Highland Lakes Settlement Strategy - Prepared for: Prepared by: Central Highlands Council Catherine Nicholson December 2009 - Stable Tasmanian ...
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Highland Lakes Settlement
Strategy
Prepared for: Central Highlands Council
Prepared by: Catherine Nicholson
December 2009
transport infrastructure | community infrastructure | industrial infrastructure | climate changeTable of Contents
Executive Summary ............................................................................................ i
1. Introduction................................................................................................1
1.1 Purpose of Settlement Strategy .................................................................1
2. The Strategy Development Process ....................................................................2
2.1 Project Stages ......................................................................................2
3. Strategy Summary (JLUPI Phase One) .................................................................3
4. Description of the Area ..................................................................................4
4.1 Central Highlands Council ........................................................................4
4.2 The Highland Lakes................................................................................5
4.3 Demographics ......................................................................................7
4.4 Demographic Drivers ..............................................................................8
5. Key Issues for the Highland Lakes .................................................................... 12
5.1 Protection of the Lakes Natural Values ...................................................... 12
5.2 Shack Development around the Lakes........................................................ 13
5.3 Infrastructure Provision......................................................................... 17
5.4 Agencies with Land and Water Management Responsibilities ............................ 21
5.5 Land Use Issues .................................................................................. 22
6. Opportunities for the Lakes ........................................................................... 30
6.1 Hydro Tasmania infrastructure ................................................................ 30
6.2 Fishing ............................................................................................. 30
6.3 Tourism............................................................................................ 31
6.4 Alternative Energy............................................................................... 34
6.5 Forestry ........................................................................................... 34
6.6 Agriculture........................................................................................ 34
7. Settlement Strategy .................................................................................... 34
7.1 Aims and Objectives............................................................................. 34
7.2 Key Assets to be Protected..................................................................... 34
7.3 Strategies to Protect the Key Assets ......................................................... 35
7.4 Settlement Hierarchy ........................................................................... 37
7.5 Service Centre Settlements. ................................................................... 39
7.6 Tourist Focused Settlements................................................................... 43
7.7 Minor Shack Settlements ....................................................................... 43
7.8 Rural Areas ....................................................................................... 45
7.9 Conservation Areas .............................................................................. 45
8. References ............................................................................................... 46
Appendix A Map of Study Area
Appendix B Land Use in the Highland Lakes Area
Appendix C Settlement Hierarchy Map
Appendix D Miena
Appendix E Wilburville
Appendix F Bronte Park
© 2009 pitt&sherry
This document is and shall remain the property of pitt&sherry. The document may only be
used for the purposes for which it was commissioned and in accordance with the Terms of
Engagement for the commission. Unauthorised use of this document in any form is prohibited.
Name Signature Date
Authorised by: Barry Neilsen 03 December 2009
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rmExecutive Summary
Phase 1 of the Joint Land Use Planning Initiative (JLUPI) Report identified the Highland Lakes
area as an area with its own unique issues and suggested that it should have its own settlement
strategy. It recognised that the area has experienced a level of uncoordinated development
over a number of years and a settlement strategy would assist in setting a direction for the
Lakes that would focus settlement in a number of key locations and assist in protecting the
environmental values of the area.
As with the other settlements within the Central Highlands Council and other council areas,
the key desired outcomes identified in the Joint Land Use Strategy which inform this report for
the Highland Lakes are:
• Sustainable development.
• Land use efficiency.
• Protection of rural land use.
• Protection of the landscape.
• Accessibility.
• Protection of natural resources.
The settlement strategy examines the Highland Lakes area in terms of the existing
settlements, the levels of growth being experienced, the infrastructure available and the
economic, social and environmental issues affecting them. It establishes objectives and
recommendations as to what settlements can best cater for increased growth and what needs
to be done to ensure services and facilities are best located to assist with maintaining the
ongoing viability of settlements and also the protection of the unique natural values of the
Highland Lakes area.
Part 1 of the strategy details the strategy development process, the policy context and the
vision for the Highland Lakes. Part 2 of the strategy details the individual settlements and
outlines the values to be protected, the opportunities, the key issues and the needs of each
settlement. It then makes a number of general and specific recommendations in relation to
zoning, land use, waste management and lot sizes for the relevant settlements.
For the purpose of this study, the Highland Lakes area is taken to include all of the Central
Plateau within the Central Highlands Municipality and is subdivided into three sub regions as
follows:
• The Eastern Lakes area - consisting of Great Lake, Arthurs Lake, Lakes Sorell and Crescent,
Lagoon of Islands and Woods Lake. The main access route is by the A5 via Bothwell
otherwise known as the Lakes Highway or Lakes Road. Many of the small shack settlements
are located in this sub region, as well as the larger shack settlements of Miena and
Wilburville
• The South West area - consisting of the lakes and sub region accessed by the A10 via Ouse,
otherwise known as the Marlborough Road The area includes Lake Echo, Lake Binney,
Bradys Lake, and Bronte Lagoon and is the part of the Highlands with most of the Hydro
infrastructure and old Hydro settlements such as Bronte Park, Wayatinah and Tarraleah
• The North West area - which is the most remote and untouched area, much of it is a
conservation reserve with no real settlements.
