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CLaColac 20
andsca050 ape Asssessmeent Report
Document History
Revision
Date
Version No.
Author Description of changes
11/11/2015 A PM&A Draft
16/03/2016 B PM&A Final, incorporating comments of steering group
TTABLE OF
Ex1. Int2. Re3.
3.1 Co3.2 Co3.3 La3.4 Co3.5 Co
La4.4.1 La4.1.1 To4.1.2 La4.1.3 Ur4.1.4 Bu4.1.5 St4.1.6 Ve4.2 CB4.3 La4.4 He4.5 Po4.6 Ele4.7 Lo
CONTENT
xecutive Summatroduction eview of Backgroolac Structure Polac CDB & Entrandscapes of Cuoastal Spaces Lolac Integrated Wandscape Charaandscape characopography, viewand use rban design uilding style and treetscape egetation BD Landscape akeside Landscaeritage Residentost-war Residenevated Residen
ow Density Resid
TS
ary
ound Documentlan (Connell Warances Project Fultural Heritage Sandscape AssesWater Cycle Ma
acter Areascter assessment
ws and vistas
materials
ape tial Landscapetial Landscapetial Landscapedential Landsca
tsagner, 2007)Final Report (PlaSignificance Assssment Study (Pnagement Plan
t elements
pe
anisphere, 2012)sessment GuidePlanisphere 200(August 2014)
)lines (Heritage C6)
Council Victoria,, Feb 2015)
3
PAGE
5 7 9 9 10 12 15 15 17 17 17 19 19 19 19 19 20 22 24 26 28 30
3
C
4
Colac 2050 Landsc
4.8 Ind4.9 Ru
Sig5.5.1.1 W5.1.2 Co5.2 Vie5.3 Vie5.4 Vie5.5 Vie5.6 Vie5.7 Vie5.8 Vie5.9 Vie5.8 Vie5.9 Vie
cape Assessment
dustrial Landscaural Landscape gnificant View Lhat Makes a Vieomponents of Siew Location #1 ew Location #2 ew Location #3 ew Location #4 ew Location #5 ew Location #6 ew Corridor A – ew Corridor B – ew Corridor C –ew Corridor D –
t
ape
Locationsew Visually Signignificant Views- Elliminyt Recre– Scanlon Drive– Queen Street– Lake Colac (c– Balnagowan P– Colac-Forest Princes Hwy (wWestern Entry
– Queens Avenu– Belvedere Drive
nificant?
eation Reserve e Reserve
carpark off GellibPointRoad
westbound)
ee
(off Harris Rd)
brand St)
32 34 36 36 37 39 42 44 46 49 52 55 59 62 65
C
1Ta Tmth Ttyth A
C
L
H
P
E
Colac 2050 Landsc
Exec1.This report documarea of Colac, an
The purpose is tomeasures to adehe future.
The report estabypes within the chree viewing cor
A summary of rec
CBD Landscape Implemen
landscape
Lakeside Landsc Consider
Botanic G Note reco Retain vie Manage v
Heritage Residen Prioritise Open view
Post-war Residen Develop
together d
Elevated Residen Maintain
proportion
cape Assessment
cutive Suments the findinnd key locations
o identify landscequately protect
lishes the visualcity, and analyserridors.
commendations
nt CBD & Entrane project initiativ
cape additional over
Gardens; ommendations oews of lake, framvehicle access to
ntial Landscape a tree planting pws to lake at the
ntial Landscapea more consistdissimilar built fo
ntial Landscape and encouragenate scale of bu
t
ummarygs of a visual suwithin the study
capes of importaand manage the
l character of eiges six key viewin
s:
nces project recves.
rlay (SLO) prote
of revised Lake Cmed by trees; o prevent damag
program e ends of street v
e tent landscape orms
street tree plaildings and vege
urvey of the urbay are.
nce and consideese landscapes
ght landscape ng locations and
commendations
ection for the Co
Colac Masterpla
ge to trees
vistas
theme that will
nting to maintaietation;
an
er in
d
and
olac
an;
l tie
in a
Low
Indu
Rura
View
View
View
Avoid creatinconditions fo
Density Residen Investigate
landscape vManagement
strial Landscape Establish av
screening to Manage veh
surfaces, avo Strictly contro Increase veg
of existing compliance w
al Landscape Retain / ma
where presen
w Location #1 - E Manage the
view from thi Consider det
development
w Location #2 – S No recomme
w Location #3 – Q Undertake st
ng a vehicle-domr pedestrians,
ntial Landscapeopportunities talues as part ot Plan
e venues of everg
large built formshicle access to oid compaction ool signage along
getation on privaissued perm
with landscape r
aintain indigenont.
Elliminyt Recreatvegetation with
s location tailed investigatit
Scanlon Drive Rendations.
Queen Street treet tree plantin
minated landsca
e to increase haof the Integrate
green trees to s; protect vegetatof grass/soil; g main road entrate land by reviemits and encrequirements.
ous vegetation
tion Reserve (ofhin the reserve
on of the visual
Reserve
g.
5
pe by improving
abitat, amenityed Water Cycle
give scale and
ion and ground
rances; ewing conditionscourage/enforce
on roadsides,
ff Harris Rd) to maintain the
impact of future
5
g
y e
d
d
s e
,
e
e
Colac 2050 Landscape Assessment
6
View Location #4 – Lake Colac (carpark off Gellibrand St) Maintain views from the Botanic Gardens and gardens café; Note the recommendations of the Lake Colac Master Plan
View Location #5 – Balnagowan Point Maintain the capacity to enjoy these views from the end of
Balnagowan Avenue and Stodart Street; Provide landscaping and user facilities at this point, Avoid planting trees that block the view.
View Location #6 – Colac-Forest Road Evaluate the visual impact from this location of future
development applications for industrial land in the vicinity of Colac-Forrest Road.
View Corridor A – Princes Hwy (westbound) Maintain as far as possible the variety of glimpsed views of
Lake Colac from westbound on Princes Hwy, Coordinate with VicRoads regarding appropriate landscape
and tree planting treatments to be implemented as part of any future road widening.
Undertake landscape proposals set out in the Colac CBD Entrances report
Consider detailed evaluation of the visual impact of future development of properties between the Highway and Lake Colac
Coordinate where possible with landowners on the location of windbreaks / massed vegetation
View Corridor B – Western Entry Undertake, as a priority, significant roadside planting and
landscaping/mounding as suggested in the CBD and Entrances project
Review the effectiveness of existing controls on signage and where possible consolidate and improve signage;
Undertake landscaping and wayfinding actions at the Deans Creek crossing
View Corridor C – Queens Avenue Maintain the capacity to enjoy these views from Queens
Avenue, avoid roadside plantings in this area unless they frame, rather than block views;
Upgrade the landscaping of the foreshore area in line with increased usage and its key role in tourism,
View Corridor D – Belvedere Drive Maintain the capacity to enjoy these views Avoid roadside plantings in this area Evaluate the need to limit building heights to below the view
line from Belvedere Drive to the horizon
C
2 CthPG Cap2 CRSSdgimG TwC Tsathefu TCala
Colac 2050 Landsc
Introd2.Colac is the regiohe southern sho
Princes HighwayGeelong to Warr
Colac provides thactivities to the Sprimary urban ce2011.
Colac is designatRegional GrowthStructure Plan wStructure Plan andrivers however growth assumptiomprovements suGeelong and Col
The Shire is therewill commission aColac 2050 Struc
The objectives ofustainable strate
aspirational, achihe city, providing
economy that wilunctionality and
To inform the CoColac / Elliminyt and consider meandscapes in the
cape Assessment
duction onal centre of th
ore of Lake Colacy between Geelonambool rail line
he main industriaShire and surrouentre, with a pop
ted as a populat Plan, and is cuhich was adoptenticipated continhave necessitatons including siguch as the Princelac and the Gee
efore undertakina number of techcture Plan.
f the Colac 2050egic framework ieves the ‘Botang drivers for growl improve the ovlivability of the t
olac 2050 projectis required to ideasures to adeque future.
t
e Colac Otway Sc and strategica
ong and Warrname.
al, commercial anding region an
pulation of appro
tion growth noderrently guided by
ed in February 2nued low growthed a reassessmgnificant transpoes Highway dup
elong Ring Road
ng the Colac 205hnical assessme
0 project are to pfor Colac that is
nic Garden City’ wth in the populverall wellbeing, town.
t a Landscape Aentify landscapeuately protect an
Shire, situated oally located on thmbool, and on th
and service d is the Shire’s ximately 11,000
e in the G21 y the Colac
2007. The Colac. A number of ke
ment of these ort infrastructureplication between.
50 project whichents and produc
produce a s visionary and theme identifiedation and local productivity,
Assessment of es of importancend manage these
on he he
0 in
c ey
e n
h ce a
d for
e, e
Figurre 1 Study Area
7
7
Colac 2050 Landscape Assessment
8
Methodology The key methodology follows the following stages:
STAGE TASK Stage 1: Review of current work and identification of study area and methodology
Definition of the study area boundaries, reviewing background documents and preparing a methodology.
Stage 2: Comprehensive landscape analysis and assessment
Analysis of the existing distinctive landscape elements, features, characteristics, character, quality and extent of the landscape within the study area, and an assessment of their value or importance.
Stage 3: Measures for retaining / respecting significant landscape types
Identify management responses such as planning tools (private land) and landscaping / urban design responses (public land).
This study incorporates issues identified in previous studies such as the CBD& Entrances Project and the existing Structure Plan, and applies current Landscape Assessment methodologies based upon the methodology developed through the Great Ocean Road Region Landscape Assessment Study and further refined during the Coastal Spaces Landscape Assessment Study.
The scope of this report is to provide an academic background to issues relating to landscape and visual analysis. The landscape analysis used two assessment methodologies:
Landscape Character Analysis – identification of the range of landscape types that are present, based on their features and characteristics, and Significant View Assessment – identification of important viewpoints and viewing corridors, their significance and potential threats
As part of the study, important viewpoints and viewsheds that occur within the study area have been identified. The study includes an assessment of which viewing locations (or viewing corridors) within the study area are the most significant and why, and what would detract from the significance of the views available at these locations. The final stage identifies options for protection of significant landscape areas and views. The potential use of planning overlays and other tools, and implementation of landscaping / urban design responses is incorporated in the discussion of each Landscape Character Area and Significant View Location. It is anticipated that future community consultation and the views of members of local communities, community groups, agencies and others with an interest in the urban environment will be sought by various means. These will inform the process of preparing statements of significance and determining management responses (Stage 3).
