildlife.

Advertising lighting that extends beyond business operation hours.

Tennis Courts To minimise the visual impact of private tennis courts on the landscape, particularly when visible from main road corridors and other publicly accessible locations.

� Tennis Courts should be appropriately sited to maintain the sense of spaciousness in the landscape and minimise visibility, particularly when visible from main road corridors and other publicly accessible locations. Tennis Courts should:

� be sited with existing clusters of buildings/ structures;

� be set back from watercourses and roads;

� be sited as to minimise the area of exposed batter/ embankment and avoid excessive disturbance to existing topography;

� utilise surface colours that harmonise with the surrounding landscape;

� be set amongst existing vegetation, and/or landscaping of locally appropriate species;

� be sited in a location that requires minimal vegetation removal; and

� be sited and constructed to minimise the effects of the development on nearby properties. (Refer to Clause 52.21 Private Tennis Courts of the Nillumbik Planning Scheme).

Tennis Courts which have a negative impact on the spacious landscape character of the area.

Tennis Courts located in rural/ agricultural areas where they detract from the prominent land use characteristic of the area.

Tennis Courts which are highly visible and/ or located in prominent locations.

Tennis Courts that are set close to watercourses or roads.

Excessive disturbance to existing topography.

Visually dominant elevations as a result of excessive cut and fill.

Lack of sufficient vegetative screening/ landscaping.

Tennis Courts sited in locations which require substantial vegetation removal.

Negative impacts on nearby properties.


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Edges & Interfaces

To manage development at the edge of urban residential areas, green wedge townships and rural settlements, so that the landscape character of the Green Wedge is maintained.

� Define clear boundaries for the extent of growth of the existing urban residential areas, green wedge townships and rural settlements, based on the protection of the surrounding natural landscape character of the Green Wedge.

� Existing urban residential areas, green wedge townships and rural settlements should not extend beyond current boundaries, and continue to be set back from watercourses.

� Encourage buildings at the edges of urban residential areas, green wedge townships and rural settlements, to create a hard-edge (softened with vegetation) and an identifiable boundary to the adjoining spacious landscape.

� No new townships or settlements should be developed in the Green Wedge.

Expansion of existing urban residential areas, green wedge townships and rural settlements beyond current boundaries.

Ribbon development along roads.

Buildings and structures encroaching on the natural river and creek environs.

Unclear edges to urban residential areas, green wedge townships and rural settlements.

The establishment of new townships or settlements within the Green Wedge.

�

Nillumbik Landscape Character Assessment [ Appendix C – Background Report ]

Background Report


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C1: Existing Policy Context

State and local planning policies and studies provide the strategic context within which the Study needs to be considered. These policies and studies provide direction for and are relevant to, the Nillumbik Landscape Character Assessment. Brief summaries of the state and local planning policy context and other relevant documents (both ShireWide and specific to Individual Localities) are outlined below.

Please note that further documents relating to adjoining municipalities were referred to throughout the Study. These include: � Development Guide for areas of Environmental and Landscape Significance [Draft], January

2009 (Manningham City Council)

� Manningham City Council: Green Wedge Strategy, 2004


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State PolicesState and local planning policies and studies provide the strategic context within which the study needs to be considered. These studies provide direction for, and are relevant to the Nillumbik Landscape Character Assessment. Brief summaries of the relevant studies and the state and local planning policy context are outlined below:

State Planning Policy Framework (SPPF)

The State Planning Policy Framework (SPPF) sets out the State policy directions to be addressed by Councils in planning and administering their respective areas. Policy directions most relevant to the project are:

� 11.03- 2 Environment – the aim is to protect the environment and encourage sustainable land use. Of particular relevance is the requirement to protect areas and sites with significant historic, architectural, aesthetic, scientific and cultural values and to minimise environmental degradation.

� 11.03- 7 Regional co-operation – requires authorities to cooperate on issues which may have impacts beyond municipal boundaries.

� 12.02- 2 Urban growth boundary – the non urban area of Melbourne to be retained for rural and agricultural uses, natural resources, landscape, heritage, open space and conservation values; protect the Green Wedges from inappropriate development including retaining its key features and protecting its values and protecting areas of landscape and scenic value.

� 12.03- 2 Rural residential development – to control development in rural areas to protect agriculture and avoid inappropriate rural residential development through a range of means including protecting landscape values and discouraging development of isolated small lots in rural zones for use for rural living or other incompatible rural uses.

� 12.05 A great place to be – aims to provide better places to be which includes and easily recognisable sense of place and cultural identity. Particular strategies include:

� promoting good urban design by a variety of means including ensuring that sensitive landscape areas are protected and that new development does not detract from their natural quality

� improving the landscape qualities, open space linkages and environmental performance in green wedges and conservation areas and non-urban areas.

� ensuring development responds and contributes to existing sense of place and cultural identity and recognises relationships to landscapes and vegetation

� ensuring development responds to its context and reinforces special characteristics of local environment and place including the underlying natural landscape character.

� Ensuring development does not compromise the Yarra River corridor

� 12.07 A greener city – aims to minimise impacts on the environment to create a sustainable path for future growth and development. Relevant strategies include protecting native habitat and biodiversity and protecting important landscapes.

� 15.11 Heritage – aims to protect places of natural or cultural value from inappropriate development.

Melbourne 2030

The State Government has developed a metropolitan strategy to plan for sustainable growth in the future, Melbourne 2030. Melbourne 2030 is principally focused on the metropolitan area of Melbourne but also provides directions for the development of regional areas. Key directions included in Melbourne 2030 that are relevant to the Green Wedge Management Plan Landscape Character Assessment are:

Direction 2: Better management of metropolitan growth - Development is to maximise the efficiency of existing infrastructure by taking place close to transport corridors and existing services. This includes protecting the green wedges of Melbourne from inappropriate development (policy 2.4)

Direction 5: A great place to be – Good urban design is to make the environment more liveable and attractive while protecting heritage and neighbourhood character values. Community safety is to be improved and excellent neighbourhood design is to create attractive, walkable and diverse communities. (Policy 5.5 includes principal characteristics of ‘liveable’ neighbourhoods and includes the need to emphasise sense of place emphasising cultural heritage, attractive built form and landscape character; policy 5.7 commits the Government to protecting the Yarra River by strengthening


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current policies and reviewing the adequacy of planning controls to ensure the long term protection of open space and conservation values).

Direction 7: A greener city – improved environmental management and a commitment to sustainability in future growth and development. This builds on Victorian strategies for protecting the State’s natural capital for present and future generations. (Policy 7.3 concerns protecting and enhancing greenhouse sinks; policy 7.7 concerns biodiversity protection).


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Local Polices

The Local Planning Policy Framework in the Shire of Nillumbik Planning Scheme includes the Municipal Strategic Statement (MSS) and local policies.

Nillumbik Municipal Strategic Statement (MSS)

The MSS contains Council’s current policies and preferred direction for land use and development. The MSS provides key directions to be considered when developing the Green Wedge Landscape Character. It commits to maintaining the Nillumbik Green Wedge and states that all future land use and development will enhance the aesthetic qualities of the urban and rural environment, in particular the character defined by land form, landscapes and vegetation cover.

The MSS includes numerous planning objectives and strategies that relate to the study area, the most relevant to this study are:

Clause 21.02 Municipal Overview & Regional Context

Clause 21.02 provides a broad outline of the Shire’s character, including the role and significance of the Green Wedge area in the metropolitan context.

Clause 21.03 Municipal Profile and Key Influences

The key influences relevant to the study are:

� Settlement and Housing (Clause 21.03-1) Key objectives are: � Maintain urban breaks between townships and settlements

� Address environmental constraints in siting, design and construction of new dwellings in a way which responds to local characteristics including the bushland character of many residential areas which are valued by the local community

� Rural Land Use (Clause 21.03-2) Key objectives are: � Agricultural land should be protected for its productive potential and environmental value.

High quality agricultural land should be retained for soil based agricultural production and

sustainable use of the land is to be encouraged for that purpose. Farm scale, particularly the broad acre farming areas in the north-west of the Shire should be maintained.

� Existing areas of native vegetation are supported

� Sub division should not challenge the natural environment or productiveness of agricultural land

� Limit fragmentation of land in rural areas

� The location and design of buildings is very important in influencing the landscape of rural areas. The preservation of landscapes is best achieved by restricting the numbers and presence of buildings in rural areas. Endeavours by private land-owners to take advantage of views (usually by building in prominent locations) are often at odds with landscape qualities. The rural landscapes in the Shire are highly valued and should take precedence over opportunistic individual house sites.

� Environment, Conservation & Landscape (Clause 21.03-3) Nillumbik is recognised for its natural environment which is a valued resource for both the local and Melbourne communities. It has significant flora and fauna communities which cover some 67% of the total land area of the Shire. The MSS identifies the main environmental features of the Shire on p11.