Key Findings
Declining average household sizes (and increasing median ages) are typical in the towns and
settlements throughout the Central Highlands, including the Highland Lakes area.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm iThe demographic analysis for both the whole municipal area and the Highland Lakes area highlights the urgent need to consider the implications of a significantly aging population when planning for the future of the area. In the case of the Highland Lakes the situation is further complicated by the seasonal nature of the population with very low winter occupancy (estimated to be only a few hundred people) and occupancy in the summer months estimated to be approximately 1900 people. The basis for this estimate is explained in more detail in section 5 of this report. The lakes are the unique feature of this area. Their health is what the local economy and most residents and visitor lifestyle is centred on. These assets must be protected for the value they contribute to the lifestyle of residents and the regional economy and for their intrinsic value. The Shack Site Categorisation Project occurred across the state and is now virtually complete. For the Highland Lakes it resulted in approximately 741 shacks gaining freehold titles around many of the lakes. Approximately, 688 lots were created in the various settlements in the Highland Lakes area from 1997 to April 2009 (based on Council data). The bulk of these lots were created in Miena (133) and at Arthurs Lake (286) – mainly around Flintstone (245). It is reasonable to assume that the majority of the lots at Flintstone as well as most of the other settlements included in the Shacks Site Project figures have been created due to the Shack Sites project. Subdivisions that appear to be separate to the Shacks Site Project are a 77 lot subdivision approved at Wayatinah and 133 lots created at Miena. However on the basis of the Public Accounts Report as well as the Council records, it seems reasonable to assume that the number of shacks now existing in the Highlands Lakes area is in the region of 741 shacks created under the Shacks Site Project, plus 78 at Wyatinah plus 133 at Miena, giving a total of 952 shacks. Assuming an average occupancy rate of 2 persons, then a population of approximately 1904 persons can be assumed for the area during the ‘in season’ times of the year. This figure is not allowing for holiday accommodation in purpose built visitor facilities, but then it is also assuming 100% occupancy of the shacks which would be overstating the reality. The vast majority of shack settlements in the Highland Lakes area do not have reticulated water. The only settlement with water reticulation (based on 2006 data obtained during the JLUPI Phase 1 project) is Wayatinah, which has 55 connections, 134 Ml capacity, and 9 Ml current usage The bulk of the settlements in the Highland Lakes area have domestic waste water treatment systems – either septic tanks or aerated waste water treatment systems (AWTS). Today the Highland Lakes area has three waste transfer stations operating - Bronte Park, Arthurs Lake and Miena. Miena also has a recycling facility. The Holiday Residential zone is the zone within which all settlements in the Highland Lakes are in. The Central Highlands Planning Scheme has a number of development standards, relating to the Holiday Residential zone but does not have a minimum lots size stated for subdivision in the Holiday Residential zone. An analysis of the larger settlements indicates that the average lot size in Miena is 4687 sq metres, Bronte Park is 3225 sq metres and in Wilburville is 4706 sq metres. In some of the other settlements like Flintstone it is substantially smaller. Given that the bulk of the existing settlements are within the Holiday Residential zone and for the majority of settlements little vacant land zoned Holiday Residential exists, it can be assumed that whilst demand may be modest, supply is also limited. Recent applications for rezoning of Rural land to Holiday Residential at Flintstone and Wilburville are evidence of a demand for more development land. The extent of 20 ha lot subdivision in the rural zone (minimum lot size is 20 ha) is also evidence of a demand for either rural living blocks or people accepting these larger blocks because smaller ones within the Holiday Residential zone are not available. pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm ii
The current minimum lot size in the rural zoned land of the Highland Lakes is 20 ha, although
most lots in the Highland Lakes significantly exceed this minimum
Key Desired Outcomes
The key assets of the Highland Lakes area that need protecting are:
• The Lakes – water quality, water levels and fish habitat
• The Landscape
• Hydro assets – power stations, dams, pipelines, buildings
• Natural Values – flora and fauna
• Rural Land.
• The ‘shack’ character of the existing settlements
Broad Recommendations
Protect the lakes by;
• The provision of foreshore reserves of a minimum 100m width
• Protect water quality by ensuring a thorough waste treatment assessment is part of any
subdivision application, with a guideline minimum lots size in Village and Residential zones
of 1500 square metres, but only where some form of a reticulated waste water system is
possible.
• Discourage private boat ramps or jetties. Contain any new public ones to existing locations
and only where recommended in a recreational or lake management plan
• Conduct a detailed assessment of the level of usage and demand for facilities across the
Highland Lakes area, in relation to lakeside services and facilities. From this analysis a
strategy to manage the demand and decide on the best locations for facilities and the
appropriate range of facilities could be provided and developed. This would greatly assist
the multiple management agencies in deciding what level of facilities are most appropriate
and where they would be best located.