C
3
Tak InPp
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T2 Itna
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Colac 2050 Landsc
Revie3.Docu
The following docand plans relevakey findings, outc
n addition, CounPlan and Urban Fpreparation.
3.1 Colac S2007)
This is the curren2007 and due to
t does not includnumber of relevaan Urban Design
IndustrialStrategies
Recreatio Recomme
Commun Traffic Ma
Site analysis The Site Analy
View to Clooking no
View to Crailway br
View to Lfrom near
cape Assessment
ew of Bauments
cuments provident to this projectcomes and reco
ncil is currently pForest Plan whic
Structure Pl
nt Structure Planbe replaced by
de a formal Landant aspects as pan Framework as , Residential s,
on and Open Spendations on ity Precinct (the anagement.
ysis Plan identifColac from Main orth from Ellimin
Colac from Princeridge; ake Colac from r Colac-Ballarat
t
ackgroun
e the key backgrt. They have bee
ommendations a
preparing a Lakech was not avail
an (Connell
n for the city of Cthe Colac 2050
dscape Analysis art of a Site Anawell as:
and Comme
ace Frameworkan EducationBeechy Precinc
ies four significaSt near Harris R
nyt; es Hwy looking
Princes Hwy looRoad intersectio
nd
round strategiesen reviewed andre noted below.
e Colac Master able at the time
Wagner,
Colac, adopted iStructure Plan.
but does includalysis pursuant to
ercial Land U
, n Recreation ct), and
ant view vistas:Rd intersection
East from the
oking North-Eason;
s d
of
n
e a o
Use
and
st
Key S
an A
linop
UTo
C In
ac S S
th S
thpr
A coexva
Othe R
boEanadanqu
Dpode
View to Lakefrom the Cora
recommendatiotrategic recommnd business zonn increase in thenear) and developen space provirban design impown Centre. onsolidation aro
ncreased opportuctivity areas. uggestions to imtrategies to add
he surrounding atrategies to crea
hrough a multi-purecinct. township bound
ommercial and rxtent of future dealuable farming
er Recommends tha
oundaries of theast and West bend replaced by adjacent to Foresnd vistas to the uality of Lake Coemographic datopulation, with aecrease in ages
e Colac from Prinangamite Lake R
ns: mendations for rened land. e amount of opeopment of policysion for resident
provements for t
ound the town ceunity for recreati
mprove amenity ress traffic mana
areas. ate a precinct to urpose educatio
dary encompassrural living develevelopment andland that surrou
at existing induste Barwon Water e back zoned to a new industrial st Street to will eLake and protecolac. a predicts prono
an increase in ag 15-24.
nces Hwy lookinRoad intersectio
esidential, rural l
en space (both liy direction suppotial developmenhe enhancemen
entre and activityional linkages be
in the main streeagement issues
focus communiton, recreation an
sing residential, opment to clear
d enable the protnds the townshi
trial land locatedSewerage DistrFarming (formearea proposed insure the retent
ction of the envir
ounced aging of ges between 45-
9
ng North-West on.
iving, industrial
near and non-orting future t.
nt of the Colac
y nodes. etween key
et of Colac. in Colac and
ty learning nd community
industrial, rly identify the tection of p.
d outside of the rict in Colac erly Rural Zone) in east Colac tion of views ronmental
the Colac -74 and
9
C
1
CTn
Itolalaa Bba Cpspths
Colac 2050 Landsc
0
Despite its lakconnections bEntrances to Cand are not weBased on 200Colac and GeStated as an oviewsheds fro
Comments The majority of thnow been adopte
Amendments Colac CDB & Beechy Educa
t should be noteof the viewshedsand zoned Indusand may restrict are constructed.
Back-zoning of (tbeen undertakenassessment and
Currently there aprotected by Signmall area toward
protecting the elehis current studyignificance withi
cape Assessment
keside location, tbetween Colac aColac currently dell defined.
07 growth trendselong will be reqobjective : ‘Protem inappropriate
he key recommeed, including: to the Colac OtwEntrances Projeation, Recreation
d in reference tos to Lake Colac fstrial. There is pothese views, pa
then) existing indn, reducing this r
controls.
are no locations wnificant Landscads Belvedere Drevated Otway ray may be the idein the urban are
t
there is a lack ofand the Lake. do not provide a
s duplication of thquired by 2020ect significant lane development’
endations from t
way Planning Scect n and Communi
o the Site Analysfrom the Princesotential that dev
articularly if tall o
dustrial land as risk, though this
within the study ape Overlay (SLOr that falls into th
anges landscapeentification of area that justify SLO
f physical
a strong stateme
he road between
ndscapes and
his report have
cheme
ty Precinct
sis Plan that bots Highway are ovvelopment of thisor bulky buildings
noted above hamay require furt
area that are O), except for a he overlay e. An outcome oeas of landscapeO protection.
ent
n
th ver s s
s ther
f e
3
The the deaste The specas devisiodevePlanVisio The CBD
•
Key
•
3.2 Colac CReport
Colac CDB & Endesign the buildiern and western
Final Report devcific detail, identietailed concept n ‘on the ground
eloped fully detaning Scheme Am
on
Final Report outD will:
Become know Be a pedestr
ages and abi Grow as a
community s Connect to
corridors Proudly exp
environment Be renowned
eras of the C Present an i
corridor, from
recommendatioBotanic GardGarden CityCBD linking Barongarook
CDB & Entrat (Planisphe
ntrances Projectngs and spaces
n entrances to C
veloped upon thfying built form aplans to help to d’, and subsequeiled streetscapemendments and
tlined a vision th
wn as the ‘Botanrian-focussed plailities thriving rural cervices its natural sys
press its herita
d for its collectCity’s developmeimpressive imag
m the edges of th
ns: den City: A new’, with thematicthe Botanic G
k Creek corridor.
ances Projere, 2012)
t is a 20 year Plas of the Colac CBolac.
he structure planand streetscaperealise the strucent detail design
e and engineerind capital works im
hat in the next 20
nic Garden City’ace, accessible
centre of retail
stems of the L
age in the bu
tion of great buent ge along the Phe City to its cor
w image for Colac tree planting
Gardens, Beech
ect Final
an focusing on BD and the
n in more e themes as wellcture plan’s n projects have g proposals,
mprovements.
0 years Colac’s
for people of all
, business and
Lake and creek
ilt and natural
uildings from all
Princes Highwaye
ac, the ‘Botanicthroughout the
hy Precinct and
l
l
d
k
l
l
y
c e d
Colac 2050 Landscape Assessment
11
• Memorial Square: Upgraded western edge with refurbished amenities and a shared traffic space along Gellibrand Street which can also be adapted to accommodate public events. Pedestrians to have priority over cars in shared space that could ultimately be extended around Memorial Square and south along Gellibrand Street to the Station.
• Eastern CBD Entrance: Improved entrance with enhanced landscaping and views to heritage buildings, widened pedestrian pathways over the bridge and improved visibility of the Visitor Information Centre.
• Murray Street West: Improved with tree planting and streetscape works, continuing the design theme of the central part of Murray Street.
• Murray Street East: Improved with road side tree planting, upgraded footpath pavement, pedestrian crossings and street furniture, and infill planting where gaps exist.
• Bromfield Street: Upgraded with new tree planting, improved pedestrian access and bicycle lanes.
• Redevelopment opportunities for the underused land at the rear of Murray Street shops to be promoted, with improved pedestrian links through to Murray Street, similar to Johnstones Lane.
• COPACC & Colac Station: Revitalised with potential closure of Railway Street.
• Outer CBD Entrances: Improved to the outer edge of Colac with new landscaping, framing views to the Lake and guidelines for signage.
• Priority Streetscapes: Improved as first priority. • Laneways: Improved network. • Bicycle lanes: New and improved lanes provided. • Inner CBD retail areas: Built Form Guidelines applied to
ensure a high quality of new architecture, protection of heritage buildings and maintaining a ‘fine grain’ character of these areas.
Arrival experience The Western entry experience has two distinct sequences:
The outer western entry ‘arrival zone’ from Corangamite Lake Road to Cants Road, characterised by relatively flat topography, a straight road alignment and a variety of landuses (farmland, a caravan park, the large format commercial strip and the Deans Creek corridor), is lengthy and the point of arrival at Colac is ill-defined.
Inner western entry sequence from Cants Road to Corangamite Street has more dense development, but the relatively flat landscdape and straight road is dominated by signs and infrastructure rather than vegetation, although the slight changes in road alignment at Cants Rd and Corangamite St offer the opportunity to create landmark points.
The Eastern arrival experience along the Princes Highway from the east is a more interesting one than from the west, due to the undulating topography and shifts in road alignment. This creates a number of points along where side views and focal points generate a varied and interesting journey. ‘Key moments’ define points along the arrival journey from the east:
Firstly, glimpses of the Lake can be seen through trees and hedgerows, and pockets of substantial roadside planting.
Next, the cutting is a clearly defined space and a point of road re-alignment.
Finally, at Forest Street and the bridge, clear views of the Lake, showgrounds and timber yards are afforded - all significant features of Colac.
Colac’s entrances are ideal locations to introduce the town’s Botanic Garden City theme, and the opportunities to establish roadside planting along the arrival zones are investigated, based on the vehicle speed limits that apply:
Colac 2050 Landscape Assessment
12
100km/hr section – block plantings of trees within the road reserve and potentially on private land. Planting of fast-growing but short-lived Acacias in parts fo the road reserve where road duplication is planned by VicRoads
80km/hr section - tree planting within the road easement on low mounds to enhance key views
60km/hr section – low shrub and grass plantings on earth mounds where possible.