In particular, Nillumbik has high landscape value and plays a regional role for Melbourne as an accessible area of natural landscape beauty. This includes: vistas of agricultural land; treed bushland; hills and watercourses with minimal urban intrusion. Indigenous vegetation is predominant in landscapes throughout the Shire. Threats to rural areas include dwellings on hill-tops and along ridge-lines which, together with associated outbuildings, compromise the natural landscape qualities of the rural areas. The presence of multiple buildings and other structures (such as signs, telecommunications poles and power lines) can also be to the detriment of rural landscapes as can the use of reflective materials in buildings. The Eltham Gateway (Main Road, from Eltham Lower park to Eltham shopping centre) was identified in the 1980s as a significant landscape area for its role as the entrance to the township. It contains native vegetation and some exotic species.

Landscape values are under increasing pressure. Of particular importance is containing the townships and maintaining boundaries between urban and no urban areas and keeping vegetation to enhance the landscape values. Landscape values in rural areas will be best protected by controlling development and making sure that


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buildings are sited and designed to avoid prominence when viewed from surrounding properties and roads.

Cultural heritage, including both Aboriginal and post settlement, is an important component of the Shire’s identity.

� Economic Development (Clause 21.03-4) Nillumbik’s tourism and agriculture are key elements of the Shire’s economic base and are of particular relevance to the study. The tourism industry draws on the natural environment, rural landscapes, the arts and heritage. Well managed agricultural industries support the natural environment and landscape values of the Shire. Agricultural based and environmental activities may provide tourism opportunities if appropriately designed, located and managed to respect the environmental and landscape qualities of rural areas and the existing road hierarchy.

The MSS contains a series of directions, or influences, to be considered by Council when taking decisions. The following are most relevant to the Green Wedge Landscape Character Study.

Clause 21.04 Vision – Strategic Framework

Clause 21.04 discusses in very broad terms the importance of the shire’s nature and landscape conservation focus, and enhancing the natural features of the rivers and mountains.

Clause 21.05 Objectives-Strategies-Implementation

Clause 21.05 contains objectives and strategies to be considered by Council in decision making and directions for statutory implementation. The following are most relevant to the Green Wedge Landscape Character Study.

� Settlement and Housing (Clause 21.05-1) � The existing settlement pattern of the Shire can be maintained if non urban breaks between

urban areas and townships and between townships are retained and enhanced.

� There is ongoing pressure for more urban development

� There is a need to address environmental constraints in the siting, design and construction of new dwellings ins a way that responds to local characteristics, including the maintenance of the bushland character of many residential areas which are highly valued y the local community

� Considers Ministerial Direction No 6 ‘rural residential development’: “The key objective of this Direction is to manage the provision of sustainable rural residential development so that it supports sustainable housing and settlements and does not compromise Victoria’s agricultural, natural, environmental, landscape and infrastructure resources”.

� Rural Land Use (Clause 21.05-2) � Agricultural land should be protected for both its productive and environmental value. Farm

scale, particularly to the north-west, should be maintained

� Subdivision should not challenge the integrity of the natural environment or the productiveness of agricultural land.

� The location and design of buildings is important in influencing the landscape of rural areas

� Environment, Conservation & Landscape (Clause 21.05-3) � Protect and enhance landscapes in the Shire

� Protect places of natural and cultural heritage

� Landscape values are under increasing pressure. The containment of urban development is critical in maintaining and enhancing the landscape values. Landscape values in rural areas will be best protected by restricting development and ensuring buildings are designed and sited to avoid prominence from surrounding properties and roads.

� Containment of lot sizes for agricultural land

� Economic Development (Clause 21.05-4) � Agricultural industries should be encouraged to operate responsibly within the environmental

and landscape qualities of rural areas. Responsible operators should be supported.

� Agriculture-based and environmental activities such as wineries, nurseries, ecotourism and host farms may provide opportunities for tourism activities if appropriately designed, located and managed to respect the environmental conservation and landscapes of rural areas and the existing road hierarchy.

Nillumbik Local Planning Policies (LPP’s)

Local Planning Polices provide a range of objectives and associated policy detail to support the objectives of the Municipal Strategic Statement in Nillumbik Shire Council’s determination of planning permit applications. A number of local planning policies are


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particularly relevant to the Shire’s Green Wedge, and to the Landscape Character Assessment:

� Subdivision in Green Wedge Areas (Clause 22.02) This policy applies to land zoned Rural Conservation Zone and Green Wedge Zone. This policy is, in particular, a response to provisions of the relevant zones which have allowed, and continue to allow, small lot subdivision in some instances. The stated aim of this policy is to discourage small lot creation which will create pressures for residential services and infrastructure and are not detrimental to the agricultural, landscape and environmental values of the Shire.

� Residential Use and Development on Small Lots in Green Wedge Areas (Clause 22.03)

This policy, formerly applied to all land zoned Rural and Environmental Rural now applies to land zoned Rural Conservation Zone and Green Wedge Zone. The primary objective of this policy is to restrict residential development in the identified zones to an appropriate level by providing a series of restrictions against multiple dwellings on rural lots. It should be noted that this policy is now largely irrelevant due to the Green Wedge Zone and Clause 57 - Metropolitan Green Wedge Land prohibiting use and development of a lot for more than one dwelling.

� Siting and Design Policy for Buildings and Works in Non-Urban Areas (Clause 22.04)

This policy applies to all land zoned Green Wedge Zone and Rural Conservation Zone in the Shire’s Green Wedge. The policy seeks to ensure that development is appropriately responsive to the character of rural land, particularly the value of the visual landscape, bio-diversity values and the threat posed by flooding and bushfire. To achieve this aim, this policy provides a series of design guidelines for assessing permits for development on rural land.

� Aboriginal Cultural Heritage Policy (Clause 22.05) This policy applies to all land in the Shire. The overall objective of this policy is to provide identification of sites of Indigenous cultural significance and ensure new uses, developments and works do not impede or detract from sites and features of Indigenous cultural heritage and archaeological significance. A key feature of this policy is to stipulate situations in which a planning permit application should include,

and have regard for, expert archaeological opinion pertaining to potential conflict between a planning proposal and Indigenous cultural heritage.

� Roadside Management Policy (Clause 22.06) This policy applies to all roadsides in the Shire. This policy recognises the environmental historical and landscape values of many roadsides in the Shire, many of which are within the Green Wedge, and has as its overall objective the maintenance and enhancement of these values.

� Yanakie Farm Domestic Policy (Clause 22.11) This policy applies to a designated section of land known as Yanakie Farm. This parcel of land is zoned Rural Conservation Zone and abuts the environmental living area of the Bend of Isles. For the purpose of protecting the high environmental values of the Bend of Isles, this policy prohibits the keeping of domestic pets within Yanakie Farm.

� Wildfire Management Policy (Clause 22.13) This policy was introduced into the Nillumbik Planning Scheme with adoption of Amendment C11 in December 2005. It applies to all land affected by the provisions of the Wildfire Management Overlay (WMO). The purpose of this policy is to guide discretionary decision-making about subdivision, use and development in land affected by the WMO to ensure planning approval for these is consistent with ensuring life and property is not placed at an unacceptable risk from wildfire.

Implications for this study Effective protection is required to protect landscapes that are under increased pressure by development. Existing Local Planning Policies will provide a basis for analysing gaps in the current statutory controls.


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Zones and Overlays

Zones The following zones are applied within the Study Area (see Existing Zoning Map on page C10). � Rural Conservation Zone (Clause 35.06)

� Green Wedge Zone (Clause 35.04)

� Public Conservation and Resource Zone (Clause 36.03)

� Low Density Residential Zone (Clause 32.03)

� Township Zone (Clause 32.05)

� Public Use Zone (Clause 36.01)

� Public Park and Recreation Zone (Clause 36.02)

� Special Use Zone (Clause 37.01)

� Rural Conservation Zone (Clause 35.06) This zone applies to much of the private rural land south and west of Doreen and Arthurs Creek, with the principal exceptions of much of Christmas Hills, Yarrambat and Plenty. Like the Green Wedge Zone, the Rural Conservation Zone seeks to protect private rural land for agricultural and conservation purposes. However, in contrast to the Green Wedge Zone, the provisions of the Rural Conservation Zone place greater emphasis on the conservation value of land it affects. Consistent with its objectives, the provisions of this zone state: � Use and development of land for a dwelling requires a planning permit, and the provisions

allow only one dwelling on a lot and require that any proposal for a dwelling be consistent with the objectives of the zone. However, it is noted that no minimum lot size is specified for a dwelling.

� A number of commercial uses permitted by the zone must be in conjunction with uses in keeping with primary industry or other uses that are consistent with protection of the rural values of the land. For example, Group Accommodation must be in conjunction with Agriculture, Rural Industry or Winery and, further to this, must contain no more than six dwellings.