Protect the landscape by including provisions in the planning scheme that require buildings to
be generally subdued in the landscape, to be well set back from the lake foreshore and where
roads run close to lakeshores, where possible to limit development to the inland side of the
road.
Protect the natural values by ensuring provisions in the planning scheme that require
consideration of threatened flora and fauna habitat, protection of water quality, setbacks from
the lakes, bushfire management and vegetation clearing and landscaping that is sensitive to
the need to also protect habitat. Ensuring the growth is located in areas where services
already exist and can be more effectively utilised, also helps protect natural values.
Protect Hydro assets by ensuring setbacks from lakes are adhered to and the heritage values of
the Hydro infrastructure are recognised in the planning scheme. Recognise the potential of
the old Hydro towns as tourist focused centres.
Recommended Settlement Hierarchy
In describing the existing settlements in the Highland Lakes area there appears to be a simple
settlement hierarchy that reflects the existing realities and allows some opportunities for
growth in some targeted areas. The suggested hierarchy is as follows:
• Service Centre Settlements where there is at least 50 plus shacks or residential dwellings,
some existing infrastructure and services such as a store, some accommodation, a service
station, and some camping facilities and some basic community services such as a rural fire
brigade or waste transfer station. There is potential to provide for further residential and
tourist development and build on the existing services available.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm iiiIn the Eastern Lakes area the service centre settlements are;
• Great Lake – Miena,
• Arthurs Lake – Wilburville
In the SW Lakes Area the service centre settlement is Bronte Park.
Specific recommendations for these settlements are contained in section 7.5 of the report and
illustrated on the relevant maps in the Appendices.
• Tourist Focused Settlements are mainly the old Hydro towns and retain some dwellings
and/or shacks and tourist related infrastructure such as a caravan/camping park, tourist
accommodation, and food services. Future development is likely to continue to be tourist
focused. Specific recommendations are contained in Section 7.6.
• Minor Shack Settlements are the settlements which have originated mainly as fishing
shacks on Crown land but now have gained freehold title via the Shack Site Categorisation
Program, and have basic domestic water and sewerage infrastructure but few other
services. A listing of the minor shack settlements and specific recommendations is
contained in Section 7.7.
In relation to rural areas the report states that a change to the minimum lot size in the Rural
zone needs further discussion, but a 100 hectare minimum lot size may be appropriate to
ensure that rural land is protected for rural purposes. However it may also be appropriate to
consider allowing some limited Rural Living land to cater for those who wish to live on larger
blocks. To maximise the potential to use existing services these should be located relatively
close to the existing settlements. A possible location for some rural living is in the Barren
Plains area, near Miena.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm ivPART 1:
Background Information, Issues and Opportunities
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm1. Introduction
1.1 Purpose of Settlement Strategy
The municipalities of Brighton, Central Highlands, Derwent Valley and Southern
Midlands have committed to the preparation of a series of strategy reports which will
inform the eventual development of four new planning schemes. This follows on from
the preparation of a Joint Land Use Strategy for the sub-region, which was completed
in November 2008. The Joint Land Use Planning Initiative (JLUPI) Report focused on
four key themes of Liveability, Work Opportunities, New Investment and Sustainability.
The JLUPI Report identified the Highland Lakes area as an area with its own unique
issues and suggested that it should have its own settlement strategy. It recognised
that the area has experienced a level of uncoordinated development over a number of
years and a settlement strategy would assist in setting a direction for the Lakes that
would focus settlement in a number of key locations and assist in protecting the
environmental values of the area.
As with the other settlements within the Central Highlands Council and other council
areas, the key desired outcomes identified in the Joint Land Use Strategy and which
will inform this report for the Highland Lakes are:
• Sustainable development.
• Land use efficiency.
• Protection of rural land use.
• Protection of the landscape.
• Accessibility.
• Protection of natural resources.
The settlement strategy will examine the Highland Lakes area in terms of the existing
settlements, the levels of growth being experienced, the infrastructure available and
the economic, social and environmental issues affecting them. It will establish
objectives and recommendations as to what settlements can best cater for increased
growth and what needs to be done to ensure services and facilities are best located to
assist with maintaining the ongoing viability of settlements and also the protection of
the unique natural values of the Highland Lakes area.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 12. The Strategy Development Process
The four Southern Sub Regional Councils that includes Brighton, New Norfolk, Southern
Midlands and Central Highlands appointed pitt&sherry and Parsons Brinckerhoff (the
Project Team) to undertake the staged development of a settlement strategy.