The main entry ‘moments’ are treated with plantings: :
o Views towards the Lake - enhanced and negative views screened
o through the cutting o views to the showgrounds and industrial area
VicRoads have indicated that the highway duplication between Colac and Winchelsea could extend all the way through the cutting and up to Forest Street (near the overpass), and that funding and implementation for the improvement to the eastern entrance could be integrated into the highway duplication project. Other notes
The original town boundaries were along Forest Street to the east, and Cants Road to the west. These roads still act as notional outer boundaries to the town and mark shifts in character upon entry to the town centre from either direction.
Areas of distinct spatial character are created by the shifts in alignment of Murray Street, the gridded street layouts of different parts of the town, the railway reserve to the south and the Lake to the north. The topography also serves to create variations in character, rising from the Lake and creek beds to an apex just west of Corangamite Street.
Trees and vegetation play a very significant role in the overall character of Colac. The windbreaks and plantations of the surrounding rural landscape, the public and private gardens and the vegetation of the creek corridors that
define the eastern and western edges of the town all contribute to Colac’s ‘green heart’.
The Final Report includes design concept proposals for the following key areas :
o Memorial Square o Eastern CBD Entrance o Murray Street West o Murray Street East o Bromfield Street o COPACC & Station Precinct
Comments If fully implemented, the proposed recommendations will greatly enhance the landscape of the city, addressing the significant issues and opportunities that are present. The landscape and design initiatives at the eastern and western entries to the city are a key proposal with potential to enhance the arrival experience. Uncontrolled development of the industrial zoned land that is overlooked from these entrances however may compromise the views to the lake that are the intended focus of these proposals. As noted above, this may require further assessment and controls.
3.3 Landscapes of Cultural Heritage Significance Assessment Guidelines (Heritage Council Victoria, Feb 2015)
Purpose To improve the understanding, identification and assessment of the cultural values of landscapes in Victoria by clarifying the information that needs to be collected, analysed and considered in a systematic manner in relation to landscapes.
Clarifies key definitions and terms relating to cultural heritage landscapes;
Colac 2050 Landscape Assessment
13
Describes a range of landscape categories that are assessable under the Heritage Act 1995 and other statutory mechanisms; and
Sets out a methodology for identifying, documenting and assessing landscapes of cultural heritage significance
It should be noted that natural areas and Aboriginal landscapes may be covered by other Victorian legislation (eg Aboriginal Heritage Act 2006, the National Parks Act 1975, or the Flora & Fauna Guarantee Act 1998), and hence may be recognised and protected under more than one Act. Definitions The guidelines define a range of commonly used cultural heritage terms, including the meaning of ‘place’, ‘associations’, ‘integrity’ and ‘setting’. These terms should be used in the context of the meaning ascribed to them within these Guidelines. It is clarified that the assessment of ‘cultural heritage significance’ is distinct from ‘landscape character’ assessment:
Landscape character assessment is a descriptive process that records the present-day features of a landscape. Traditionally, it focuses on physical and visual qualities, as seen from key routes or viewpoints, and includes an assessment of sensitivity to change.
‘Cultural heritage significance’ assessment of a landscape focuses on the way people have interacted with the physical environment over time. This produces a particular combination of remnant natural features, and introduces living elements and structures.
Landscape Categories Three general landscape categories have been developed and applied by heritage organisations to assist in understanding different types of landscapes:
‘Designed landscapes’ The result of the implementation of conscious
design intent. These typically have a high degree of modification
from the original natural landscape ‘Organically evolved landscapes’
Express the interaction between land use and natural systems over time, representing the accumulation of layers of change, with no design intent
Often referred to as ‘vernacular’ landscapes. ‘Associative landscapes’
Associative landscapes are important to people because of special religious, artistic or social associations and connections. Associations may be with intangible aspects of the place, such as the spiritual values it holds for communities, its natural features, or activities that once occurred or continue to occur.
They may not exhibit discernible evidence of human influence on the environment but they often contain a dominant landform feature, such as a mountain, river or forest, or built form which is important to people in the locality or the wider community.
Values of Cultural Heritage Significance A landscape may be culturally significant due to the values attributed to it by individuals and groups. These values are not static however and vary for different cultures, and for past, present or future generations.
Aesthetic significance - all the sensory responses generated by a place or object.
Colac 2050 Landscape Assessment
14
Archaeological significance - the ability of the place or object to demonstrate aspects of historical function, design and technology through remaining fabric.
Architectural significance - the ability of a place to demonstrate artistic and technological aspects of buildings or works, or for those aspects to be reflected in the design of the buildings or works.
Historical significance - the value of a place’s association with important historical events and themes, eras, patterns of use and development or individual people. It incorporates the history of aesthetics, architecture, archaeology, science and society, so it overlaps (or underlies) the other categories of cultural heritage significance.
Scientific significance - the technical achievements associated with a place, or to its educational potential.
Social significance - the collective sense of attachment to a place or object that is felt by a group of people
Guidelines Stage 1 - Understanding the Cultural Heritage Significance of the Landscape:
1. Define Objectives 2. Identify the Area of Interest & Key Stakeholders 3. Collate Information & Describe the Physical Characteristics
of the Area 4. Identify the Major Phases of Human Interaction with the
Area 5. Correlate the Physical Evidence with the Documentation 6. Talk to the Communities Interested in the Area
Stage 2 - Assessing Talk to the Communities Interested in the Area.
1. Define What is Important and to Whom 2. Refine Area & Documentation 3. Identify Type & Level of Significance 4. Prepare a Statement of Significance 5. Identify Appropriate Recognition/Protection Mechanisms
Comments These guidelines focus on assessing places that may have significance at the local or state level, and note that places of local significance are appropriately protected through the local planning scheme. The current study seeks to undertake an assessment of landscape character, which the guidelines clarify is distinct from an assessment of ‘cultural heritage significance’. The landscape categories however help to define the types of landscape that can be found in Colac, and these categories should be referred to in assessing the landscape types of Colac in this study. The assessment of cultural significance is beyond the scope of this study, but may be required based on the observations herein. In general they fall into the category of ‘organically evolved’ or ‘vernacular’ landscapes as they express an evolution over time in response to the changing needs and values of the community. It is likely however that parts of the study area could fall into the ‘designed landscapes’ category (eg the Colac Botanic Gardens) as they are highly modified according to a conscious design intent. Likewise it is likely that the Lake Colac landscape and spaces such as Memorial Square fall into the ‘associative landscape’ category, due to the value they hold for the community as a natural feature, or their historic associations.
Colac 2050 Landscape Assessment
15
3.4 Coastal Spaces Landscape Assessment Study (Planisphere 2006)
This study assessed locations on the Gippsland coast from Bass Coast to New South Wales; Bellarine Peninsula, and from Warrnambool to the South Australian border. The Surf Coast/Otways area (including Colac) was not covered as it was assessed in the Great Ocean Road Landscape Assessment Study. Urban areas and national/coastal parks were also excluded. The report developed a package of tools and information to manage and protect these visually significant landscapes. Character Types These were identified through a study of key landscape character elements including landform, waterform, vegetation and land use, as well as a detailed field survey. Each Character Type was divided into landscape Character Areas, considering
key features landscape characteristics settlements pattern of viewing community and other identified values landscape change and sensitivity to change existing policies opportunities and threats management considerations preferred future character landscape management objectives and guidelines
The Character Areas form the basis for describing the coastal character of Victoria at a detailed level. It is from this underlying character that guidelines for appropriate development in the landscape were derived.
The views of members of local communities, community
groups, agencies and others with an interest in the coastal environment were sought by various means during the study process. These views were considered in relation to significance ratings.
Includes detailed recommended changes to planning schemes to protect landscape values at risk (through SLOs etc).
Proposes community education programs re landscape values and protection, and training of council statutory planners re permits in SLO areas.
Comments Together with the Great Ocean Road Region Landscape Assessment Study 2004, this study is considered an example of a good assessment methodology of landscape character and significance across Victoria's coastal landscapes.
3.5 Colac Integrated Water Cycle Management Plan (August 2014)
A strategic blueprint for how the urban water cycle can make a positive contribution to Colac’s liveability developed by Colac Otway Shire, Barwon Water, Southern Rural Water and the Corangamite Catchment Management Authority. Based on the reform agenda initiated by the State government outlined in Melbourne’s Water Future, an Integrated Water Cycle Management (IWCM) approach was recommended defined as managing all aspects of the water cycle in a holistic, connected way. The Objective was to raise awareness of the role of the water cycle in achieving Colac’s future aspirations for liveability, sustainability and productivity; and identify opportunities for Integrated Water Cycle Management (IWCM) solutions to enhance Colac’s ability to become a healthier, greener, ‘botanic’ city.
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Colac 2050 Landsc
6
The most signific Degraded Extensive
developm Opportun
open spa Opportun
and enha Need for
managem Need for Opportun
t proposed the fo1. A commu2. Suburbs n3. Sensible 4. Resilient 5. Improved6. Reduced 7. Accelerat
A range of actionover the next dec
Demand Protecting Improving Incorpora
western g Greening
Spine Diversifyi
cape Assessment
cant issues for Cd and un-connece land subjecment to the west
ity to utilise natce connectivity aity to utilise wid
ance amenity; drinking water
ment; sewerage treatmities for localise
ollowing desiredunity engaged in new and old desuse of water in owater systems waterways inefficiency and
ted innovation
ns was proposedcade and beyonreduction and efg and improvingg access along wating IWCM intogrowth area the suburbs i
ng drinking wate
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Colac’s water cyccted urban watect to inundatioof the city;
tural water cycleand recreation;
de streetscapes
supply augmen
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d outcomes: whole of water
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d to be implemend, including fficiency program waterways
waterways with no new growth a
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cle system includrways; on that impe
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for WSUD featu
tation and dem
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cycle managemer in mind businesses
nted progressive
ms
new pathways areas, such as
entral Colac Gr
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ely
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To the north, the between Hamiltocharacterised by ypes, flat topogr
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with the long-termand dunes, foothThe vegetation inand Heathy Woovalleys and footh
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Only 20 kilometredeposits of the Eolded and upliftehe Otway Range
Forest and Cool lopes; and Shru
cape Assessment
dscape Cdscape Contexpe setting is varieree distinct biore
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4.1 Landscelemen
nderstand the rat across the studpile spatial infory areas, topograrmation System
etailed visual surng many photos
sorted into charuch characterist
a. Topogb. Urbanc. Land d. Buildie. Streef. Veget
tional considerascape (based onortunities and thr
4.1.1 Topogrography is the mlandscape, bein
ennia.