� A considerable number of uses typical of an urban environment are prohibited. For example industry (other than rural industry) and a warehouse (other than freezing and cool storage

and rural) store are clearly detailed as prohibited uses. Further to this, in contrast to the Green Wedge Zone, it is clearly stated that any use not specified as a permit required use is prohibited. This considerably increases the number of uses prohibited in the Rural Conservation Zone in comparison to the Green Wedge Zone.

� A permit is required for buildings and works for all Section 2 uses, which includes a dwelling and for agriculture, unless it applies to an extension to an existing structure that is under 50m2.

� A permit is required for subdivision and minimum subdivided lots are provided in five schedules that exist for the zone. These schedules include:

Schedule 1

This schedule affects certain land in proximity of the Plenty River environs and located between River Avenue, Plenty in the north and McLaughlins Rd, Plenty in the south. The minimum subdivided lot allowed by this schedule is 1 hectare.

Schedule 2 This schedule affects a narrow corridor of land in Yarrambat. The minimum subdivided lot allowed by this schedule is two hectares.

Schedule 3 This schedule affects the vast majority of land zoned Rural Conservation Zone in the Shire of Nillumbik. The minimum subdivided lot allowed by this Schedule is eight ha.

Schedule 4

This schedule primarily affects land in the far north of the Shire and in the districts of Christmas Hills, Watsons Creek, Bend of Isles, Plenty, Yarrambat and Eltham South. The minimum subdivided lot allowed by this schedule is 40 ha.

Schedule 5 This schedule affects certain land located north of St Andrews and stretching to Kinglake. The minimum subdivided lot allowed by this schedule is 40 ha.

It should be noted that, like the Green Wedge Zone, the provisions of the Rural Conservation Zone provide scope for subdivision of smaller lots subject to certain conditions, in particular that that no extra lots being created and the potential number of dwellings does not increase.

� Green Wedge Zone (Clause 35.04) This zone applies to much of the private land in the districts of Doreen and Arthurs Creek, located within the north-west of the Shire. The purpose of this zone is to recognise, protect and conserve green wedge land for its agricultural, environmental,


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historic, landscape, recreational and tourism opportunities, and mineral and stone resources. In particular, the provisions of the zone favour the potential for primary industry on the land it affects. Consistent with this, provisions of the zone state: � Use and development of land for a dwelling requires a planning permit and the provisions

allow only one dwelling on a lot and require that any proposal for a dwelling be consistent with the objectives of the zone. However, it is noted that no minimum lot size is specified for a dwelling.

� The zone stipulates that a planning permit is required for subdivision and the minimum subdivided lot is 40 ha. There is however some scope for re-subdivision of existing smaller lots subject to certain conditions, particularly if no extra lots are created and the potential number of dwellings does not increase.

� A number of commercial uses permitted by the zone must be in conjunction with uses in keeping with primary industry or other uses that are consistent with the rural nature of the land. For example, Group Accommodation and a Function Centre must be in conjunction with Agriculture, Outdoor Recreation Facility, Rural Industry or Winery.

� A considerable number of uses typical of an urban environment are prohibited, such as office, child care centre and, with some exceptions, retail premises and industry.

� A permit is required for buildings and works for all Section 2 uses, which includes a dwelling and for agriculture, unless it applies to an extension to an existing dwelling of less than 50m2, or for an extension to an existing building used for agriculture of less than 100m2.

There are no additional permit requirements included the schedule to the Green Wedge Zone.

� Public Conservation and Resource Zone (Clause 36.03) This zone is applied in the Shire of Nillumbik to public conservation reserves for the primary purpose of protecting the conservation, educational, historic, landscape and cultural values of this land. Consistent with this, the Public Conservation and Resource Zone is applied to the considerable amount of public land devoted to conservation in the Shire’s Green Wedge.

The provisions of this zone allow only development and land use consistent with its objective. For example, pursuant to the provisions of this zone, residential use and development is prohibited, other than for a caretaker’s residence.

� Low Density Residential Zone (Clause 32.03) The purpose of this zone is to provide for low-density residential development on lots which, in the absence of reticulated sewerage can treat and retain all wastewater. Within the Shire’s Green Wedge, this zone is applied to a corridor of land which runs through the localities of Plenty and Yarrambat. In keeping with its residential nature, the provisions of this zone do not require a permit for use and development of land for a dwelling, provided certain conditions are met.

To maintain the low-density nature of residential use and development, the Low-density Residential Zone specifies that the minimum subdivided lot is 0.4 hectare (1 acre). However, it should be noted that, as detailed below, the Design and Development Overlay: Schedule 2 specifies that the minimum subdivided lot is 1 hectare in certain sections of that land zoned Low-density Residential Zone.

A permit is not required to construct a dwelling provided there is only one dwelling per lot and requirements for water/sewerage servicing are met. A permit is required for all buildings and works for Section 2 uses, which includes agricultural buildings/structures.

Given the stated objective of Melbourne 2030 to restrict residential development to within the Urban Growth Boundary, the existence of the Low-density Residential Zone, a residential zone, within Nillumbik’s Green Wedge does represent a planning anomaly.

� Township Zone (Clause 32.05) The purpose of this zone is to provide for residential development and a range of commercial, industrial and other uses in small towns. It also aims to encourage residential development that respects the neighbourhood character. It applies to the township areas of St Andrews, Panton Hill and Hurstbridge.

A permit is not required to construct a single dwelling on a lot over 500m2. A permit is required for all Section 2 uses, which includes agriculture.

There are no specific requirements in the schedule to the Township Zone.

� Public Use Zone (Clause 36.01) The primary purpose of the Public Use Zone is to recognise public land use for public utility and community services and facilities and to provide for associated uses that are consistent with the intent of the public land reservation or purpose.


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A permit is required for all land uses and development other than those included in the zone purpose.

� Public Park and Recreation Zone (Clause 36.02) This zone is applied to public land used for recreation purposes and its overall objective is to protect the recreational values of this land. Consistent with this, the provisions of the zone preclude forms of land use and development inconsistent with public recreation. A few recreational reserves exist within the Shire’s Green Wedge to which this zone is applied, such as Yarrambat Park.

A permit is required for all land uses and development other than those included in the zone purpose.

� Special Use Zone (Clause 37.01) The primary purpose of the Special Use Zone is to recognise or provide for the use and development of land for specific purposes as identified in a schedule in this zone. The zone has two schedules which apply to the Green Wedge, namely, Schedule 1: Heritage Golf and Country Club (SUZ1) and Schedule 2: Environmental Living-Bend of Isles (SUZ2).

Schedule 1

Applies to the land in the Bend of Isles area being developed for the Heritage Golf and Country Club Development. Its purpose is to provide for Stage 2 of this development and, in particular, to ensure that this development provides appropriate recognition of the environmental and cultural sensitivity of the subject land. To achieve this, the provisions of the schedule provide an extensive range of land use and development guidelines.

Schedule 2:

Environmental Living-Bend of Isles applies to the Bend of Isles Environmental Living Zone. Its primary objective is to provide recognition, protection and enhancement of this living zone. It does this by way of providing a comprehensive range of guidelines for use and development which are consistent with protecting the high cultural and environmental sensitivity of land in the Environmental Living Zone. For example, the provisions allow only one dwelling on a lot, specify the minimum subdivided lot as 40 ha and provide strict controls on buildings and works, vegetation removal and land use.

Implications for this studyThe zones play the most prominent role on management of landscape character, as they limit the range of uses and the extent of development which can occur. As shown on the Existing Zoning Map below, the Rural Conservation Zone is the predominant zone within the Green Wedge. This zone and the Green Wedge Zone apply to private land within the Green Wedge and were introduced in May 2004 to better protect rural values of Green Wedge land. They are collectively referred to as the Green Wedge Zones. The Green Wedge zones are specifically for the conservation of environmentally significant resources, including landscapes. Under these two zones, a permit is required for most buildings and works, other than extensions to existing buildings/structures.


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OverlaysThe following overlays are applied within the Study Area (see Existing Overlays Map on page C13).

� Environmental Significance Overlay (Clause 42.01)

� Significant Landscape Overlay (Clause 42.02)

� Heritage Overlay (Clause 43.01)

� Design and Development Overlay (Clause 43.02)

� Wildfire Management Overlay (Clause 44.06)

� Restructure Overlay (Clause 45.05)

By way of permit triggers, overlays principally seek to ensure that development and, in some instances, vegetation removal and subdivision are consistent with stated objectives. A considerable number of overlays exist outside of the Shire’s Urban Growth Boundary. Of these, the following five are deemed particularly pertinent to Green Wedge planning and to the current study:

� Environmental Significance Overlay (Clause 42.01) The principal objective of the ESO is to ensure that any buildings and works, subdivision or vegetation removal is compatible with identified environmental values of the land to which it applies. The ESO comprises four schedules:

Schedule 1

Sites of Habitat and Faunal Significance (ESO1) is applied to sites of high habitat value as determined by the NEROC Report (Beardsell 1997) for the purpose of protecting this habitat. Much of the Shire’s Green Wedge is well vegetated and of high habitat value and is thus subject to the ESO1. The ESO1s coverage is particularly extensive in the well-forested north-eastern and eastern sections of the Shire’s Green Wedge.