The project team included expertise in rural and regional planning, land management
and natural resources. Because of the unique nature of the Highland Lakes and the
different development issues associated with it, a separate settlement strategy was
undertaken for this area. Although a separate strategy, recommendations relating to
any planning scheme changes must still mesh with the planning scheme provisions for
the wider council area and sub region, as well as following the requirements of the
State Government’s Planning Directive One (PD1). The structure, format, definitions
and zones that may be used in any future planning scheme for the Highland Lakes and
the wider sub region are all detailed in PD1.
2.1 Project Stages
2.1.1 Consultation
• Initial meetings were held with the relevant council officers from the Central
Highlands Council.
• A Community Workshop was held on Friday 22 May at the Council Chambers in
Bothwell. This was attended by representatives from the Central Highlands
Progress Association, Central Highlands Shackowners Association, Hydro Tasmania,
Inland Fisheries, Landholders, Local Councillors, the Mayor General Manager and
Council Planner for the Central Highlands Council. The workshop involved getting
the attendees to work in a group with a number of maps to define the values they
want protected in the Highland Lakes area, the needs and opportunities that exist
in the area, any types of development or changes to the existing planning scheme
that they would like to see occurring and site specific changes they would like to
see happening in the area.
• Additional meetings or discussions with Hydro Tasmania, Inland Fisheries, Sport
and Rec Tasmania, Tourism Tasmania, DED and officers working on Regional
Planning Projects were held and a meeting of the Highland Lakes Recreational
Committee was attended.
• Following completion of a draft strategy, a presentation of it to Councillors will
occur.
• Following feedback from Councillors, advertising of draft for informal comment
will occur.
• Following assessment of the representations received, a final strategy document
will be developed.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 23. Strategy Summary (JLUPI Phase One)
The Joint Land Use Planning Initiative (JLUPI) Phase One investigated a number of key
issues for the sub region focused around four key themes of Liveability, Work
Opportunities, New Investment and Sustainability.
The Strategy tackled a range of issues that were considered to inhibit the planned,
integrated growth and development of the sub-region, limiting its capacity to
capitalise on built and natural assets, strengths and resources. Specifically, for the
Highland Lakes area these issues were identified as:
• Uncoordinated shack development over a number of years. These “shack
settlements” are experiencing increased development pressure from both
temporary and permanent dwelling establishment.
• The annual variations in occupancy numbers for most of the settlements. The
location and nature of the settlements in the Highland Lakes means the area
experiences large influxes of visitors concentrated at certain times throughout the
year, with a general lack of appropriate support infrastructure.
• Ribbon development around the lakes. Some concerns have been expressed about
public access and water quality issues.
• The need to protect the Lakes as an asset for a number of key stakeholders as well
as the wider community. The recreational, tourism, fishing, water and hydro
power opportunities within the Highland Lakes area provide significant economic
benefit for the Lakes area, the Central Highlands and Tasmania wide.
• The need to maintain public access to the lakes, limit further ribbon development
and ensure environmental and water quality objectives are met.
The Strategy recommended that a specific settlement strategy was required for the
Highland Lakes area and should incorporate the following elements:
• Determine and finalise all settlement areas.
• Assess supply / demand for fishing and recreational accommodation.
• Carry out detailed examination of potential rural zonings, rural subdivision policies
and potential alternative controls.
• Identify and incorporate relevant NRM measures, as appropriate.
It specifically recommended that no new settlements should be established, that
future development should be concentrated in and adjacent to existing settlement
areas, where it could be demonstrated that existing infrastructure and environmental
values would not be compromised.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 34. Description of the Area
4.1 Central Highlands Council
Figure 1 - Central Highlands Council area. Source JLUPI Phase One Report
The Central Highlands Council area covers most of the mountainous centre of the State
with a total area of 8,010 square kilometres (11.6% of the State). The land tenure is
dominated by Forestry Tasmania, Hydro Tasmania and land managed by the
Department of Environment, Parks, Heritage and the Arts. The municipality has
national and world standard parks and conservation areas. This includes the Great
Lake and the Lakes district. The major economic activities are farming, forestry and
tourism.
The municipality is bounded by Northern Midlands, Derwent Valley, West Coast,
Meander Valley, and Southern Midlands. The settlement areas within the municipality
are Bothwell, Ouse, Hamilton, Miena and Gretna.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 44.2 The Highland Lakes
4.2.1 The Area Defined
The area referred to as the Highland Lakes generally encompasses the high upland area
of the Central Highlands Municipality and more or less conforms to what is also
referred to as the Central Plateau. However, there is no one totally accepted
definition of the Highland Lakes. The extent of the area people refer to as the
Highland Lakes varies depending on whether the person is referring to the fishing lakes
that they believe form part of the Highland Lakes, whether they are referring to the
Hydro lakes, or whether they are referring to the shack settlements that are
considered to be located in the Highlands. The Central Highlands Council does not
have a map defining the extent of the Highland Lakes area.