dform dictates laerience to and froighbourhood thehbourhood; the s and therefor thalso more visiblee sensitive to de
cape characnts ange of the landdy area a desktomation on bioreg
aphy, and other (GIS) mapping s
rvey of the studyof locations arouracter areas usintics as
graphy views ann layout; use;
ing style and matscape; and tation, street tre
ation is provided n the Heritage Creats.
raphy, viewsmost permanent a
g determined by
and value, aesthom a locality. The greater the hiehighest lots in thhe higher land ve from the broadvelopment
cter assessm
dscape characteop study was undgions, planning data using Geogsoftware.
y area was then und the study arng the GIS map
nd vistas;
aterials;
es and landscap
relating to the tyCouncil Guideline
s and vistasand unchangingy natural forces
etic quality and he more varied terarchy of status he street have thvalue. Sites that der landscape an
17
ment
r types that dertaken to zones, heritage graphic
undertaken, rea, which were ping and based
ping.
ype of es),
s g characteristic acting over
viewing the landform of in the
he greatest are elevated nd are therefore
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cape Assessment
t
LAKE COLACC
Colac 2050 Landscape Assessment
19
Views and vistas affect the quality of experience from a location; the distance and angle of those views contribute to how the place is experienced. A view that includes water or vegetation or that is seen from a significant height or distance is considered of greater value. Immediate views can decrease the quality of the experience if the vicinity does not offer any natural or built aesthetic quality.
4.1.2 Land use The zoning of areas into commercial, industrial, residential, and other landuses has perhaps the greatest influence over the landscape character of the area, particularly the way the area is perceived by the community. Visually the landuse influences landscape character principally through the type and style of the built environment.
4.1.3 Urban design The layout of the road network, open space and built up areas is an integral part of the city, and is an element that, once established, is a relatively permanent and unchanging influence on movement and circulation, connectivity, and amenity and ultimately determines the safety efficiency and attractiveness of the area. Urban areas that are more attractive are ones where walking and cycling is facilitated alongside vehicle circulation.
4.1.4 Building style and materials The expression of the built form that is constructed within the constraints of landuse and urban design is determined by the architectural vernacular that is current at the time. Where large areas of the city are developed within a short space of time the design features that are synonymous with certain eras and phases in modern Australian architectural vernacular become defining characteristics of the whole area. Where this characteristic is valued positively by the community, these values
can be protected by managing the design of subsequent ‘infill’ development to respect the built character.
4.1.5 Streetscape The landscape of the street is created by the range of elements comprising it. The scale and character of the streetscape is determined by the width of the road reserve, building setbacks from the front boundary, style of boundary fencing, size of street trees, civil infrastructure, carparking and signage. Excessive advertising and inappropriate signage can be an negative element in the streetscape, particularly in residential areas and key entry points and viewpoints Signage should only be used for the purpose of directional or informative displays and should be limited in areas that are not commercial or industrial.
4.1.6 Vegetation The presence of street trees, remnant vegetation and landscaping of private and public areas contributes greatly to the amenity of views, urban character and to the value of properties. Most importantly vegetation maintains the natural environmental processes that contribute to clean air, water and biodiversity. Vegetation is perhaps the aspect of visual assessment that is most subject to change over time, with the cycle of growth, maturation and eventual decline and death of individual plants and on a larger scale, and the establishment and removal of large features in the landscape such as windbreaks, woodlots and plantations. The loss of vegetation may occur quickly through harvesting or storm events and have a significant impact on views. The processes of salinity, climate change erosion and urban development may result in vegetation losses over a longer-term.
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CBD Landsc
The central acbuildings beingfrontage is alo The wide roadstreetscape upcharacter of thheavy vehicles Topography vFlat to gently sbuildings. Land use: Commercial, reUrban layout:Relatively lineastreet deep focpermeability thnot pedestrianBuilding styleMany heritage story with activStreetscape:No set back gesignage. In pla- significant invVegetation: Urban vegetatLandscape TyVernacular Existing ZoniZone/s: C1Z, O(Heritage), PORecommenda
1. Implemlandsca
cape Assessment
cape
tivity district of Cg two storey withng Princes Hwy
reservations prpgrade works whe CBD, though t
s.
views and vistasloping (<1.5%),
etail, public use,: ar in plan, with ccussed on the mhrough lanewaysised
e and materials buildings, gene
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enerally, buildingaces finishes anvestment in stree
ion, deciduous sype:
ng and overlayOverlays: DDO (
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ment CBD & Enape project initia
t
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ovide opportunithich defines the this may be limit
as: long views gen
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commercial activmain street. Thers and shops, tho
: erally renovated the street.
g frontages on pnd planted areasetscaping is req
street trees and
ys : (Design and Dev
ntrances projectatives.
ly low-scale, mostreet level. The mfield St.
ty for the plannepreferred futureted by the prese
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to varying period
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t recommendati
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pe Character Area
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k
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Colac 2050 Landsc
Visual Diary
igure 5 Active fron
igure 6 Pedestrian
cape Assessment
- CBD Land
ntages, signage, s
n permeability
t
dscape
hort views
Figur
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re 7 Heritage build
re 8 Streetscaping
ings
/ trees
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Lakeside Lan
The dominant embankment tIts northerly aspleasant placecomplemented Topography, vGenerally steeLake Colac anLand use: Public open spUrban layout:Linear space falong the lakesBuilding styleOpen space. OStreetscape:n/a Vegetation: Exotic and natmature. Five trState significanLandscape TyThe Botanic Gthe community(‘associative’ vExisting ZoniZone/s: PRZ PPlanning overl(Heritage) Recommenda
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ndscape
feature of this lahat hosts long, e
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andscape is the elevated views nover the lake mt tourist potentiare exotic trees in
as: d with a northerlyc plains beyond.
mprising the publcent roads. : ings for public u
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ample of a ‘desiural aspects of th
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vironmental Sign
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steeply sloping north over Lake
make it an extremal, which is n a parkland sett
y aspect and vie.
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gned landscapehe wider foresho
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e Colac
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re 9 Lakeside Land
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dscape Character A
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dens
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Colac 2050 Landsc
Visual Diary
igure 12 View to la
igure 13 Steep slo
cape Assessment
- Lakeside
ake
opes and clumps o
t
Landscape
of vegetation
Figur
Figur
re 14 Rowing club
re 15 Uncontrolled
parking leading to
o deterioration of t
23
trees
3
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Colac 2050 Landsc
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Heritage Res
Wide road restrees characte Protected by astately homes some infill of mand trees prov Topography vGently slopinglandscape, paLand use: Residential Urban layout:Large, regular laneway accesthe late 1800'sBuilding styleEdwardian, Vicconstructed ofStreetscape:Setbacks of 6-signage. Vegetation: Significant aveLandscape TyVernacular / AExisting ZoniZone/s: GRZ1Significance), Recommenda
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cape Assessment
sidential Lan
ervations, substerise this landsca
a Heritage Signifand buildings a
more recent buildvide a sense of u
views and vistag to the East(<1.rtially restricted
: blocks with N-S
ss. Land parcelss and limited re-se and materialsctorian, Federatf timber, brick or
-10m typically, lo
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ations: se a tree plantavenues of larg
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t
ndscape
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ficance Overlay,re in this area, adings the proporunity.
as: 5%), long viewsby buildings.
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rees in the majo
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ting program wge deciduous trof the road reseat the ends of d of Armstrong S
mes and large s
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s along roads to
nt often with read little since crea
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nian Bungalow stone.
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ority of streets.
vironmental
ith the aim of rees consistent rvations; street vistas –
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street
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re 16 Heritage Res
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re 18 Freemasons
idential Landscape
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istoric
Hall
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F
Colac 2050 Landsc
Visual Diary
igure 19 Large perrea.
igure 20 Large str
cape Assessment
- Heritage R
riod homes set we
eet trees, wide roa
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ell back from the st
ad reservations.
Landscape
treet characterise the
Figurlayou
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re 21 Laneways prout.
re 22 Many streets
ovide rear access
have historic ope
creating a fine-gra
n stormwater drai
25
ained urban
ns
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Colac 2050 Landsc
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Post-war Res
This suburban subdivision anand smaller lotneighbouring b Many propertiebaby boom gebuildings. Topography vFlat to gently spartially restricLand use PredominantlyUrban layoutGenerally reguthe high amouthe years. Somvacant blocks.Building styleDue to the highvarying ages, sMost frequentlStreetscape Varying setbacstreets providekerbs and grasVegetation A wide variety significant treeLandscape TyVernacular Existing ZoniZone/s: GRZ1Recommenda
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sidential La
residential landd re-subdivisionts over the yearsbuildings may be
es were built to anerations and a
views and vistasloping (<1.5%),cted by buildings
y residential
ular blocks overant of re-subdivis
me areas are not
e and materialsh degree of re-sstyles and matey timber cottage
cks of 6-12m type the typical levessed naturestrip
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ations: velop a more coether dissimilar
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t
andscape
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accommodate pre humble timbe
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all, but with a desion of larger lotst yet fully re-sub
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onsistent landscr built forms, es, encourage co
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ng roads to lands
egree of variances into smaller on
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ings are of greacommonly 1940'sstyles predomin
o front fence. Monfrastructure of r
some streets granted.
e
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scape,
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nate.
ost roads,
raced by
at will tie nting of oundary
re 23 Post-war Res
dmarks /Featu
re 24 Heritage-listesing estates
re 25 A number of d buildings are scaughout.
sidential Landscap
ures
ed public
heritage- attered
pe Character Area
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F
Colac 2050 Landsc
Visual Diary
igure 26 Infill of ne
igure 27 Suburban
cape Assessment
- Post-war R
ew homes adjacen
n infrastructure of
t
Residential
nt to older ones.
roads, kerbs and
Landscape
grassed naturestrrips
Figur
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re 28 Typical timbe
re 29 Street tree pla
er, fibro or brick ho
antings are of sma
ome.
all trees, or are abs
27
sent.
