SURF COAST PLANNING SCHEME
21.06
11/11/2010
Proposed
C66
RURAL LANDSCAPE
This Clause provides local content to support Clause 12 (Environmental and landscape
values) of the State Planning Policy Framework.
21.06-1
Key Issues and Influences
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 The physical landscapes of the Surf Coast Shire make an important contribution to the
lifestyle of residents and to the tourism economy.
 Areas of high landscape value often comprise areas of land which have not been
cleared, or partially cleared, of original vegetation. These are often seen as the most
attractive for rural living and thus a conflict arises between the need to protect the flora
and fauna values and the desire to clear vegetation for development.
 There may be opportunities for limited development in rural areas that have a poorer
class of agricultural land, low environmental significance and are not highly visible
across the rural landscape.
 Nine largely homogeneous landscape units have been identified in the Shire (refer to
Map 1 to Clause 21.06).
Map 1 to Clause 21.06 – Landscape Units
Each unit is described in terms of geography, tenement patterns and existing land use.
When considered in conjunction with the land capability assessment and analyses of the
rural economy in the Rural Strategy, it provides a basis for deriving strategies for the use
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SURF COAST PLANNING SCHEME
and development of the Shire’s non-urban land and for influencing recommended minimum
lot sizes for rural subdivision and development.
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Winchelsea Plains
The Winchelsea Plains landscape unit is a prime farming area, with a distinctive open
grasslands appearance. The area is dotted with occasional lakes or wetlands which are
known to provide nesting sites for brolgas. Lake Murdeduke is listed under the Ramsar
Convention for the protection of wetlands of international significance for wading birds.
The agricultural quality of the land ranges from good to average. The predominant farming
activity is grazing with some mixed farming. Open range piggeries have more recently
been established in rotation with cropping. The majority of the farm holdings are
tenements greater than 100 hectares. Less than 5% of tenements would be less than 60
hectares. Many properties consist of multiple lots.
Objective 1
To maintain and protect the open landscape character of the Winchelsea Plains Precinct.
Strategies

Encourage landholders to consolidate tenements where possible to assist in
maintaining technically viable farming units and to preserve the open rural landscape.

Promote soil based agricultural production.
Objective 2
To protect the few remaining environmental assets in the region including patches of
remnant grassland and wetlands.
Strategies

Discourage the removal of remnant native grasses.