Schedule 2

Yarra River Environs (ESO2) is applied to the Yarra River and environs for the purpose of protecting this waterway. By covering this waterway, it covers much of the southern boundary of the Shire’s Green Wedge.

Schedule 3

Plenty River Environs (ESO3) is applied to the Plenty River and environs for the purpose of protecting this waterway. By covering this waterway, it covers much of the western boundary of the Shire’s Green Wedge.

Schedule 4 Waterways (ESO4) is applied to the three principal creeks within the Shire, being the Diamond Creek, Watsons Creek and Arthurs Creek for the purpose of protecting these waterways.

� Significant Landscape Overlay (Clause 42.03) The primary objective of the Significant Landscape Overlay is to identify, conserve and enhance the character of significant landscapes. Within the Shire of Nillumbik, the SLO applies specifically to areas of residential neighbourhood character with high landscape value. The existing overlay covers a large portion of the existing urban residential area which is outside the scope of this study. It comprises four schedules:


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Schedule 2

Bush and Semi-Bush Residential Areas (SLO2) is applied to the townships of Panton Hill, North Warrandyte, Wattle Glen, Research, St Andrews, Lower Hurstbridge and parts of Eltham for the purpose of ensuring that any development is in keeping with the bushland character. It requires that a permit be obtained in order to remove, destroy or lop native vegetation, to construct some types of front fence and for buildings and works in some cases.

Schedule 3

Bush Garden Character (SLO3) is applied to areas of Hurstbridge, Woodrigde and Eltham for the purpose of protecting the bush garden character of the area. It requires that a permit be obtained in order to remove, destroy or lop substantial trees, to construct a front fence and for buildings and works that exceed 7.5 metres in height.

Schedule 4

Garden Court Character (SLO4) is applied to parts for Research for the purpose of retaining and encouraging the dominance of trees and vegetation in the landscape. It requires that a permit be obtained in order to remove, destroy or lop substantial trees and to construct a front fence.

Schedule 5

Eltham Central Character (SLO5) is applied to the centre of Eltham for the purpose of retaining and encouraging the dominance of trees in the landscape. It requires that a permit be obtained to remove, destroy or lop substantial trees.

� Heritage Overlay (Clause 43.01) The primary objective of the Heritage Overlay is to conserve and enhance identified sites of natural or cultural significance. The Heritage Overlay is applied to 177 sites in the Shire of Nillumbik of which approximately 63 are within the Green Wedge. Approximately another 32 sites are within one of the Green Wedge townships of St Andrews, Hurstbridge or Panton Hill. The sites affected by the Heritage Overlay in the Green Wedge vary considerably in nature. For example, there are dwellings, bridges, trees, Hawthorn hedges, schools, outbuildings, an emergency operations centre, a cemetery, state battery remains, a gold mine and an island.

� Design and Development Overlay, Schedule 2 (Clause 43.02) This overlay is applied to the northern section of the area zoned Low Density Residential situated around Yarrambat. Its primary objective is to facilitate rural residential development within Yarrambat which is consistent with protecting the landscape and environmental values of the area. A central restriction of this overlay is to require that a lot cannot be subdivided below 1 hectare in size. The effect of this is to maintain an average minimum lot size of 1 hectare for the area zoned Low Density Residential within the Shire’s Green Wedge, and a minimum lot size of 2 hectares for the transition area situated between the Plenty River and the low density residential area to the east.

� Wildfire Management Overlay (Clause 44.06) The primary purpose of the Wildfire Management Overlay (WMO) is to identify areas where the intensity of wildfire is significant and likely to pose a threat to life and property and ensure that subdivision, development and use of the land is consistent with this threat. Subject to Ministerial approval of Amendment C11 to the Nillumbik Planning Scheme in December 2005, the WMO is now applied to most of the Nillumbik Green Wedge, with the general exception of some areas of Kangaroo Ground, Doreen and Arthurs Creek.

� Restructure Overlay (Clause 45.05) The primary function of the Restructure Overlay is to identify old and inappropriate subdivisions and, by way of permit triggers and associated decision guidelines and restructure plans, facilitate appropriate restructure of these subdivisions. Two sections of land within the Green Wedge are currently affected by this overlay, one being an estate of small lots in and around Linnet Avenue, west of Hurstbridge and the other being a group of small lots in and around Rankin St to the south-east of Panton Hill and to eight properties located in Smiths Gully Rd, Smiths Gully.

Implications for this studyEffective protection is required to protect highly valued landscapes that are under increased pressure from development. Existing Overlays will provide a basis for analysing gaps in the current statutory controls.


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Other Provisions

Native Vegetation (Clause 52.17)

This Clause, located within the Particular Provisions section of the Planning Scheme, requires a planning permit for the removal of native vegetation. In instances in which the ESO does not apply to a property in the Green Wedge, this Clause is the only planning control by which removal of native vegetation can be regulated. However, this Clause includes a considerable number of exemptions to requiring a planning permit, including amongst others: � If the native vegetation is dead

� The removal of ground fuel within 30 metres of a dwelling

� Removal, destruction or lopping of the minimum amount of vegetation for the construction, use and maintenance of a dwelling and buildings and works ancillary to a dwelling

� Removal, destruction or lopping of native vegetation within 10 metres of a building.

Native Vegetation Framework (Clause 15.09 and 52.17)

Through these Clauses, planning and responsible authorities are required to have regard for Victoria’s Native Vegetation Management: A Framework for Action (Department of Natural Resources and Environment 2002). This Framework establishes the strategic direction for the protection, enhancement and revegetation of native vegetation across Victoria. The primary goal of the framework is ‘to achieve a reversal, across the entire landscape of the long-term decline in the extent and quality of native vegetation, leading to a net gain’5.

The goal of Net Gain is to be achieved by planning and responsible authorities by using a three step process in deciding upon proposals for removal of native vegetation. The three steps are avoid, minimise and off-set. The criteria for achieving Net Gain using this process are to be detailed in the operational guidelines of the Framework, which are currently in draft format. Examples of actions considered appropriate to achieve off-sets include planting of native vegetation and weed management. This can occur on the subject site or other land.

5 Department of Sustainability and Environment [online] - Victoria’s Native Vegetation Management: A Framework for Action at: http://www.dse.vic.gov.au (accessed 12 November, 2009)

Metropolitan Green Wedge Land (Clause 57)

This Clause is applied to metropolitan Green Wedge land for the purpose of ensuring protection of its rural values from urban encroachment. This Clause does this by setting restrictions on land uses and subdivision within metropolitan Green Wedge land. The Clause restricts urban uses either by prohibiting these uses or setting conditions by which such uses can be permitted. Initially, this Clause functioned as a transitional planning control between the introduction of Melbourne 2030 and the introduction of the Green Wedge Zones. It now functions as a safety blanket to ensure all metropolitan Green Wedge land is affected by the general objectives of the Green Wedge Zones. The provisions apply to all land outside the Urban Growth Boundary excluding: Residential 1 Zone; Residential 2 Zone; Low Density Residential Zone; Mixed Use Zone; Township Zone; Industrial 1 Zone; Industrial 2 Zone; Industrial 3 Zone; Business 1 Zone; Business 2 Zone; Business 3 Zone; Business 4 Zone; Business 5 Zone; Public Use Zone; Public Park and Recreation Zone; Road Zone; Urban Floodway Zone.


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Other Relevant Documents (Shire Wide)

Green Wedge Consultation (February 2007 – November 2008)

The development of the Nillumbik Green Wedge Management Plan has been informed by consultation at every key stage in the process. There are three reports as follows:

� GWMP Consultation Report (June 2007) - this report is a record of consultation between February and June 2007 - including workshops, an on-line survey of Council’s ‘talkback’ panel, and written submissions - in order to discover what people value about the Green Wedge and their vision for its future.

� GWMP ‘talkback’ survey (August 2007) – this report is an analysis of responses to an on-line survey sent to Council’s newly established ‘talkback’ panel which totalled 400 members at the time of the survey in May 2007.

� GWMP Feedback to scenarios paper (June 2008) – this report summarises responses to a paper setting out alternative scenarios for the Green Wedge.

� GWMP summary of feedback to Bulletin 4 (November 2008) – this report summarises responses to a synopsis of issues which have broad agreement and those where conflict still exists.