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Colac 2050 Landsc
8
Elevated Res
This suburban nature, and theElliminyt. As a result streoverlooking hoare generally k Topography vElevated abov5%), long viewLand use PredominantlyRelevant plannUrban layoutUrban layout reblocks, poor peBuilding styleSome re-subdwith more contStreetscape Varying setbacVegetation Vegetation gromay be seen nelevated viewsLandscape TyVernacular Existing ZoniZone/s: GRZ1Recommenda
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cape Assessment
sidential La
residential lande sloping ground
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views and vistae approx. 156m
ws over land and
y residential ning zone/s: GR
etains its grid paedestrian permee and materialsivision, thereforetemporary buildi
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ominated by retathese rarely becn by vegetation
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ng styles and agehere in Colac.
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aintain a
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re 30 Elevated Res
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re 32 Long views toscape beyond.
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(intersection agers Hill Rd
o the
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C
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Colac 2050 Landsc
Visual Diary
igure 33 Streetscawalls.
igure 34 Vegetatioo the landscape an
cape Assessment
- Elevated R
apes may be domin
on growing in opennd sense of place (
t
Residential
nated by elevated
n space and large (Golf Club on RHS
Landscape
homes and retaini
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ing
tes
Figur
Figur
re 35 Contemporar
re 36 View along Q
ry homes establish
Queen St to the Nor
hed in recent subd
rth
29
divisions.
9
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Low Density
Urban developpotential floodi Most buildingsvegetation alonthat overall cre Topography Low-lying and rural views andLand use: Residential, ruUrban layoutAcreage propeBuilding stylSingle-story raStreetscape:Large setbacksVegetation:Avenues of trerural paddocksLandscape TyVernacular Existing ZoniZone/s: LDRZ Signficance), FRecommenda
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cape Assessment
y Residentia
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ng and OverlayRLZ RAZ, Pla
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t
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the urban grid, wals: ominate, genera
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are surroundedhobby-farm prope.
d affords some loavenues of trees
with gravel roads
ally brick veneer
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ng driveways. Opttle habitat.
ESO2 (Environ
ase habitat, ntegrated eateof ‘green infrastrban Design tech
Figur
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the
by erties
onger s.
s
r.
pen
nmental
amenity r Cycle tructure’ hniques
re 37 Low Density
dmarks /Featu
re 38 Beechy Rail T
Rural Landscape C
ures
Trail
Character Area
C
V F
F
Colac 2050 Landsc
Visual Diary
igure 39 Single sto
igure 40 Rural lan
cape Assessment
– Low Dens
ory ranch-style ho
duses.
t
sity Residen
omes predominate.
ntial
.
Figuris neg
Figur
re 41 Rural swales gligible and draina
re 42 Rural windbre
provide roadside age is poor.
eaks and tree aven
drainage in many
nues.
31
areas where fall
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4.8 In
Colac 2050 Landsc
2
ndustrial La
Large-scale steand most urba– are big. The landscapemovement andresult are gene Topography vFlat to gently spartially restricLand use: Industrial and Urban layout:Large blocks, lwalkability. Building styleIndustrial and clad, and very Streetscape:Large setbacksVegetation: Few street treeLandscape TyVernacular Existing ZoniZone/s: C2Z ,I(EnvironmentaRecommenda
1. Establisscreen
2. Managsurface
3. Strictly 4. Increas
of excomplia
cape Assessment
andscape
eel-clad buildingan elements – sig
e is created by thd parking of vehierally bare and a
views and vistasloping (<1.5%),cted by buildings
large format com: large scale, with
e and materialslarge format comlarge.
s with car parkin
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ng and OverlayN1Z, PUZ, Pla
al Significance), ations: sh avenues of ing to large builte vehicle acces
es, avoid compacontrol signage
se vegetation onxisting issued ance with landsc
t
gs are visually dogns, set-backs,
he practicalities icles is the priorabsent of any ve
as long views alon
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evergreen treet forms; ss to protect vction of grass/so
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permits andcape requiremen
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of access, so ity. Streetscapes
egetation.
ng roads to lands
permeability or
gs, commonly s
e, large-scale si
: ESO2
es to give sca
vegetation and oil;
ad entrances; by reviewing cond encourage/ents.
Figur
Lan Figur
Figur
et level, d so on
s as a
scape,
teel
ignage.
ale and
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nditions enforce
re 43 Industrial Lan
dmarks /Featu
re 44 Large comme
re 45 Colac entry s
ndscape area
ures
ercial/retail
signage
C
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F
Colac 2050 Landsc
Visual Diary
igure 46 Buildings
igure 47 Street tre
cape Assessment
- Industrial
s are visually domi
ees and other vege
t
Landscape
inant.
etation is absent.
Figur
Figur
re 48 Large roadsid
re 49 Vehicle acces
de signage.
ss and parking str
reetscapes
33
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Rural Lands
Perimeter partopen paddocks These areas avalues for agric Topography Flat to gently sfoothills, long vLand use: Recreation, coUrban layoutNon-urban Building stylFew if any builStreetscape:n/a Vegetation:Rural landusewaterways orLandscape TyVernacular Existing ZoniZone/s: FZ, PPSignficance), FRecommenda
1. Retain presen
cape Assessment
cape
s within the areas and farm fence
are potentially theculture and hort
views and vissloping around thviews from many
onservation, rurat:
le and materiadings :
es, vegetation r roadside corriype:
ng and OverlayPRZ, PlanningFO (Flood) ations: / maintain indiget.
t
a exhibit a typicaes.
e subject of futuiculture.
stas: he lake, to steepy locations.
al
als:
often in windbridors.
ys : g overlays: ESO2
enous vegetatio
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ply sloping land
reaks, along
2 (Environmenta
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pe of
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re 50 Rural Landsc
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re 51 Rural landsca
cape Character Are
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ape
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Colac 2050 Landsc
Visual Diary
igure 52 Open pas
igure 53 Picturesq
cape Assessment
- Rural Lan
stures, agricultura
que views
t
dscape
l grazing.
Figur
Figur
re 54 Large trees in
re 55 Minimal signa
n avenues, windbr
age
reaks and along wa
35
atercourses.
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Colac 2050 Landsc
6
Signi5.5.1.1 Wha
source Southern
Views occur overa foreground, midcomponents of thhelp to define whhose ‘planes’ wi
Views are sensitienvironment of ahat contribute tokyscapes.
Viewing distanceperceived acrossdistances to the ‘he various planehe viewed lands
at a particular lann metres.
Generally speakihave been applie
Foreground: Thapproximately 80andscape is mor
Middleground: A6.5km) are less d
cape Assessment
ificant Vat Makes a V
n Grampians Sig
r distance and thddle-ground andhe foreground, mhat is significant ll alter the qualit
ive to changes wa landscape and o the changing ‘m
e is important in s a landscape. H‘view planes’ thaes are also definscape i.e. the forndform, as oppo
ing however, theed to this study:
is zone begins a00m of the obsere pronounced w
Alterations in landistinctive.
t
iew LocaView Visually
gnificant Landsc
hrough ‘view plad background. Tmiddle-ground anabout a view, an
ties and characte
within the naturaare affected by
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determining howHowever, assignat occur within aned according toreground of a vieosed to being def
e following view
at the viewer andrver. Generally,
within this view p
ndscape within t
ations y Significan
cape Assessmen
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al and built weather variatio
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w change is ing specific
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Colac 2050 Landsc
5.1.2 ComBased upon criteVictoria (WilliamsAssessment, 200considered that aview being signif
Composition The view is ‘balapostcard’ view. Tn the foregroundweighted’. The viand right, and tec
Visual InterestThe view containnterest for the via landmark or vis
Rarity The view is a ‘onavailable nearby may also containrom within the a
Tourism ValueThe view is popuwell known’ or poalso be available
Community SupThe view has beeand is publicly ac
cape Assessment
mponents of eria that were firsstown Foreshore08, Planisphere)any or all of the ficant:
nced’, both horizThe focal point od, middle-groundiew may be framchnically, such a
ns a variety of coewer. The view
sual feature.
ne-off’ or rare vieor elsewhere in
n a rare element rea.
ular with tourists opular view of n
e from a key tour
pport en identified by ccessible.
t
Significant st developed in ae Landscape and) for the purposefollowing elemen
zontally and verf the view is cen
d and backgrounmed by elementsa view is defined
ontrasting elememay also contai
ew and it, or a si the Study Areathat is not preva
and visitors to tote within the ar
rism location or i
the local commu
Views a project for Pard Visual
es of this study, nts contribute to
rtically – a ‘picturntred, and elemend are ‘equally s to the viewer’s d as a ‘vista’.
ents that providein, or terminate a
milar view, is no. The view itselfalent in other vie
he area, and is area. The view miconic place.
unity as significa
rks
it is o a
re ents
left
e at,
ot f ews
a ay
ant,
i.SevesigniThes
Thes
ii.
TherColathan In thconsHwy viewsubs Threfollow
Significant eral locations in ificant location isse have been se the elevated
views that incencompassinin the distanc
location bein the potential
viewers.
se include: Elliminyt Rec Scanlon Driv South end of Lake Colac C Balnagowan Colac- Forres
Significant re are also severac Elliminyt that a
from a single lo
e assessment, asidered to have a
approaching froing experiences
stantially met the
ee significant viewwing page, and Princes Hwy Queens Aven Western Entr Belvedere Dr
Viewing LocaColac Elliminyt
s from which sigelected on the banature of the vieclude water (Lakng the wider landce), and g a public areathat the location
creation Reserveve Reserve f Queen Street Carpark (off GellPoint st Rd/Murrays H
Viewing Corrral important rouafford a series o
ocation.
a view corridor wa high number oom the East), pros (such as to, or e significance cri
wing corridors ainclude: approaching fro
nue ry rive, Elliminyt
ations have been identnificant views masis of ewpoint such thake Colac) or longdscape (eg mou
n could be used
e (off Harris Rd )
ibrand Street)
Hill
ridors utes approachingof views along a
was noted as sigof viewers (such ovided a variety across, Lake Coiteria.
are identified on
om the East
37
tified as may be gained.
at it affords g views
untains and hills
by a number of
)
g and within corridor, rather
gnificant if it wasas the Princes of noteworthy
olac), and
the map on the
7
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Colac 2050 Landsc
8
cape Assessment
t
C
Tinoa Tla Tsmd Tfa F
Colac 2050 Landsc
5.2 ViewRese
This site includesntersection with of the Elliminyt (San elevated, leve
This site is the beake.