Encourage the revegetation of existing wetlands to aid in conservation and achieve
more sustainable land use.
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Central Valleys
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The Central Valleys landscape unit is a visually pleasant, open, undulating landscape,
interwoven with farm windbreaks and wetlands. Remnant vegetation is largely confined to
the Barwon River, road reserves and the railway line.
The agricultural quality of the land is good to high in the higher rainfall area to the southwest, having better soils and greater carrying capacity. Land towards the eastern end has
average agricultural quality. Grazing is the primary farming activity with some secondary
cropping.
Farm holdings are generally large, though a degree of fragmentation has occurred mainly
around the wetlands and lakes, the Layard township (Modewarre) and the toe of the Otway
foothills (including the Deans Marsh Township).
Objective
To preserve the open, undulating rural landscape.
Strategy
 Encourage landholders to consolidate lots where possible and discourage further
fragmentation of the land.
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SURF COAST PLANNING SCHEME
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Barrabool Hills
The Barrabool Hills features an attractive rolling landscape with land form and historic
buildings that have considerable heritage value.
The land has a high agricultural quality rating that lends the area to more intensive, soil
based, agricultural land use, such as vineyards. Almost half the land area in this unit
comprises tenements less than 60 hectares. Farming activities are predominantly grazing
and cropping.
Objective 1
To promote soil based agricultural activities and sustainable farming and land management
practices.
Strategy
 Discourage the subdivision of rural land so as to maintain technically viable farming
land parcels, preserve long term farming and farming related opportunities.
Objective 2
To preserve the rural landscape and heritage values of the area.
Strategy
 Ensure the appropriate siting and design of buildings and works.
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Thompsons Creek
This landscape unit encompasses the valley of Thompsons Creek, comprising open,
undulating plains with view corridors along the Surf Coast Highway, Anglesea Road and
the estuarine lowlands of the mouth of the Thompsons Creek at Breamlea. The valley
provides an attractive rural landscape buffer between the coastal towns and the expanding
urban sprawl of Geelong.
The agricultural quality of the area is rated generally average, supporting predominantly
grazing, but also some cropping and intensive animal husbandry such as poultry.
Approximately 50% of the area is held in tenements greater than 60 hectares. The largest
holding of 600 hectares is located in the Connewarre area, with much of this area being
productively farmed.
This unit contains the Moriac Township and the Lower Duneed and Connewarre rural
residential nodes. In addition, there are two fairly well defined areas of rural living style
lots in this precinct, offering a range of hobby farm and bush block life styles.
Objective 1
To protect the visual corridor of the Surf Coast Highway and Anglesea Road.
Strategy
 Maintain the green wedge between Torquay and Geelong to provide visual separation.
Objective 2
To restore the natural systems and environmental values around the lowlands and coastal
mouth of Thompsons Creek.
Strategies
 Re-establish wildlife corridors along Thompsons Creek.
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SURF COAST PLANNING SCHEME
 Preserve the flora and fauna habitats of the estuarine swamps.
 Strongly discourage the fragmentation of farms and the development of tourist
establishments or hobby farms in the Connewarre area.
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Bambra / Pennyroyal
The Bambra / Pennyroyal area comprises the steepening valleys and foothills of the northwestern slopes of the Otway Ranges. A high proportion of the area has been cleared of the
woodland and open forest for agricultural use.
Agricultural quality of land is generally good. The main farming activity is grazing (beef,
fat lambs and dairy). Timber plantations are also an important land use with agroforestry
and bluegum woodlots gaining increasing favour as a supplement to farming activities.
Land tenements are much more fragmented than further north, reflecting attractive
landscape qualities and extensive views. The varied terrain and fragmented land holdings,
together with the proximity of the area to the coast has encouraged a range of land uses,
including rural retreats and tourist establishments.
Objective
To encourage development that will enhance the attractive landscapes and improve land
management practices.
Strategies
 Promote re-vegetation as a major land management tool which will build on the
attractive rural landscape and assist in reversing/avoiding serious land degradation.
 Support rural based tourism industries that complement the natural resources of the area
and enhance the rural farming base.
21.06-7
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Gherang / Bellbrae West
The Gherang / Bellbrae West landscape unit features a flat to gently dissected plateau
forming a border ridge to the north-east extremity of the Otways. Corridors of remnant
vegetation snake northward from the adjoining Crown land, intermingling with farming
enterprises, hobby farms, bush blocks and gravel reserves. The Crown land forming the
southern perimeter of this unit is unreserved forest. A large freehold site within this reserve
off Gum Flats Road is used as a vehicle proving ground and more recently for driver
training and related activities.
While the greater portion of this area has been cleared for farming activities (mostly
grazing), it has a poor agricultural quality rating. A large proportion of the area has been
subdivided for hobby farms, small rural retreats and bush blocks with much of the
attraction for rural living being due to the landscape value of the remnant vegetation.
Numerous small lots are interspersed through the unit, however there are three established
rural living nodes, each with a predominant lot size of around 4 hectares. These are located
in Wensleydale, Gherang and Bellbrae West.
Objective
To restore the original bush character of the gravel reserves in the long term.
Strategies
 Encourage improved management of the gravel reserves and promote site restoration
through reafforestation to enable sustainable management.
 Ensure that a balance is achieved between the competing land uses of rural living and
gravel extraction.
 Maintain the buffer area surrounding the vehicle testing ground off Gum Flats Road and