Relevance to this study: Consultation for the GWMP has produced a wealth of information regarding what people value about the GW and how they see its future. It has also produced a range of ideas for actions which might be implemented. In respect of the landscape study the following points are of most relevance. � It’s beautiful - people appreciate the aesthetic nature of the landscape is especially

appreciated and there is acknowledgement that agriculture and horticulture contributes to it.

� Much as it is now - in the future people want the Green Wedge to be much as it is now; to keep its country feel; to plant more trees. A positive future for the GW is one of green trees…an oasis in a sea of development.

� Design is important - no more development on ridgelines; design and planning controls imperative; No more unimaginative architecture; development should be allowed with prescribed rules “…which govern and bind applicants.” and not having “guidelines” as is the current position. Design is important and should include: sustainable energy technologies; more mud brick; buildings nestled in trees; “…ugly signs, ugly houses, grandiose developments and the like would not be appropriate”; no huge developments (including

industry and function centres); restrict the number of “….large brick homes on cleared park-like acres to a minimum”; limit development to low-rise; maintain village ambience.

� People value the space and landscapes – the bushland and rural setting; landscapes created by agriculture

� Maintain environmental integrity – no more fragmentation of landscapes

� Farmers [and other large landholders] create the GW landscape for others to enjoy

Specific comments include: “Focus on keeping a great natural area where people live, work and play in an under-developed space…although I know the push to develop and make money is a constant issue to deal with.” (Green Wedge resident).

“Hopefully people can continue to live as they are, in a beautiful rural environment but with services not too far away.” (Green Wedge resident)

“This is one of the few places in Melbourne we can feel we are [a] million miles from the city!” (Green Wedge resident)

“We live in this area because we love the native animals that visit us, the sound of all those birds, the green rolling hills…” (Green Wedge resident)

“The wedge will contain a set of reasonably intensively developed nodes well serviced by public transport to regional centres like Greensborough, Doncaster and especially to the city (where most people will work). Despite the increase in population, the urban footprint will be little greater than it is today and considerable care will be taken to manage the sharp transition from urban to rural/bushland use so that access is good, the buildings have a fit with the landscape…A wide range of dwelling sizes will be encouraged so that the residential population comprises a mix of families, single, elders and young couples. Population density in the nodes is sufficient to attract a reasonable level of provision of the commercial services typically required in ‘dormitory towns/suburbs…” (non Green Wedge resident)

The importance of the Green Wedge will have been recognised and development will be tightly controlled:

“There will be very tight legislation controlling what can be built where. The materials used for building will be re-cycled and will visually enhance rather than intrude on the surrounding area” (non Green wedge resident)

“I suspect we will see the Green Wedge increasingly like an antipodean version of (say) the Chilterns outside London, with attractive village development and a lot of acreage living supported by amassed capital, visited by city folk keen for fresh air, rural atmosphere and some exercise.” (non Green Wedge resident).


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“We would like to think that the plan would be followed and the Green Wedge preserved”. (non Green Wedge resident)

A “mosaic landscape of proper bush, agriculture and vineyards, similar to the South of France…” (GW resident)

Keep the country feel: “Don’t let the Green Wedge turn into Greensborough!”

Green Wedge Values, Vision and Guiding Principles Paper (August 2007)

This paper presented a draft vision and guiding principles for the Green Wedge Management Plan and its content was informed by all consultation carried out between February and June 2007.

Relevance to this study: The draft vision and guiding principles are the foundation for the GWMP. For this study, the most relevant aspects are to create a future in which the bush and rural landscapes are conserved and enhanced (vision). This is further taken up in Principle 5 – conserve and enhance while Principle 6 concerns embracing change.

Green Wedge Management Plan Discussion Paper (November 2006)

The purpose of this paper was to stimulate debate and discussion about the future of Nillumbik’s Green Wedge through providing information on key issues and posing a series of questions. It was a summary of the background paper and represented the first step in the consultation process as it was circulated for comment.

Relevance to this study: Informs the Green Wedge Management Plan and is a repository of known information on which to draw as needed.

Green Wedge Management Plan Background Paper (September 2006)

The purpose of this report was to summarise existing, known, information about Nillumbik’s Green Wedge including: land use, environmental inventory, infrastructure and services, social and economic information and incentive programs.

Relevance to this study: The Nillumbik Landscape Character Assessment will ultimately inform the Green Wedge Management Plan. The background paper is a repository of known information on which to draw as needed.

Recreation Trails Strategy (2007)

This strategy focuses on the provision and development of recreation trails in the Shire of Nillumbik, including Green Wedge areas. Its focus is on delivering Council’s commitment to enhancing the wellbeing of communities through providing access to physical activity. The strategy is under review.

Relevance to this study: See Open Space Strategy below.

Nillumbik Open Space Strategy (2005)

The open space strategy is governed by the Council Plan 2004-2008 and defines Council’s vision and strategic directions for open space in the Shire of Nillumbik with emphasis on passive recreation and conservation. It aims to coordinate actions arising from State, regional and local policies that impact on Nillumbik’s open space. It covers both urban and rural areas of the Shire and is centred on three types of open space: reserves (land accessible to the public for recreation), nodes (popular destinations e.g. miniature railway at Lethem Lower park) and trails (linking together the reserves and the nodes).

Relevance to this study: The open space network is largely in place and this strategy looks at how it can be enhanced and, in some cases, extended. The strategy is based on five guiding principles one of which is ‘sustainability’ and commits to protecting areas of environmental value including remnant vegetation, habitat, waterways, cultural heritage and areas of “landscape significance” (piii). In the rural areas the emphasis is on “…enhancing and developing open space within townships and settlements, protecting native flora and fauna…”. Specific actions for rural open space are detailed on pp 4-9.

Under the section headed “Conservation Values” the strategy notes that: “Open space provides an important function in influencing local as well as broad landscapes.” And


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talks about important landscape features for the Shire from mountains to river valleys and gorges e.g. Kinglake Ranges as a backdrop and the Yarra River providing “…many panoramic vistas from peaceful bushland settings such as Griffith Park and Eltham Lower Park.

The study identifies the best known local landmark with views of the landscape as the Kangaroo Ground Memorial Tower and the strategy notes that it is important to “…recognise key landscapes and accessible vantage points and to identify the role that open space can play in protecting these areas.” (p24)

Cultural heritage is recognised as a forming influence on the Nillumbik landscape and the strategy highlights both Aboriginal and European heritage and the desire to protect and interpret sites (p26-27). It singles out the Maroondah Aqueduct as a presence in the landscape and its potential as a future recreational trail.

In addition to the Maroondah Aqueduct trail, other land identified as of potential future use is: land owned by Vic Roads and set aside for the future expansion of the Greensborough bypass; Melbourne Water’s pipe tracks and the Plenty Waste disposal site (p45).

Nillumbik Environment Strategy (2001)

The Environment Strategy is the major environmental strategic document of Council. It is being reviewed in 2009. The Climate Change Action Plan (2008-2015) and the Sustainable Water Management Plan (2008) replace the Environment strategy on an interim basis.

Relevance to this study: The Environment Strategy (2001) commits to the protection of the Green Wedge and associated biodiversity and landscape values. It notes that the “…Shire is rich in natural and cultural features. With its mix of bushland, farmland, quiet country lanes, extensive open space, abundant native flora and fauna and treed residential areas…”

The GWMP is informed by and informs the Climate Change Action Plan and the Sustainable Water Management Plan in terms of priorities and actions. It will build on the recommendations of both strategies and, if appropriate, suggest modifications. The GWMP will recommend the review of the Environment Strategy in 2009 and will inform that review.

Nillumbik Environment Strategy Consultation (2000)

Four workshops were held during preparation of Nillumbik Shire Council’s Environmental Strategy 2001 at Arthur’s Creek; Eltham; Kangaroo Ground; Diamond Creek.

Relevance to this study: ‘Landscapes, Aesthetics, Culture and Heritage’ was one of the themes on which participants commented. The following comments are of relevance to the study. � Public resources to be employed in support of landscapes; develop appreciation of the

unique character of Nillumbik which we value and wish to protect;

� Preserve the diversity of landscapes (inclusive approach); protect what we have in a reasonable way;

� Fire clearance versus habitats;

� Guidelines needed for vineyards (landscaping and aesthetics and Indigenous planting to screen);

� Preserve ridgelines – development must not destroy them; Indigenous trees;

� Key landscape views must be protected;

� Appreciation of sunsets; mists; human spirit enlarged by aesthetics;

� Landscape and aesthetics are why many came to live here and why many choose to stay;

� Signage is an aesthetic issue;

� Old buildings give the area its character; need to encourage Eltham ‘tradition’ [in building] but using modern and innovative designs and practices; encourage natural building materials and rural designs;

� No large brick/stone gateways; no driveway ‘street lights’;

� No planting of exotic windbreaks; remove all pine trees;

� Seal or not seal the roads;

� Phone towers are an aesthetic issue.