The steeply slopipace and its eas
make it a significdestination.
The elevation of alls rapidly appro
igure 56 View from
cape Assessment
w Location #erve (off Ha
s the Colac-LaveHarris Road and
South Colac) Reel informal parkin
est location to ge
ing nature of these of access fro
cant asset as a p
the location is aoximately 25m t
m Location #1 (det
t
#1 - Elliminyrris Rd)
ers Hill Road jusd the southern, mecreation Reservng area.
et a great view o
e site; the fact thm the Colac-Lav
potential visitor a
approximately 17o the football ov
ail)
yt Recreation
st north of the most elevated eve where there is
over the city to t
hat it is within puvers Hill Road, and tourist
75m, and the lanval.
n
end s
he
blic
nd
Figurre 57 Location mapp View Location #1
1
39
9
Colac 2050 Landscape Assessment
40
Table 1 1.2 Significant View Location Assessment – Location #1 : Elliminyt Recreation Reserve (off Harris Rd)
ASSESSMENT CRITERIA ASSESSMENT EVALUATION
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’.
The view of the lake is central to the composition, with rising land framing the view to each side. The earthworks that have created the lookout have enhanced the view by creating a steep‐drop‐off that allows views over the immediate foreground, which is plain. The midground view over the city is partially screened by vegetation the lake and background of hills create a pleasant composition
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.
Well‐elevated over the city, the view of the lake and landscape beyond is varied and interesting. The Colac Lake is the principle visual feature, enhanced by the light reflecting off its surface (being to the north of this viewing location).
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.
This view is unique in Colac. Similar views are available from other locations nearby, but this is the only one in a public space.
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.
Not promoted to, or used by, visitors/tourists unless they stumble upon it.
Community Support
The view has been identified by the local community as significant, and is publicly accessible.
The view is ‐known in the community but is not well‐used.
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Potential Thr
Potential threats nclude:
Further uthe reserv
Insensitivdownhill fview.
As the land falls qproperty would bnstead, the fact
opportunity for cohe foreground. P
block the view.
A more detailed anecessary.
Opportunities alshrough developm
a lookout area w
Recommend
1. Manage tview fromblock theforegrounmanagemaccording
2. Consider developmsite, to suFigure 58
cape Assessment
reats and O
to the significan
ncoordinated treve has the potenve land uses / from the view lo
quickly it is unlike high enough tthat the locationouncil to managePlanning for the
assessment of t
so exist for usagment of visitor faith sealed car pa
dations
the vegetation wm this location e long view wnd view of the tement plan/landgly if necessary. detailed investig
ment in terms of upport potential 8 for approximate
t
pportunities
nce of the views
ee and vegetatintial to block viewbuildings or inf
ocation could als
kely that developo significantly im
n overlooks puble and control thesite could avoid
he visual impact
e of the area to acilities such as arking, and land
within the reser(eg replace for
with shrubs thaennis courts). Prdscape plan
gation of the vishow it may restheight controlse area of investi
s
from this locatio
ion planting arows. frastructure locaso compromise
pment on privatempact views. ic space offers te view, at least i planting trees t
t could however
be increased shared pathwayscaping.
rve to maintain reground trees at only block repare a vegetafor the rese
sual impact of futtrict views from if necessary. Regation.
on
und
ated the
e
the in hat
r be
ys,
the that the
ation erve
ture this efer
3
Figur
3. Explore potelandscaping make it a bet
re 58 Investigation
ential to provideto increase the
tter-known viewi
area
e additional usee patronage of t
ng point
41
er facilities andhe location and
d d
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4
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Pe R N F
Colac 2050 Landsc
2
5.3 ViewRese
This location is wScanlon Drive Es
While the view iseserve and with
view in the next 1much more restri
Potential ThrPotential threats nclude:
Maturing to the site
Practical opportuenjoyment of the
Recommend
No recommenda
igure 59 View from
cape Assessment
w Location #erve
within a reserve astate.
s possible currenin adjacent prop10 years or so. icted.
reats and Oto the significan
of existing and e.
unities to increas views are limite
dations
tions.
m Location #2
t
#2 – Scanlon
at the top of Ellim
ntly, vegetation pperties will signifIt is likely that la
pportunitiesnce of the views
future vegetatio
se usage of the aed.
n Drive
minyt in the
planted in the ficantly alter the ake views will be
s from this locatio
on on and adjac
area and
e
on
cent
Figurre 60 Location of VView Location #2
Colac 2050 Landscape Assessment
43
Table 2 1.2 Significant View Location Assessment – Location #2 ; Scanlon Drive Reserve
ASSESSMENT CRITERIA ASSESSMENT EVALUATION
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’.
View is of the lake, over rooftops and parkland in the foreground.
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.
Lake view with a nice profile of Red Rock
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.
One of only a handful of locations where this view is possible from public open space, but although elevated the view from this location is not outstanding.
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.
Not known or used by visitors.
Community Support
The view has been identified by the local community as significant, and is publicly accessible.
View is from public open space. The level of recognition of this view location is probably low, as the reserve is newly‐created.
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4
5.4 View
The location lookElliminyt.
t provides one ohe location is a r
view is brief.
Potential Thr
The nature of thecould be built outrees along the s
Opportunities to mited. The road
opportunities to iensure the safety
Recommend
1. Undertakeshould tashould bPlan.
cape Assessment
w Location #
ks North from the
f the best views road the opportu
reats and O
e location reducet or screened alttreetscape woul
increase landsc is generously pntegrate the Ray of users.
dations
e street tree pake into conside noted in imp
t
#3 – Queen S
e elevated end o
over the city to unity for most to
pportunities
es the likelihoodthough planting ld limit views som
ape values of thproportioned andil Trail through li
planting. Selectideration retentioplementation of
Street
of Queen St, in
the lake, thoughappreciate the
s
d that the view of large canopymewhat.
he area are simild does provide inemarking to
ion of street tron of views. Tthe Urban Fo
h as
y
arly
rees This rest
Figur
Figur
re 61 Location of V
re 62 View from Lo
View Location #3
ocation #3
Colac 2050 Landscape Assessment
45
Table 3 1.2 Significant View Location Assessment – Location #3 : Queen Street
ASSESSMENT CRITERIA ASSESSMENT EVALUATION
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’.
Well‐elevated view of the central and eastern portion of the lake, but not of the hills to the West.
The road directs the view to the lake, and the view is framed by roadside vegetation.
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.
The main feature of the view is the sense of elevation over and across the lake.
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.
One location of only a handful where this view is possible from public space.
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.
Queen Street is a part of the Old Beechy Rail Trail, and this view would be an impressive element of the arrival experience for cyclists and walkers heading south‐north on the trail.
Community Support
The view has been identified by the local community as significant, and is publicly accessible.
Being a public roadway the view is enjoyed by the community on a daily basis, however the road has a low traffic volume and is not a significant vehicle entry to Colac.
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6
5.5 Viewoff G
The location is thof Gellibrand Stre
This view is selecwould rate its sighere is easy pub
available at otherat the end of Fyahence similar com
Views from the Bpecifically overlo
changes that res
The direct accessarea likely to be a
The Lake Colac Mmake recommenuch as this.
igure 63 View from
cape Assessment
w Location #Gellibrand S
he carpark beloweet near the Row
cted due to the lgnificance highlyblic access to ther points along th
ans St (at the momments could b
Botanic Gardensook this locationtrict views.
s along Gellibraa key part of urb
Master Plan (cudations concern
m Location #4 (pan
t
#4 – Lake CoSt)
w the Botanic Gawing Club.
likelihood that th. It is one of thee water level. Si
he foreshore sucouth of Barongare made regardin
generally and tn and would be s
nd St from the Cban revitalisation
rrently being prening locations alo
norama)
olac (carpar
ardens at the en
he community e locations wheremilar views are
ch as at the carprook Creek), andng these location
he garden café sensitive to
CBD makes this n proposals.
epared) is likely ong the foresho
k
d
e
park d ns.
to re
Figur
re 64 Location of VView Location #4
Colac 2050 Landscape Assessment
47
Table 4 1.2 Significant View Location Assessment – Location #4 : Lake Colac (carpark off Gellibrand St)
ASSESSMENT CRITERIA ASSESSMENT EVALUATION
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’.
The view is largely horizontal, being close to the water surface, with low vegetation (rushes, waterside macrophytes) in the foreground and the profile of the hills in the background.
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.
From this viewpoint close to the lake the view is dominated by the ever‐changing aspects of the lake surface and the sky, and the various interplays between the land and water surface at the lake edge.
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.
This exact view is only available from the foreshore pathway but different aspects of the same view are available elsewhere around the lake. What makes this viewpoint special is its adjacency to the Botanical Gardens and the city centre.
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.
This view and the lake experience is the principal feature of Colac that is promoted to visitors. With further marketing and tourist infrastructure could become an iconic place/view.
Community Support
The view has been identified by the local community as significant, and is publicly accessible.
This view is the most likely to be identified by the public as the most significant view in the study area.