discourage any development that is not related to vehicle testing and driver training.
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SURF COAST PLANNING SCHEME
21.06-8
11/11/2010
Proposed
C66
Bellbrae Hinterland
The rolling hills of the Bellbrae hinterland include the Spring Creek valley corridor east of
Bellbrae and a mixed farming/bushland precinct south of Bellbrae to Bones Road. The
attractive landscape of this area, together with its proximity to Torquay, Bells Beach and
the coast, is reason for the increasing pressure being exerted for subdivision and
development of this area, particularly for rural residential and hobby farm use.
The Spring Creek valley corridor has been mostly cleared of original vegetation, save for
remnant pockets along the creek and minor tributaries, and is generally used for grazing
and cropped flowers. It performs an important role in maintaining a green break between
Torquay and Bellbrae. The topography affords significant vistas across the valley from
several vantage points, including the Great Ocean Road.
Objective
To preserve the green break between Torquay and Bellbrae to preserve the landscape and
environmental values of the Spring Creek valley and protect significant rural vistas from
the Great Ocean Road.
Strategies
 Discourage land uses, development and subdivision, particularly residential subdivision,
that will detract from the scenic and environmental qualities of the area.
 Protect the remaining environmental assets in the precinct, including pockets of remnant
vegetation and riparian corridors.
 Support agricultural activities and rural based tourist establishments that complement
the environmental and landscape values of the area.
 Encourage re-establishment of indigenous vegetation within the Spring Creek valley.
21.06-9
Bells Beach - Anglesea Coastline
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This area of rolling hills, partially bordered by the Great Ocean Road, is visually
spectacular for its coastline and attractive landscape of open farm land framed by dense
bushland.
This landscape unit contains a mix of land uses. These include a large area of rural
residential development in Jarosite Road, semi-pastoral land on the coastal hills adjacent to
Bells Beach, Point Addis and Urquhart Bluff, Crown flora and fauna reserves and the
Ironbark Basin. Development is often concealed within substantial remnant bushland
interlaced through the various uses, however in some areas where views to the coast are
possible vegetation has been cleared to maximise the view, resulting in the exposure of
dwellings.
The scenic value of the Bells environs, including the Bells Beach area, Ironbark bushland,
Bells Beach coast and surrounding hinterland, derives from the coming together of the
pastoral landscape and the seascape and from the relative absence of built structures. The
need to treat this area with considerable sensitivity is paramount.
The Bells Beach precinct is also one of the Shire’s most important tourist attractions, and
visitors seek out the area to enjoy its outstanding scenic qualities and landscape values.
At Urquhart Bluff the hills are visually dominant from the Ocean Road and the vegetation
is low growing heath, providing little opportunity to screen development. Development in
this area has previously been strictly controlled by site specific provisions, with one
property the subject of a conservation covenant, in recognition of the high environmental
and scenic values of this fragile coastal Heathland.
Objective
To protect the scenic and environmental qualities of the area.
Strategies
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SURF COAST PLANNING SCHEME
 Discourage land uses, development and subdivision that will detract from the scenic and
environmental qualities of the area.
 Oppose further subdivision and tourist development especially around Bells Beach and
the Point Addis area.
 Maintain strict development controls in the Urquharts Bluff area.
 Work with the owners of properties that have high landscape values, in particular
privately owned land at Bells Beach, Point Addis and Urquharts Bluff, to ensure that the
properties remain substantially in their natural state.
 Support the concept of a buy-back scheme for private land with significant
environmental value along the Great Ocean Road and in prime tourist locations along
the coast.
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Otway Coastal Hinterland
The Otway forest and coastline contains the rolling hills of the Mt Sabine ridge, falling
away to the deeply dissected hills and cliffs along the coast. Apart from the cleared pockets
of freehold land, the area is heavily vegetated with open forest. A large portion of the area
forms part of the Angahook - Lorne State Park.
The Otway ranges and coastline are significant environmental and tourist assets and their
natural beauty and tourism potential are to be maintained for all to appreciate.
Large freehold properties along the coastline, including sites at St George River, She-Oak
River, North Lorne and Eastern View, comprise a major section of the Great Ocean Road
view corridor and are highly visible from the Great Ocean Road.
Existing tenement rights in the Cathedral Rock and Big Hill estates will continue to be
recognised. Nevertheless, development of these sites must be of a scale and design that
minimises their visual impacts.
Further inland, the Mt Sabine area is fairly remote from the Lorne township. It is
surrounded by State Forest and experiences heavy rainfall. Intensification of development
in the form of subdivision or tourist accommodation is not recommended for these reasons.
Very low scale tourist establishments may be appropriate and would need to be designed in
sympathy with the natural environment.
Objective
To protect the visual prominence of the Great Ocean Road and significant public viewing
points along the Otway Coast and Ranges.
Strategies

Oppose intensification of development and subdivision of large freehold coastal
properties between Aireys Inlet and the Shire boundary, due to their high visual
exposure, steep slopes and limited access.

Ensure that the form, siting, scale, materials and finishes of development is designed to
minimise visual prominence when viewed from the Great Ocean Road and significant
public viewing points, and to minimise removal of native vegetation.

Oppose subdivision and intensive tourist development in the Mt Sabine area.
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Implementation
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The strategies will be implemented by:
Applying zones and overlays
 Applying a Significant Landscape Overlay to areas with high scenic landscape value to
protect the visual amenity of these landscapes.
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