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Nillumbik 2020 Vision: A preferred Future (1997)

This report was written by futurist Peter Ellyard following consultation with the Nillumbik Community. It presents a possible future for Nillumbik in the year 2020 based on consultation outcomes. It provided a basis for the preparation of the Municipal Strategic Statement.

Relevance to this study: Its relevance lies in its identification of aspects of the Green Wedge which people like, including views and landscapes. In particular: � Conserving the natural environment and cultural heritage (buildings and sites)

� Maintaining the balance between being economically viable and maintaining the environment and a great place to live

� Conserving the green wedge

� Retaining a semi-rural lifestyle

� Retaining productive farmlands

� Encouraging sustainable development

� Encouraging the development of environmentally sensitive/appropriate buildings

Roadside Management Plan (1997)

The aim of this strategy is to maintain and enhance the environmental, historical and landscape values of Nillumbik’s roadsides while maintaining an efficient and safe roads system as well as providing service corridors for utilities such as sewerage and electricity. This strategy will be reviewed in 2009.

Relevance to this study: Roadside reserves not only provide habitat corridors for native animals but are also “…attractive landscapes – roadsides are the “windows to the countryside” (p1). Maintaining the “…visual amenity and landscape quality of the roadside.” is an objective (p9). Part 2 of the report is a code of practice for maintenance works on road reserves.

Sites of faunal and habitat significance in North East Melbourne - NEROC Report,Cam Beardsell (1997)

This study identifies and describes 104 sites of faunal and habitat significance in North East Melbourne. The forms the basis for the application of the Environmental Significance Overlay (ESO) in the Shire of Nillumbik.

Relevance to this study: The ESO is applied to 61% of all land in the Green Wedge and, in combination with Clause 57.17 (Native vegetation), requires that subdivision, development and vegetation modification are consistent with the protection and enhancement of sites of high faunal and habitat significance. Council is currently considering ways in which to update its biodiversity information and this will be a recommended action coming out of the Nillumbik Green Wedge Management Plan. However, data provided by the NEROC report is considered robust and a sound basis on which to assess the Nillumbik Green Wedge Management Plan controls.

Nillumbik Thematic Environmental History, Graeme Butler & Associates (1996)

The Shire of Nillumbik Heritage study, 2006, reviewed previous heritage studies of relevance to the Shire and compiled an environmental history which identifies key themes in the development of Nillumbik e.g. development of communities.

Relevance to this study: Volume 1 recommends that the Shire of Nillumbik conducts a cultural landscape assessment but it is not fully considered in terms of how it could be implemented. Butler suggests identifying surviving landscapes which parallel the views painted by artists in history. He considers that cultural landscapes are a key component of the Shire as identified in earlier studies – specifically David Bick’s 1995-6 Shire of Eltham Heritage study which recommends conservation of cultural landscapes through the planning scheme although it does not define the landscapes or their boundaries. Rather it broadly identifies elements of landscapes and recommends their protection e.g. Hawthorn hedges. The 1995-6 study categorises landscapes into categories: farm landscapes; gardens; parks; streetscapes; significant trees although Butler indicates they are not easy to apply.

Volume 2 is the environmental history of the Shire.


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There are some archaeological sites as evidence of Aboriginal ownership including scar trees and artifact scatters. Council acknowledges the Wurundjeri as the traditional owners and recognises the significance of their history to the Shire and in shaping Nillumbik’s identity.

The rapid transformation of the landscape began with the arrival of white settlers in the 1830s – timber cutters; gold miners and itinerant workers; farm labourers and farm tenants. Land around Kangaroo Ground was valued for its rich volcanic soils.

Gold mining – gold mining led to the establishment of townships in Research, Panton Hill, Queenstown (St Andrews) and Diamond Creek. Most remaining evidence of mines and miner’s cottages are in the towns within the urban growth boundaries and not in the Green Wedge.

Roads – the traffic of miners and goods in and out of the Shire influenced the pattern of roads and bridges following ridges and contours along the easiest routes. Many of the roads in the Shire follow these routes and others set out by early settlers. Likewise, the original crossing places (bridges) exist in many places eg Hurstbridge; Bridge St Eltham.

Tourist roads – many routes through the Shire tell the story of how the natural environment and resources determined the paths people took through it. In the twentieth century many of these roads became tourist attractions in themselves. Butler cites R.H. Croll’s6 description of the Hurstbridge to Panton Hill road in 1928:

“…They have a way…of seeking the ridges which may be purely utilitarian in origin, but serves the excellent secondary purpose of providing the traveler with extensive views. The whole of this countryside is eminently “paintable,” and one need not be an artist to see pictures in the wooded slopes, broken by the lighter greens of cultivation or the contrasting tones of newly-ploughed earth, backed by distant ranges in many shades of blue”

Railway – the railway led to their development of residential and commercial centres along its route. It also gave a boost to tourism enabled people to visit, and many to settle here, regarding “…the unspoiled territory as a ‘haven and a refuge’.” Guesthouses catered for people seeking an escape from the “…stale and polluted air of the city.” [words which are still being used to describe the Green Wedge].

6 R.H. Croll The Open Road in Victoria, 1928, pp15-16

Orchards – the first orchards were established in the 1860s and it became a thriving local industry but increased competition, WWI and the Great Depression led to its demise as land became more profitable for building and was sub divided. Remnants of the industry survive in the landscape in the form of remnant trees (pine wind breaks and fruit trees) and buildings e.g. Charnwood stables at Arthur’s Creek.

Vineyards – the Shire has a history of wine growing starting in 1850 at Kangaroo Ground. There are 42 vineyards in the northern part of the Shire.

Water supply – Nillumbik is just below the catchment areas for Melbourne’s water supply and Yan Yean Reservoir and Maroondah dam are just outside the Shire borders with Sugarloaf Reservoir at Christmas Hills. Some sections of the Maroondah Aqueduct are visible at Eltham and Research and the pipe bridge over the Plenty River can be seen at Greensborough. Pine tree plantings along its length are also visible.

Creation of the Sugarloaf Reservoir flooded 445 hectares of land in Christmas Hills.

Communities – the relative isolation of the Shire and late arrival of the railway contributes to the rural feel of the Shire today and the encroachment of suburbia is, says Butler, a “…recent phenomenon… For most of the twentieth century the settlements retailed their “village-like isolation, more rural than urban in flavour.”

Each of the main towns and townships are covered in more detail pp31 – 45.

Artists - A variety of people were attracted to the Shire including artists, writers and intellectuals who, drawn by its beauty, have influenced the local lifestyle and environment of Nillumbik including how it is perceived. Two artists – Clifton Pugh and Neil Douglas – were also concerned about the environment. Pugh set up Dunmoochin at Cottles Bridge. Douglas established the Bend of Islands Environmental Living Zone.

Butler notes that, from memoirs written in the post war period, a pattern merges of “…concern for the environment was expressed through sympathetic building,[and] through privately declared conservation zones…”

Surveyed in 1995, residents were ‘remarkably homogenous’ in describing what they valued about the Shire – bushland environment; the arts and creativity.

Environmental Building – Nillumbik, and especially Eltham and Warrandyte, have long been associated with a tradition of building using local and re-cycled materials. Butler notes that typical of the style termed “Warrandyte style” is Penleigh Boyd’s studio at ‘The Robins’ which is described by his son Robin as “… neo-Californian


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bungalow-style; rubble stone and adobe blocks, vertical boarded walls, shed roofs, sudden studio-like windows – a somewhat nostalgic bushlands atmosphere…”7

Perhaps the most famous style is mud brick and, in particular, Montsalvat artists’ colony constructed of local clay, stone, mud and timber, a style adopted by many people in the area and one which inspired architect Alistair Knox. He designed and built many mud brick houses in the Eltham area ad it became the typical housing style post WWII.

7 Robin Boyd Australia’s Home. Its Origins, Builders and Occupiers, 1952, p217


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Other Relevant Documents (Individual Localities)

Hurstbridge Township Citation Report (2008)

The aim of this report is to provide a history, description and an assessment of cultural heritage significance for the Hurstbridge Township. Based on this assessment, the report also includes a proposed extent for a heritage precinct outlining the contributory properties that demonstrate and reflect the identified significance of the area. This report forms the basis and justification for a recommendation to include the Hurstbridge Township in the Nillumbik Shire Council Heritage Overlay.

Relevance to this study: The Hurstbridge Township Precinct is of historic, aesthetic and social significance to the Shire of Nillumbik. The statement of significance is of relevance to this study and, in particular, Australian Heritage Council Criteria D2 and E1 “The Hurstbridge Township precinct is of local aesthetic significance for its demonstration of the principal characteristics of a township developed in the early 20th Century… The Hurstbridge Township Precinct is of aesthetic significance as a semi rural village …The scattered nature of the layout, the curved main road, the collection of building types and the treed and open setting all contribute to providing a picturesque village landscape.