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Potential Thr
Potential threats nclude:
Lack of facilities,
Given thabuildings the low pa
Planting o
Opportunities exincreased throug
The recomColac Maimprovingpathway c
Supportinmanage redevelop
Recommend
1. Ensurconsidand g
2. Note Plan
cape Assessment
reats and O
to the significan
investment in including the ex
at maintenance is subject to th
atronage and usof trees along th
ist for landscapegh: mmendations anaster Plan will g the open spacconnections. ng existing or and improve th
p the buildings;
dations
re that tree plander and maintaiardens café; the recommend
t
pportunities
nce of the views
upgrading landxisting buildings;and potential up
heir ongoing viasage of the builde foreshore that
e values of the a
nd proposals arprovide supporce with landsca
future tenanthe building ass
nting and any pn views from th
dations of the L
s
from this locatio
dscaping and u
pgrading of exisability and tenandings is a threat;t restrict views.
area to be
ising from the Lrt for investmenaping and impro
t organisations ets and potent
proposed structuhe Botanic Gard
Lake Colac Ma
on
user
sting ncy,
Lake nt in oved
to ially
ures dens
ster
Figur
Figur
re 65 View from Lo
re 66 View from Lo
ocation #4 (looking
ocation #4 (looking
g west)
g east)
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F
Colac 2050 Landsc
5.6 View
This location is nand is accessed here is limited ca
t is mainly accesesidential streetstreets).
t is potentially anwalks around theuser facilities.
igure 67 View from
igure 68 View from
cape Assessment
w Location #
not easily accessvia a series of loar parking.
ssed by foot, alos (there are no f
n interesting dese lake, but curren
m Location #5 (det
m Location #5
t
#5 – Balnago
sible by vehicle focal residential r
ong the foreshorefootpaths along
stination point fontly offers only a
ail)
owan Point
from main roadsroads. According
e path or along tconnecting
or recreational a minimum level
s, gly
the
of
Figurre 69 Location of VView Location #5
49
9
Colac 2050 Landscape Assessment
50
+ Table 5 1.2 Significant View Location Assessment – Location #5 : Balnagowan Point
ASSESSMENT CRITERIA ASSESSMENT EVALUATION
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’.
The view of the lake from the entry point at road level ie elevated above the lake about 5‐6 metres) provides clear views of Red Rock and the lake, but lacks any foreground.
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.
The location at the end of a small point provides the viewer with a location that projects out into the lake that is surrounded by water on three sides. The view consequently is exclusively of the lake surface, horizon and sky, with little if any framing or foreground.
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.
Within the study area this is a rare view, being surrounded by the lake surface as Balnagowan is the only landform that projects into the lake within the city area. Apart from the effect of being surrounded by water the view is typical of views over the lake, rather than rare.
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.
Not used by tourists to any great extent.
Community Support
The view has been identified by the local community as significant, and is publicly accessible.
The view is well‐known in the community and this access point to the lake is reasonably well‐used by cyclists and walkers.
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Potential Thr
Potential threats nclude:
Further refrom publbeen buillimited.
Planting o Lack of
facilities.
Opportunities exincreased throug
Investmeand impro
Recommend
1. Maintain Balnagow
2. Investigatfacilities apedestriareserve.
3. Planning Avenue ablock the clear-stemrecommethe foresconsidera
cape Assessment
reats and O
to the significan
estriction of opplic open space, t upon already
of trees along thinvestment in
ist for landscapegh: nt in improving oved pathway co
dations
the capacity to wan Avenue andte opportunitiesat this point, aln/cycle access
for the immediaand Stodart Stre
view. Low planmmed trees wended. Street treshore area shoation of views.
t
pportunities
nce of the views
portunities to exgiven that mucand viewing loc
e foreshore thatupgrading land
e values of the a
the open spaconnections
enjoy these vied Stodart Street; to provide lanong with improv, particularly al
ate area at the eeet should avoidntings and tree awith a high-braee planting withiould, however,
s
from this locatio
xperience the vch of the Point cations are alre
t restrict views dscaping and u
area to be
ce with landscap
ws from the end
dscaping and uvements to shalong the foresh
nds of Balnagowd planting trees avenue plantinganching habit n streets leadingnot be limited
on
view has
eady
user
ping
d of
user ared hore
wan that s of are
g to by
Figur
re 70 Balnagowan historic homesteaad
51
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Colac 2050 Landsc
52
5.7 View
The approach to hinterland (ForreColac-Forrest RoColac through theentering the CBD
The landscape iscreened by wind
At the particular pbelow the naturaviews to either si
Recent harvestinopened up this vdemonstrates theelatively flat to g
vegetation has a on private properhe view experien
cape Assessment
w Location #
Colac from the st, Deans Marsh
oad which descee Forrest Road
D at Queen Stree
s rural grazing ladbreaks.
point of this Viewl surface level, ade.
ng of a plantationiew so that viewe changing natugently undulating
large impact. Trty reduces the once of visitors.
t
#6 – Colac-F
East from the Sh) and Apollo Baends from MurraSouth industrial et.
and with open vie
w Location the rand the road cut
n east of the Calws of the lake are
re of views in a g: the presence oThe fact that ofteopportunity for C
Forest Road
urf Coast ay area is along ays Hill and ente
area before fina
ews occasionall
oad is slightly tting shields the
lco Timber site he now visible. Thlandscape that ior absence of
en this vegetatioCouncil to manag
rs ally
y
has his is
n is ge
Figur
Figur
re 71 Location of V
re 72 View from Lo
View Location #6
ocation #6
Colac 2050 Landscape Assessment
53
Table 6 1.2 Significant View Location Assessment – Location #6 :
ASSESSMENT CRITERIA ASSESSMENT EVALUATION
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’.
City at the centre of field of view, with a clear view of the lake on the right hand side, and glimpses of the Otway Ranges on the left partly hidden by vegetation and the earth embankments of the roadside cutting, therefore the focal point is skewed to one side and unbalanced.
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.
The view along the foreshore and over the CBD is interesting. The city and lake are seen as a single composition, in close relationship physically and metaphorically. Views to the city itself are screened by vegetation along Barongarook Creek, but are dominated by the foreground of large industrial structures and infrastructure.
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.
This is the only point at which a side‐view of the city is available.
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.
Not promoted to tourists, but a ‘found’ view for any travellers approaching from Deans Marsh or Apollo Bay via Forrest.
Community Support
The view has been identified by the local community as significant, and is publicly accessible.
The view would be well‐known to the community of Apollo Bay etc being the entry from that district to Colac.
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Potential Thr
Potential threats nclude:
Planting adjacent to either s
Constructforegroun
Recommend
1. Evaluate developmColac-Fo
cape Assessment
reats and O
to the significan
of trees, windproperty could
side of the road;tion of further la
nd
dations
the visual imment applications
rrest Road.
t
pportunities
nce of the views
dbreaks, woodover time reduc arge-scale indu
mpact from thiss for industrial
s
from this locatio
lots and habitce the scope of
ustrial buildings
s location of land in the vici
on
tat on views
in the
future nity of
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5.8 View Corridor A – Princes Hwy (westbound)
The experience of vehicles traveling west on Princes Highway towards Colac is varied, and could be described as having four phases – the approach, the first glimpses, the gateway and the city views from the railway bridge. The initial approach experience comprises views of a flat to gently undulating rural landscape of sprawling paddocks, punctuated by windbreaks of Eucalypts and Cypress, until the road bends slightly to the south, affording the first glimpses of Lake Colac, and enters the study area of this report. As the landscape grades so gently to the Lake, views are glimpsed between vegetation, and are often screened from view entirely, but from near the Colac-Ballarat Rd intersection the open rural landscape in this area affords a more lengthy view down a small valley landform (refer Figure 69). The valley frames a rather deeper view of the lake, which is seen with the backdrop of Red Rocks on the skyline in the distance forming the key ‘glimpse’ of the lake along this entry corridor. There are further bends in the road alignment before it enters a cutting through a small hill that essentially forms a gateway landmark that marks the entry point to the urban area of Colac. Upon emerging from the cutting some filtered views of the lake are possible though trees and finally elevated views of an industrial and suburban landscape are afforded from a railway bridge. As described in the Colac CBD and Entrances report, ‘features of the arrival experience include expansive paddocks, rolling hills, cypress windrows, vegetated creek valleys and occasional glimpses of Lake Colac. Due to the meandering nature of the road from the east the journey from this direction is generally more interesting than that from the west. However, in both directions there
are features which detract from the experience, including excessive signage on both public and private land, overhead power cables (and associated tree lopping), the disused service stations and inconsistent landscape treatments.’ Views from the Princes Hwy entering Colac from the east are of a series of glimpses of the lake framed and articulated by windbreak plantings and the landform. With the glimpses to the lake as the focal point, a variety of compositions are viewed. While lacking detail, the views demonstrate the landscape context of the city by the lake shore.
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igure 73 First glim
igure 74 Key glimp
cape Assessment
mpses of Lake Cola
pse of Lake Colac
t
ac between windbr
over low-lying val
reaks
lley
Figure 7
Figure 7
75 Enclosed views
76 Lake glimpses b
within the cutting
between small hills
s and vegetation
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Table 7 1.2 Significant View Location Assessment – View Corridor C – Princes Hwy (westbound)
ASSESSMENT CRITERIA ASSESSMENT EVALUATION
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’.
Views from the Princes Hwy entering Colac from the east are of a series of glimpses of the lake framed and articulated by windbreak plantings and the landform. With the glimpses to the lake as the focal point, a variety of compositions are viewed. While lacking detail, the views demonstrate the landscape context of the city by the lake shore.
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.
The principal feature is the views to the lake that mark the arrival at the city. In the context of the generally flat landscape of the Princes Hwy alignment the series of bends, dips and crests provide a varied and interesting experience and ultimately the enclosure of the cutting forms a strong impression of passing though ’gateway’ into the city.
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.
Views of the lake from Princes Hwy are generally hidden by buildings within the built up area and are only available along this corridor.
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.
This route is the principal entry point for visitors and tourists to Colac, and the main road connection from Colac to Geelong and Melbourne.
Community Support
The view has been identified by the local community as significant, and is publicly accessible.
The view corridor is likely to be identified as significant by the local community.