For the purpose of this study, the Highland Lakes area is taken to include all of the
Central Plateau within the Central Highlands Municipality and is subdivided into three
sub regions as follows:
• The Eastern Lakes area - consisting of Great Lake, Arthurs Lake, Lakes Sorell and
Crescent, Lagoon of Islands and Woods Lake. The main access route is by the A5
via Bothwell otherwise known as the Lakes Highway or Lakes Road. Many of the
small shack settlements are located in this sub region, as well as the larger shack
settlements of Miena and Wilburville
• The South West area - consisting of the lakes and sub region accessed by the A10
via Ouse, otherwise known as the Marlborough Highway or Road. The area includes
Lake Echo, Lake Binney, Bradys Lake, and Bronte Lagoon and is the part of the
Highlands with most of the Hydro infrastructure and old Hydro settlements such as
Bronte Park, Wayatinah and Tarraleah
• The North West area - which is the most remote and untouched area, much of it is
a conservation reserve with no real settlements.
A location map indicating the study area as discussed is attached in Appendix A.
4.2.2 Brief History of Settlement
Aboriginal Settlement
The Highland Lakes area was almost exclusively the territory of the Big River Tribe,
one of the nine Tasmanian Aboriginal tribes - a tribe refers to the main political unit.
Typically each tribe was comprised of between 5 and 15 bands, the basic social unit.
There were five bands within the Big River territory, with the Highland Lakes part of
the range of the Aboriginal Lairmairenner band.
The Big River people were a midland group with much of their territory over 600 m
above sea level. There is no coastline, but several lakes (with approximately 240 km
of shoreline) and a number of river banks. The concentration of activity is believed to
be on lake shores (particularly Great Lake, Lake Echo and Arthur Lakes) and along the
rivers that connected the lakes to the River Derwent.
Little is known of the Big River Tribes seasonal movements, except they had a co-
operative arrangement with some of the Oyster Bay bands to forage in each others
territory. Almost all tribes gained coastal and / or inland access to one another’s
territory by agreement.
Summer visits to the Big River country were common for the Oyster Bay people, who
were known to move west through St Peters Pass to Blackmans River hunting and firing
the bush for game and also to the Clyde and Ouse river valleys.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 5Typically they travelled along well defined routes usually along the borders of
territories, the attraction was the Eucalyptus gunii and the extensive hunting grounds
of the Greta Lake, Clyde and Ouse river valleys. The North West and North people
were also known to visit the Big River country for trade.
Interestingly, the Big River people were the only Aborigines to have regular access to
both the east and west coasts.
European Settlement
Thomas Toombs, kangaroo shooter, discovered Great Lake in 1815, with the first
‘official’ journey to Great Lake by John Beamont in 1817. In the 1820s surveyors
working for the Land Diemen’s Land Company and colonial government traversed the
Plateau searching for suitable land. The extension of the wool industry, native grasses
and cheap convict labour resulted in the Plateau being opened up to pastoralists in the
1820s and by Federation it was firmly entrenched as the main economic activity.
The Lake Highway was not built particularly early. In 1847 James Calder remarked
that although the track to the Great Lake was unmade it was fenced all the way. By
1866 the road from Bothwell to Shannon and the Great Lake had been formed and
metalled.
The Plateau attracted scientists and artists from the 1830s. The first trout fry were
released into Great Lake in 1870, subsequently attracting mainly wealthy fishing and
tourism visitors. The construction of an accommodation house at Swan Bay made
Great Lake a focus for anglers and by the late 19th century this was one of three
accommodation house on the Plateau, the others being at Interlaken and the Steppes.
By 1967 widespread motor vehicle ownership and improved roads saw the
transformation of the landscape and greater angler usage patterns with construction of
numerous shacks.
Hydro Development
In 1914 the State Government set up the Hydro-Electric Department which later
became the Hydro Electric Commission (HEC) in order to construct the first HEC power
station, at Waddamana. Prior to that two private hydro-electric stations had been
opened. The Launceston City Council's Duck Reach Power Station, opened 1895 on the
South Esk River (it was the first hydro-electric power station in the southern
hemisphere) and the Mount Lyell Mining and Railway Company's Lake Margaret Power
Station, opened in 1914. Both these power stations where taken over by the HEC and
closed in 1955 and 2006 respectively.[11]
Following the Second World War - in the 1940s and early 1950s, many migrants came to
Tasmania to work for the HEC on dam, power and sub station construction. During this
period, most construction was concentrated in the Highland Lakes area, moving west
and south west as the choice of rivers and catchments in the Central Highlands were
exhausted. For the Highland Lakes area this resulted in huge changes to the landscape
and lakes of the highlands with new lakes created, smaller lakes significantly enlarged,
roads created, new towns, dams and power stations constructed, and large
transmission lines crossing the landscape. Much of that infrastructure is still being
utilised although some of the older power stations, have closed and the Hydro towns
such as Bronte Park, Wyatinah, Waddamana and Tarraleah are highly diminished in
terms of size and services now available. The Hydro legacy also includes many fishing
lakes, boat ramps and access roads to lakes and camp grounds.