Diamond Creek Major Activity Centre Structure Plan (2006)

This plan concerns the town centre and immediate surrounds and deals with land use, buildings and landscape, leisure and community facilities. It will guide the development of Diamond Creek to 2020.

Relevance to this study: While the plan’s primary focus is on the town, there are aspects of it which are of relevance to the surrounding landscape. The history of Diamond Creek is visible in its buildings, the landscape and semi-rural character of the place. Its form and character is strongly influenced by the topography and course of the Diamond Creek (p19). Large allotments, remnant vegetation and areas of open space create a sense of a treed landscape.

Under “Building form and landscape” (p11, p28) the plan commits to retaining the landscape and semi-rural character of Diamond Creek by clustering new development

in existing key locations which are visually segregated by open spaces and vegetation (p29). The creek corridor is the defining open space of the town.

The plan also commits to supporting a strong relationship between Diamond Creek and its landscape setting (p31) through ‘green breaks’ between Diamond Creek and surrounding townships (specific actions given to implement this pp 31-33 e.g. maintaining views and pastoral landscape).

Eltham Major Activity Centre Structure Plan (2004)

This plan establishes a 20 year vision for the Eltham Major Activity Centre. It notes that the plan must ensure that new proposals are consistent with existing character, culture and landscape valued by the community (p16).

Relevance to this study: Strategic directions for the plan emphasise the “unique character” of Eltham formed by its topography and vegetation among other factors (p23). Community consultation indicated that vegetation is an integral part of Eltham’s character (p24) but, while it talks about the landscape of Eltham town, the plan is largely silent on the role of the surrounding landscape in establishing its character. The Eltham Gateway is noted as an area which shows that Lethem is a transition area between the metropolitan area and its rural hinterland with a preferred strategic direction for this area to revert to residential use.

Plenty Low Density Development Plan (2001)

The Plenty Corridor is one of Melbourne’s residential growth areas. Nillumbik Shire Council has identified the area as an area for low density residential development within the Shire. This plan provides a strategy for future development and identifies the needs of future residents, appropriate levels of infrastructure and to ensure there are no adverse effects on the natural environment.

Relevance to this study: One of Melbourne’s fastest growing urban corridors is to the west of the Plenty Valley including Mernda, South Morang and Mill Park. Development in areas to the west of the Plenty River is likely to generate pressure for development in the Shire of Nillumbik.


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The plan makes specific reference to the desired landscape and neighbourhood character of the area.

The area has a semi rural character with a mix of older and contemporary housing on larger blocks and the landscape is characterised by scattered remnant vegetation and paddocks, typically fenced with 3-strand sire fencing. The topography is undulating (report page 7) and most properties have been used for rural uses in the past (pg 11).

The plan identifies protection of landscape values as an issue (pg 8). Environmental issues of relevance to the landscape study are: three areas of important vegetation; habitat corridors; remnant indigenous vegetation, shown on the map (page 16 of the plan). In addition, opportunities in the plan include: enhancing the semi-rural landscape character of the area; constraining residential development in response to environmental needs (pg 20).

The plan’s vision for the future (pg 23-24) includes conserving the natural environment through retaining trees and encouraging the sensitive siting of new dwellings; protecting areas of indigenous vegetation forming habitat corridors; encourage future development which responds to the local landscape and landform. It states that future development must be based on environmentally sustainable principles which will enhance environmental quality and local identity of the area through: regeneration of native habitat areas using indigenous species; indigenous planting of roadsides; low environmental impact design solutions for development; environmental response to design and siting of new homes.

Christmas Hills Local Structure Plan (2001)

This plan was prepared prior to the sale of 276 hectares of rural land by Melbourne Water and is a planning review and recommendations for establishing how the land should be configured and used.

Relevance to this study: The section of most relevance to this study is 3.5 Landform and Landscape (pg 3-5) with figures 3, 4, 5, and 6 showing the vegetation cover, drainage lines, ridgelines and areas of slope in excess of 25% and section 3.7 Flora and Fauna. Specific actions are noted in section 3.5.2.; 3.6.3 and 3.7.3.

Yarrambat Local Structure Plan (2000)

This plan provides a framework for the development of residential land at Yarrambat.

Relevance to this study: The plans aim is to have subdivision and development in a style which preserves and enhances the natural environmental qualities of the area and includes retaining remnant native vegetation and fauna habitat, particularly in the east-west vegetation corridors (pg 14). It also notes that the visual character of the area and visual impacts of any proposals need to be considered. In particular, the plan stares that developments should demonstrate a minimum impact on remnant native vegetation and locating buildings off ridgelines.

Appendix 2 of the plan gives detailed guidelines for siting and design.


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C2: Landscape Elements Statutory Analysis


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Landscape Element

SpecificElement

Current Statutory Controls / Relevant Clauses

Comment Recommendation Action

Vegetation & Landscaping*

Public realm (e.g. highways and roads)

Clause 15.09 Conservation of Native Flora and Fauna

Clause 22.06 Roadside Management Policy

Clause 52.17 Native Vegetation

Clause 15.09 and 52.17 aim to protect and conserve native vegetation to reduce the impact of land and water degradation and provide habitat for plants and animals. A permit is required for the removal of native vegetation.

Clause 22.06 aims to protect roadside vegetation for its habitat value.

Public land is outside the scope of this study. Vegetation at the rear and front of properties will be encouraged through the Landscape Management Guidelines, particularly where properties front or back onto highways or major roads.

ImplementLandscapeManagement Objectives and Guidelinesthrough new schedule/s to the SLO.

Landscaping on private property

Clause 52.17 Native Vegetation

Clause 22.12 Neighbourhood Character (LDRZ and TZ only)

Clause 42.03 Significant Landscape Overlay (LDRZ and TZ only)

Clause 52.17 aims to protect and conserve native vegetation to reduce the impact of land and water degradation and provide habitat for plants and animals. A permit is required for the removal of native vegetation.

Areas covered by a Significant Landscape Overlay require a permit for the removal of any native vegetation.

There are adequate statutory controls regarding the protection of native vegetation within the current scheme. Note that some exceptions to permit requirements are currently in place to aid the bushfire recovery process (refer to clause 52.38).

Shelterbelts There is no specific clause/s relating to shelter belts within the current planning scheme.

Under clause 52.17 a permit is required for the removal of native vegetation.

Generally native shelterbelts are preferred over exotic, however most farm owners use exotic species given the flexibility to remove without obtaining a permit.

If native vegetation is preferred, there should be an exception to the current controls to allow the removal of native vegetation if planted as a shelterbelt.

Views & Vistas

There is no specific clause/s relating to views and vistas within the current planning scheme. Protection of ‘key views’ is addressed through objectives within a range of different clauses.

‘Key views’ are addressed throughout the scheme without any specifics on what ‘key views’ are, and where they occur.

More specific guidance is needed within the current scheme. ‘Key views’ need to be better defined and locations need to be recognised.


Buildings & Structures*

Siting All Zones have some level of control over the siting and design of buildings and structures.

Clause 22.04- Siting and Design

Current local policy encourages ‘the appropriate and respectful siting and design of dwellings and structures’ and discourages ‘the use of bright, contrasting and reflective materials’. Emphasis is given to the protection

Objectives within current local policy provide very general guidance regarding siting and design. Controls need to be ‘tightened’ in order to avoid the sorts of issues that are still occurring. E.g.

ImplementLandscapeManagement Objectives and Guidelines

Design


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Policy for Buildings and Works in Non-Urban Areas

Clause 21.05-3 Environment, Conservation and Landscape


Clause 22.13 Wildfire Management Policy

of ridgelines and hilltops.

Clause 22.13 lists specific design and siting considerations for areas covered by the Wildfire Management Overlay.

buildings on hilltops/ ridgelines, reflective materials and finishes, numerous outbuildings etc.

Landscape Management Guidelines will provide guidance in response to siting and design issues that are occurring across the Shire.

through new schedule/s to the SLO.

Rural‘dependant’ Land Uses & Structures

Rural sheds Clause 21.03-2 Rural Land Use

Clause 22.03 Residential Use and Development on Small lots in Green Wedge Areas

Clause 57 Metropolitan Green Wedge Land

Clause 21.03-2 aims to protect agricultural land for its productive potential and environmental value.

Clause 22.03 seeks to restrict residential use and development to that which clearly contributes to the defined values of the Rural Conservation Zone and the Green Wedge Zone.

Clause 57 aims to protect productive agricultural land/ green wedge land from uses and development that are incompatible with the non-urban character of the area.

Rural sheds, horse ménages, orchard netting/ sheeting and dams are all part of a working agricultural environment and are therefore generally accepted as an element that adds to the character of the landscape.