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Potential Thr
Potential threats nclude:
Insensitivbetween around th
Insensitivalong the
Windbrea
Opportunities exinvestment in impentry signage. Thnumber of propos
Landscaping shoa. fab. cr
laof
c. red. pr
drth
Recommend
1. Maintain Lake Colaof the avisitors to
2. Coordinatand tree any future
cape Assessment
reats and O
to the significan
ve land uses / bthe highway an
he Colac-Ballarave land uses /
highway ; ak planting within
ist for usage of tproving the openhe Colac CBD asals that should
ould : cilitate and acce
reate a coorndscape elemenf vegetation; eflect the rural chrovide a memrivers, equivalene city;
dations
as far as possibac from westbourrival and entr
o the city; te with VicRoadplanting treatme
e road widening
t
pportunities
nce of the views
buildings or infrnd the lake, in t Rd intersectionbuildings or inf
n Farming zoned
the area to be inn space with lan
and Entrances prbe considered.
entuate views tordinated linearnts rather than
haracter of the lomorable gatewant to its importa
ble the variety ofund on Princes ry experience o
ds regarding appents to be imple.
s
from this locatio
rastructure on lparticular the l
n; frastructure loca
d land.
ncreased throughndscaping, and roject identifies a
the Lake; r progression a continuous m
ocal landscape;ay experience ance as an entry
f glimpsed viewHwy, as a key
of commuters
propriate landscemented as par
on
and and
ated
h
a
of mass
for y to
ws of part and
cape rt of
3
4
5
F
3. Undertake laEntrances re
4. Consider detdevelopmentColac in terPrinces Hwy if necessaryinvestigation
5. Coordinate wof windbreakexisting view
Figure 77 Key glim
andscape propoport tailed evaluationt of properties bms of how thewestbound, to s
y. Refer Figure.
where possible wks / massed ve
w to the lake.
pse of Lake Colac
osals set out in
n of the visual ibetween the Higy may restrict support potentia
e 68 for approx
with landownersegetation and se
c over low-lying va
the Colac CBD
impact of futureghway and Lakeviews from the
al height controlsximate area of
s on the locationeek to maintain
lley
D
e e e s f
n n
C
Tslatr TbaTs AbCv Fs Vv Itifgae HpthDbtha
Colac 2050 Landsc
5.9 View
The entry to Colahort and uninter
andscape characransport-related
The corridor combut typical views and ahead can bThe urban landsccreened by vege
Al little further theby a now-derelictCabin Park, also vegetation.
From this point thlight bend with t
Views of the lakevegetation along
t is unlikely that f the tree plantatgain elevation ovapproved industrenough to block t
However the treepositive visual cohe future industr
Development of fbe of lower heighhey do not domi
along the highwa
cape Assessment
w Corridor B
ac from the Wesresting views of cterised by agricretail and repre
mmences at a sligof the Otway Ra
be seen Murrayscape of Colac isetation growing
e intersection of t service station on a slight rise
he road has a slthe BP service s
e are blocked byDeans Creek.
significant viewstion was removever buildings andrial subdivision wthe view, indicat
e plantation as itontribution by prorial developmentfactories in the iht (say 8-12m) thnate the skyline
ay should be und
t
B – Western
st comprises a sea typical countryculture industry s
esentative rural v
ght rise in the roanges to the sou Hill on the othe
s not visible alonalong Deans Cr
f Corangamite Laand Colac Otwaand set against
ight downward gstation viewed as
y a tree plantatio
s of Lake Colac ed, as the landfod other vegetatiowould also typicating that height c
t currently existsoviding a vegetat (Rossmoyne Bndustrial subdivhan the plantatioe. Avenue and scdertaken in the n
Entry
eries of generally highway transpsuppliers,
views.
oad with attractivuth (Figure XX)
er side of the CBg the entry as it reek.
ake Rd is markeay Caravan andbackground
grade falling to as a focal point.
on and creekside
would be affordorm is too flat to on. Already ally be large controls.
s does make a ated backdrop toBusiness Park).vision would ideaon behind so thacreen planting near future to
ly port
ve ,
BD. is
ed
a
e
ed
o
ally at
reduharv The plantframvegepreson p
F
F
ce the visual imested.
CBD and Entranting along the wing a series of v
etation blocks seence of power lirivate land at so
Figure 78 View Cor
Figure 79 View from
pact when the p
nces report propestern entry, on
views to the rangeems realistic thones on the sout
ome points.
rridor B location
m western outskirt
plantation is even
poses significant alternating side
ges. The locationough may be limh side and will re
ts of Colac
59
ntually
t block windrow es of the road, n of these
mited by the ely on planting
9
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Table 8 1.2 Significant View Location Assessment – View Corridor B – Western Entry
ASSESSMENT CRITERIA ASSESSMENT EVALUATION
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’.
Views are not significant. The landform is too flat to gain significant views of the surrounding landscape from the entry corridor. Views that are to be had are of the immediate context of the Princes Highway, are typical and are not significant or memorable.
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.
Little visual interest.
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.
Views are typical and not at all rare.
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.
The tourism value of this View Corridor is as an entry to the city rather than its visual quality.
Community Support
The view has been identified by the local community as significant, and is publicly accessible.
Unlikely to be considered a significant view by the community outside of its role as an entry to the city.
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Potential Thr
Potential threats nclude:
Uncontrosupplies views into
Delay in create thecould be buildingsprovide sc
Opportunities exincreased throug
Using DeLake Cola
Utilising vegetatio‘Driver Re
Recommend
1. UndertakelandscapiEntrancesviews aninterventio
2. Review tand wher
3. UndertakeDeans Crpoint.
cape Assessment
reats and O
to the significan
lled spread of retail businesse
o ‘undesirable’ vundertaking p
e risk that harveexpected in thewithout the b
cale.
ist for landscapegh: ans Creek as anac the wide road n masses and eviver; location
dations
e, as a priority,ing/mounding as project to scd frame positivons along the lehe effectivenes
re possible conse landscaping reek crossing to
t
pportunities
nce of the views
‘big box’ and es would poten
views. proposed roadssting of tree pla
e next 10 years,enefit of backg
e values of the a
n entry threshold
easement to ornamental pl
, significant roaas suggested reen existing ave views, as a ength of the arrivs of existing coolidate and imprand wayfindin
emphasise it as
s
from this locatio
large format rntially turn ‘typ
side planting mntation trees, wh, exposes indusground planting
area to be
d and connectio
establish roadsantings, eg at
adside planting in the CBD
and future negaplanned series
val and entry zonontrols on signrove signage; ng actions at s an entry thresh
on
rural ical’
may hich
strial g to
n to
side the
and and
ative s of nes; age
the hold
F
F
Figure 80 View Cor
Figure 81 View Cor
rridor B location
rridor B location
61
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5.8 Viewigure 82 View Cor
igure 83 View Cor
cape Assessment
w Corridor Crridor C
rridor C
t
C – Queens AAvenue
Figur
Figur
re 84 View Corrido
re 85 View Corrido
r C
r C
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Table 9 1.2 Significant View Location Assessment – View Corridor C – Queens Avenue
ASSESSMENT CRITERIA ASSESSMENT EVALUATION
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’.
The views are filtered and framed by foreshore trees, providing a foreground frame with the lake views mid‐distance and the horizon in the background.
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.
The foreshore trees and West Australian Flowering Gum avenues provide a variety of framed and filtered views.
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.
This is an iconic and unique view corridor not available elsewhere in the city or region, on par with the foreshore drive around Lake Wendouree in Ballarat.
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.
Less promoted to visitors than the viewpoint at Gellibrand St. There is no pathway along Queens Ave but it makes a pleasant component of a drive around the city centre.
Community Support
The view has been identified by the local community as significant, and is publicly accessible.
Most likely to be widely identified by the community as a significant view corridor, although the scarcity of seat or paths indicates that it is rarely utilised other than by residents or from a vehicle.
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Potential Threats and Opportunities Potential threats to the significance of the views from this location include:
Further uncoordinated tree and vegetation planting along the foreshore has the potential to block views. Planning for the site should consider future user facilities and avoid planting trees that block the view. Avenue planting of clear-stemmed trees with a high-branching habit are recommended
The likelihood that buildings would be proposed that would pose a threat to this view is low, given the steep incline below the road and that the land is a public reserve. Opportunities exist for landscape values of the area to be increased through:
Investment in improving the open space with landscaping and improved pathway connections.
Recommendations
1. Maintain the capacity to enjoy these views from Queens Avenue,
a. avoid roadside plantings in this area unless they frame, rather than block views;
b. Avenue planting of clear-stemmed trees with a high-branching habit are recommended.
2. Upgrade the landscaping of the foreshore area in line with increased usage and its key role in tourism, and ensure that maintenance and management is provided at an appropriate level.
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5.9 Viewigure 86 View Cor
This location is bpoint within the s
Belvedere Drive principal entry to Belvedere Drive
The elevated viewuperior, and pro
andmarks in the Corangamite, La
igure 87 View Cor
cape Assessment
w Corridor Drridor D
between Tulloh astudy area.
is a quiet rural rColac from the the Old Beechy
ws available froovide a panoram
landscape to thke Beeac and M
ridor D
t
D – Belveder
and Elliminyt, at
road. Colac-Lavesouth and ratheRail Trail follow
m this entry intoma overlooking she north of ColacMount Cole.
re Drive
the most elevate
ers Hill Road is ter than follow ws Forest Road.
o Colac are ignificant c including Lake
ed
the
F
Figure 88 View Corrridor D location
65
5
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Table 10 1.2 Significant View Location Assessment – View Corridor D – Belvedere Drive
ASSESSMENT CRITERIA ASSESSMENT EVALUATION
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’.
Being more elevated than other points within the study area a greater depth of field is afforded and the view is more like a ‘picture postcard’ view. However, the landscape is wide and flat and the views are hence not as dramatic as the views to and from the Otway Ranges only a few kilometres further south. Due to the orientation of the land views to the south are screened by vegetation and are not significant.
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.
The view is a vista of elements including Lake Colac (principally) with glimpses of Lake Corangamite and Lake Beeac which are easily visible with the sun behind them (to the north) and also views to Red Rock and Mt Cole in the distance, with Lake Colac as the focus.
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.
The views of lake Corangamite and Lake Beeac are only afforded by the additional elevation at this point. The higher elevation allows greater detail of the city also, with individual buildings able to be identified, which is unique in the study 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.
Not promoted to, or used by, visitors/tourists.
Community Support
The view has been identified by the local community as significant, and is publicly accessible.
The view is most likely little‐known in the community as the road carries low traffic volumes and is not a little‐used entrance to Colac.
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Potential Threats and Opportunities Potential threats to the significance of the views from this location include:
Tree and vegetation planting on private properties has the potential to block views.
Insensitive land uses / buildings or infrastructure located downhill from the view location.
Opportunities exist for usage of the area to be increased through:
Recognition and promotion of the location to tourists, perhaps as part of a tourist drive.
Recommendations
1. Maintain the capacity to enjoy these views from Belvedere Drive,
2. Avoid roadside plantings in this area unless they frame, rather than block views;
3. Evaluate the need to limit building heights to below the view line from Belvedere Drive to the horizon