1
http://en.wikipedia.org/wiki/Hydro_Tasmania#cite_note-0#cite_note-0Waddamana
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 6Today Hydro Tasmania, as it is now called, produces 10,000GWh’s of electricity from
28 power stations, of which ten are located either in, or in the vicinity of the Highland
Lakes area. They also control numerous lakes and 50 large dams. 2
Shack Settlements
Outside of the Hydro towns and infrastructure the other form of residential
settlement to occur in the Highland Lakes area has been driven by fishing. The vast
majority of the small settlements dotted around the various lakes originated as
clusters of fishing shacks, usually located on Crown land and on an annual lease. In the
mid 1990’s following on from an investigation into how all of Tasmania’s public lands
are categorised and a rationalisation of the number of reserve categories, the State
government commenced a program to assess all of the shacks on Crown land around
the State. All of the shacks have been assessed as to their suitability for freehold title
and subject to Aboriginal heritage, environmental and infrastructure considerations,
the majority of them now have freehold title. The Shacks Site Categorisation Project
resulted in hundreds of existing shacks being given freehold title, at settlements such
as Brady’s Lake, Brandum Bay, Breona, Bronte Lagoon, Dee Lagoon, Doctors Point,
Interlaken, Little Pine Lagoon, Reynolds Neck and Tods Corner. Section 5.1 of this
report discusses the Shack Site Categorisation Project in more detail.
4.3 Demographics
The Highland Lakes area is not identified as a region in its own right by many
government data collection agencies, thus gathering statistics relevant to the area
under study, is difficult. The remainder of section 4 of this report discusses the
demographics for the Central Highlands municipal area as a whole. Where possible
some data specific to settlements within the Highland Lakes area, has been used, in
order to give a picture of how it differs from the wider municipal area. Much of the
data is taken from the demographic analysis conducted for the Central Highlands area
as part of the wider JLUPI Settlement Strategy.
4.3.1 Central Highlands Municipal Area
Central Highlands’ population of 2316 is the 3rd smallest of the 29 Local Government
Areas (LGA’s) in Tasmania. Central Highlands’ population remained unchanged from
2001 to 2006, compared with State growth over this period of 3.8 per cent. Central
Highlands’ stable population was the result of a net migration loss of 64 persons and a
natural increase (the difference between births and deaths) of 64 persons. Table 1
highlights the key demographic characteristics for the total municipal area.
30 June 2001 30 June 2006
Population 2316 2316
Share of State Population 0.49% 0.47%
Median Age 39.8 42.9
Fertility Rate 2.31 3.05
Components of Change – 30 June 2001 to 30 June 2006
Births Deaths Net Migration
150 86 -64
Table 1 - Central Highlands Municipality – Demographic Change from 2001 to 2006
2
http://www.hydro.com.au/home/Corporate/Generating_Power/
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 74.4 Demographic Drivers
In 2006, the highest numbers of people were in the age range 50-59 years, followed by
people aged 40-49 years. More people live in the southern part of the Central
Highlands3 with greatest concentration of people in Bothwell, Ellendale, Hamilton,
Gretna, Wayatinah, Ouse and Miena respectively. The highest numbers of people aged
75 years and over live in Bothwell, followed by Ellendale and Wayatinah.
3.5
3.0
2.5
2.0
1.5
1.0
0.5
0.0
-0.5
Derwent Valley -
Derwent Valley -
Study Region
Brighton
Southern
Greater Hobart
Highlands
Tasmania
Midlands
Central
Pt A
Pt B
Figure 2 - Average Annual Population Change 2003-2008
Source: ABS Estimated Resident Population (Derwent Valley Pt A includes New Norfolk
area)
The median age of the population in the Central Highlands continues to increase,
mirroring trends in Tasmania and across Australia. However as Table 2 shows the
Central Highlands is exhibiting a higher median age than many other municipal areas,
with a median age of 43 years in 2006.
1996 2001 2006
Brighton 26 29 31
Central Highlands 35 39 43
Derwent Valley 33 36 38
Southern Midlands 35 36 39
Tasmania 34 36 38
Table 2 - Median Age (Years) 1996-2006
3
http://www.dhhs.tas.gov.au/__data/assets/pdf_file/0016/31408/Final_report_Tas.pdf
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 8The age structure of the Central Highlands population reflects a highly aged (and
ageing) population. This age structure has continued to be characterised by a
declining share of younger people and a growth in both the proportion and overall
number of people in older population age groups, in spite of overall population
decline.