These land uses and structures have the potential to become a threat to the valued characteristics of the landscape where they begin to dominate the landscape and destroy the existing ‘balance’. Dams pose a particular threat to the environmental values of the area and local fauna populations.

Rural sheds, horse ménages, orchard netting/ sheeting, dams and other rural dependant land uses and structures will be encouraged in locations where they contribute to the character of the area. Where this is not possible (ie Bushy Slopes Character Area), Landscape Management Guidelines will aim to reduce any negative impacts that these land uses and structures may have on the landscape.

The area of land used for horticultural and agricultural purposes will be monitored so that the elements listed do not become a threat to the valued characteristics of the


Horse ménages Clause 21.03-2 Rural Land Use


There is no specific clause/s relating to horse ménages within the current planning scheme.

Clause 21.03-2 (as above)

Clause 57 (as above)

A permit is not required to construct a horse ménage. The permit application process would be triggered under removal of vegetation or earthworks, if required by an Overlay controls.

Horse ménages can be an attribute to the agricultural landscape character of particular areas. However, ménages can become a threat to the character of the area where they dominate the surrounding landscape- particularly in areas that have a natural bushland character.


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Orchard netting/ sheeting

Clause 21.03-2 Rural Land Use


There is no specific clause/s relating to orchard netting within the current planning scheme.

Clause 21.03-2 (as above)

Clause 57 (as above)

Netting/ sheeting that requires a permanent structure constitutes buildings or works therefore requires a permit.

No controls exist for netting that ‘drapes’ over orchards.

area.

Dams Clause 21.03-2 Rural Land Use


There is no specific clause/s relating to dams within the current planning scheme.

There is concern that further subdivision or development of land for horticultural/ agricultural purposes may encourage the construction of more dams for individual water sources. This could have implications on downstream waterways and kangaroo numbers.


Public and private realm signage

Clause 22.09 Signage Policy

Clause 52.05 Advertising Signs

Current policy applies ‘sensitivity’ categories to particular zones. Within these zones (which include all of the study area) there is a high level of statutory control over advertising signs.

Signage is currently not a major issue within Nillumbik. However, with the likelihood of future economic development occurring, potential threats regarding signage need to be predetermined.

Signage will be addressed as an element within the Landscape Management Guidelines to provide further direction. No additional statutory planning controls are required.


Large scale infrastructure services (e.g electricalpylons)

Clause 22.04- Siting and Design Policy for Buildings and Works in Non-Urban Areas

Clause 52.19 Telecommunications Facility

Current controls state that proposed infrastructure services should be screened wherever possible. Infrastructure is encouraged to be sited in locations that minimise the visual impact on the landscape and on the amenity of the area.

Infrastructure services such as electricity pylons are unavoidable elements within the landscape. Current policy states that the visual impact of large structures on the landscape should be addressed.

General objectives within an SLO schedule could further emphasise options to mitigate the impact of infrastructure services.



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Property Entrances, FrontBoundary Fencing & Gates


Generally, a permit is required to construct a fence under the relevant overlay. In most cases, a permit is not required to construct a post and wire fence.

Varying design responses for fencing apply to areas zoned LDRZ and TZ, however specific controls do not apply to other zones within the study area.

Current controls need to be ‘tightened’ in order to avoid the sorts of issues that are still occurring. E.g. ‘Grand’ entrance gates in rural areas, solid impermeable fencing etc.

Landscape Management Guidelines will provide guidance in response to Fencing and Gate issues that are occurring across the Shire.


Car Parking, FormedDriveways & Roads

Clause 22.04- Siting and Design Policy for Buildings and Works in Non-Urban Areas.


Clause 52.06 Car Parking

There is no specific clause/s relating to driveways within the current planning scheme.

Clause 52.06 Car Parking generally applies to the built up areas within the shire. There is no

There is no specific policy relating to private areas of car parking, driveways and internal roads in the current planning scheme, however Neighbourhood Character objectives apply to the areas of land zoned LDRZ and TZ.

Objectives relating to car parking, driveways and internal roads within the current Neighbourhood Character policy need to be applied to a wider area within the Shire.

Specific guidelines relating to car parking, formed driveways and roads will be introduced as an element within the Landscape Management Guidelines.


Lighting Lighting within the public and private realms

There are no specific clause/s relating to lighting within the current planning scheme.

Lighting is generally not addressed within the planning scheme.

Lighting will be addressed as an element within the Landscape Management Guidelines to provide further direction in regards to the impact that lighting can have on landscape character.


TennisCourts

Clause 52.21 Private Tennis Court


A permit is not required to construct or illuminate a private tennis court if the Code of Practice is met. This specifies the maximum extent of earthworks and vegetation removal

Under the current clause, a permit is required to construct a tennis court within an SLO area. A shire wide SLO will ensure that any proposal for a tennis court

ImplementLandscapeManagement Objectives and


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Overlay provisions regarding buildings and works or vegetation removal

without a permit.

A permit is required to construct or illuminate a private tennis court if the land falls within an ESO, VPO, SLO, HO, UFZ, FO or LSIO and the overlay includes buildings and works or vegetation removal provisions.

The purpose of clause 52.21 is to ensure that tennis courts used in association with a dwelling are sited and constructed to minimise the effect of the development on nearby properties.

Clause 57 aims to protect productive agricultural land/ Green Wedge land from uses and development that are incompatible with the non-urban character of the area.

can be tested against the objectives of the relevant Character Area.

Guidelinesthrough new schedule/s to the SLO.

Edges & Interfaces

Edges to Townships & Settlements

There is no specific clause/s relating to ribbon development/ township sprawl within the current planning scheme. However, a number of State policies aim to prevent issues such as township sprawl from occurring.

Ribbon development and township sprawl is a potential issue within the Shire but should be well covered through existing planning scheme/ state policies. The current Urban Growth Boundary wraps around the three Green Wedge Townships within the Shire

The option to apply the Urban Growth Boundary around the low density residential area between Plenty and Yarrambat is currently being discussed and should be seriously considered.

Edges & Interfaces will be addressed as part of the Landscape Management Guidelines.


Other Management Issues

Subdivision of Large Lots

Clause 21.05-2 Rural Land Use

Clause 21.05-3 Environment, Conservation and Landscape

Clause 22.02 Subdivision in Green Wedge Areas

Clause 56 Residential Subdivision (TZ only)


A permit is required to subdivide land. Controls apply to large sites (particularly in rural areas) to prevent subdivision into smaller lots for residential purposes. Lots within the GWZ must be at least 40 hectares. A permit may be granted for smaller lots based on certain conditions held in the planning scheme. Lot size requirements with the RCZ vary based on 5 schedules and range from 1 to 40 hectares.

While subdivision was mentioned as an issue, it was determined that lot size was not the issue, rather it was the inappropriate siting and design of buildings and structures on

Landscape Management Guidelines will assist with the assessment of subdivision applications in terms of building siting and design, eg. siting of buildings away from areas of sensitivity such as ridgelines.

An outline development plan needs to be submitted with applications.


Require the submission of an outlinedevelopment plan with any application for


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large lots that was the real issue. Currently there is limited guidance for siting and design considerations in the assessment of subdivision applications.

subdivision through the zone schedule.

WildlifeManagement

Various clauses incorporate environment, flora and fauna within the Shire of Nillumbik.

Management of kangaroo, rabbit and other wildlife populations was raised as an issue. While the growing population of kangaroos and rabbits is clearly an issue within the Shire, wildlife management is outside the scope of the Landscape Character Assessment.

Wildlife management is outside the scope of this study.

Council will continue to work with DSE to develop a strategic approach to kangaroo management.

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*Please note: Some exceptions to the current Statutory Controls are provided through the implementation of Clause 52.38 2009 Bushfire Recovery &Clause 52.39 2009 Bushfire- Replacement Buildings. This clause applies to a use or development specified in Clause 52.38-3 (generally relating to the construction/ removal of a dwelling and the removal of vegetation) carried out for the purposes of recovery from a bushfire that occurred after 1 January 2009. These exceptions will be lifted between March 2010-11.

Furthermore, the Victorian Government has approved interim measures (Clause 52.43 – Interim measures for bushfire protection) governing removal of vegetation around homes to help communities in bushfire prone areas prepare for the 2009/2010 bushfire season. The measures gazetted on 10 September 2009 are interim, and will expire on 31 August 2010. Clause 52.43 exemptions do NOT apply where the land is subject to any legal agreements such as S173 agreements or covenants that have the effect of prohibiting the removal, destruction or lopping of native vegetation. The regulation of vegetation removal for bushfire protection will be reassessed by the Victorian Government once the final report of the Victorian Bushfire Royal Commission is available.

Planisphere Urban Strategy Planners

L1/160 Johnston Street : Fitzroy : Victoria : 3065 Ph: (03) 9419 7226 : www.planisphere.com.au