85+
80-84
75-79
70-74
65-69
60-64
55-59
50-54
45-49
40-44
34-39
30-34
25-29
20-24
15-19
10-14
5-9
0-4
150 100 50 0 50 100 150
Male Female
Figure 3 - Age Structure (Central Highlands) 2006
8
6
4
2
0
-2
-4
-6
-8
0-4
5-9
10-14
15-19
20-24
25-29
30-34
34-39
40-44
45-49
50-54
55-59
60-64
65-69
70-74
75-79
80-84
85+
Figure 4 - Average Annual Change by Age Group (Central Highlands) 1996-2006
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 9Since 1991 the population of the Central Highlands council area has declined. Between
1991 and 2001 this decline was particularly severe, but between 2001 and 2006 it
steadied considerably. The low growth scenario suggests that the decline could
continue, the medium growth scenario suggests that the decline would continue gently
at 2001-2006 rates and the high growth scenario projects a recovery and a steady
increase.
SCENARIO 1991 1996 2001 2006 2011 2016 2021 2026
HIGH 2,969 2,504 2,288 2,241 2,302 2,354 2,402 2,451
MEDIUM 2,969 2,504 2,288 2,241 2,247 2,245 2,233 2,219
LOW 2,969 2,504 2,288 2,241 2,192 2,135 2,063 1,994
Table 3 - Growth Scenarios for the Central Highlands Municipal Area
Note: The 2006 population figure (from JLUPI data ) is 75 persons less than the figure in the
Demographic Change Advisory Council Report. As both sets of figures were derived from ABS
Census data, the reason for this discrepancy is unknown.
Declining average household sizes (and increasing median ages) are typical in the
towns and settlements throughout the Central Highlands, including the Highland Lakes
area. Table 3 compares a number of settlements and the figures highlight that the
Lakes area has an even higher median age and generally lower household size.
The figures and tables highlight the acute issue of the ageing structure of both the
Central Highlands population and the Highland Lakes area. For example, in
communities such as Ouse and Miena, the median age at 2006 was over 50 years and
over 10% of the population was aged over 65 years. Average household sizes are low in
these communities and others with older age structures, and these localities are
characterised by high numbers of lone person households, especially single, older
people.
Median Age Average % Over 65 SEIFA Disadvantage
(Years) Household Size Years (National Deciles)
Central Highlands Council Area
Bothwell 41 2.4 11.0 2
Ellendale 41 2.5 9.2 1
Gretna 35 2.7 3.9 1
Hamilton 38 2.5 6.7 1
Ouse 51 2.1 15.9 1
Highland Lakes Area
Miena 53 1.8 10.4 1
Dee 53 1.9 7.7 1
Wayatinah 41 2.1 1.8 1
Table 4 - Selected Population Characteristics (ABS “State Suburbs”)
Source: Census 2006 State Suburb (Districts), SEIFA Deciles compared to all Australia (1 =
lowest, 10 = highest)
Data for these communities is presented at the ABS “State Suburb” level which includes an area
more extensive than immediate township areas and often correlates to postcode boundaries.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 10The ABS Socio-economic index (SEIFA) indicates that a number of these localities are
amongst the most disadvantaged in Australia – specifically those within the 1st and 2nd
deciles (lowest 20%) of all localities in the nation. This index draws together a range
of indicators including those relating to income, employment and education
attainment. Many of these communities are characterised by high rates of
unemployment as well as low labour force participation rates (the proportion of those
15-65 years engaged in or seeking employment) and comparatively low household
incomes.
Unemployment Labour Force
Suburb Population
Rate (%) Participation %
Central Highlands Council Area
Bothwell 555 1.2 53.3
Ellendale 476 11.8 43.6
Gretna 256 9.0 52.6
Hamilton 300 5.8 58.3
Ouse 138 11.1 45.4
Highland Lakes Area
Miena 106 8.3 36.4
Dee 117 5.7 47.8
Wayatinah 168 6.8 59.5
Table 5 - Employment Rates and Labour Force Participation
These population characteristics depict some variation within the municipality, but
overall indicate a general trend of older population and low labour force participation
rates, as well as pockets of very high unemployment.
The demographic analysis for both the whole municipal area and the Highland Lakes
area highlights the urgent need to consider the implications of a significantly aging
population when planning for the future of the area. In the case of the Highland Lakes
the situation is further complicated by the seasonal nature of the population with very
low winter occupancy (estimated to be only a few hundred people) and occupancy in
the summer months estimated to be approximately 1900 people. The basis for this
estimate is explained in more detail in section 5 of this report.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 115. Key Issues for the Highland Lakes
The key issues for the Highland Lakes are highlighted in the remainder of this section
of the report. The recommendations are aimed at managing future development in the
area, protecting the natural values of the area and promoting its assets and potential.
5.1 Protection of the Lakes Natural Values
The importance of the general environment and for the Highland Lakes – the 4000 odd
lakes in the area, must be recognised as the most critical issue for any strategy that
seeks to manage this area. The lakes are the unique feature of this area. Their health
is what the local economy and most residents and visitor lifestyle is centred on. These
assets must be protected for the value they contribute to the lifestyle of residents and
the regional economy and for their intrinsic value.
Hydro power and its associated infrastructure is dependent on healthy lake levels, the
fishing industry is dependent on healthy lakes, the vast majority of shack owners
choose to have a shack here because of the good fishing and beautiful environment.
Agriculture is increasingly becoming reliant on waters from the lakes.
The loss of a lakes health and what that does to both the environment, the industry
dependent on it and the settlements nearby is evident from the condition of Lakes
Sorell and Crescent and its nearby settlement of Interlaken. Once the premier fishing
lakes in the region, low rainfall reduced them to critical levels. This along with the
discovery of carp forced their closure for fishing and has threatened both the viability
of the RAMSAR listed wetland and the threatened native galaxia fish. Interlaken as a
result has become an underutilised settlement, and the camping and other facilities
are deteriorating and rarely utilised. In discussion with Inland Fisheries personnel it
was stated that it could take 10 years or more for the lakes to fully regain their
original health.
The experiences of Lakes Sorell and Crescent are an important lesson, particularly if
drying trends become more the norm. The lakes serve a multitude of purposes for a
wide variety of people and organisations. This requires complex management to
ensure that competing needs are balanced and when lake levels are high this can all
work well. However if lake levels drop then the health of the lakes will also drop and
the management task becomes even more complex. Fundamentally if the lakes
decline in health so will the whole Highland Lakes area –its environment, its
settlements and its people. Hence the critical issue of this strategy is to aim to ensure
growth opportunities are recognised and taken advantage of, but always keeping in
mind the need to ensure lake quality and health is not undermined and the
environmental qualities and character of the area are maintained.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 125.2 Shack Development around the Lakes.
5.2.1 History of Shack Development
Outside of the Hydro developed settlements, the overwhelming number of settlements
in the Highland Lakes have originated as informal shack settlements. The history of
this form of settlement is well described in the report of the Parliamentary Standing
Committee of Public Accounts Committee, November 2008. Section 4 of that report
states;
‘HISTORY OF SHACKS ON CROWN LANDS
The first shacks were constructed on Crown Land around 1944 and leased to the
occupier. They had variously been described as having a unique character of
construction and were part of the rich history and integral part of a way of life
for many Tasmanians. Shacks were located in pockets all around the state but
principally at relatively isolated beach areas and fishing spots in the Central
Highlands. The shacks were built without regard to any planning or any
environmental concerns. Land areas were not clearly defined or of standard size;
water and effluent treatment was haphazard and of growing environmental
concern; and road and access infrastructure was poor or ill defined. Owners had
no security of tenure and leased on a year to year basis.
There were approximately 1370 shacks on Crown Lands authorised by either an
annual licence or a short term lease. Due to the uncertainty of this type of tenure
owners were reluctant to improve the shacks and few shacks complied with
modern environmental and building standards.
Shack owners had petitioned governments for over 15 years and successive
governments since the mid eighties had made various attempts to resolve issues
associated with the shacks however progress was slow. A review of the program
which was administered by the Hydro Electric Commission and the Department of
Environment and Land Management found that the existing processes were
inconsistent, cumbersome and frustrating, and there were serious funding
limitations. A major impediment was the strict requirements of the Resource
Management and Planning Tribunal of Tasmania (RMPAT). The Review identified
three major issues which needed to be addressed before changes could be made.
They were the environmental problems, a new assessment process and special
legislation to facilitate the planning difficulties in converting shack tenures.
In 1997 the Government of the day decided to do something about the situation.
The Leader for the Government in the Legislative Council Mr Tony Fletcher MLC
was asked, in conjunction with the Department, who had been working on the
problem for some time, to plan, determine and devise a process which would
regularise the land areas and provide basic infrastructure, give some certainty to
occupiers of the shacks who had an unsatisfactory year-to-year lease
arrangements and address the growing environmental concerns.
The solution chosen was a combination whereby some shacks in sensitive areas or
unsuitable for conversion to freehold would be removed, some would remain
under conditional lease and others would be sold freehold to existing
occupiers/tenants. Quite clearly the intention allowed for most shack owners to
be able to purchase their own shack sites. An important and necessary part of the
process would be to provide solutions to the serious infrastructure and
environmental issues associated with the shack occupancy’.4
4
Parliament of Tasmania, 2008: Parliamentary Standing Committee of Public Accounts, ‘Administration of
the Crown Lands (shack Site) Act, 1997.’
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 13The Shack Site Categorisation Project occurred across the state and is now virtually
complete. For the Highland Lakes it resulted in approximately 741 shacks gaining
freehold titles around many of the lakes. It also resulted in substantial costs for many
shack holders as new domestic sewerage systems and upgraded access roads were
often required as part of the transfer to freehold title. As no publically available final
report has been produced by the Shack Site Categorisation Project it is difficult to
estimate the exact number of freehold titles created under the program, but the
report from the Public Accounts committee is probably the most accurate. For the
Highland Lakes area the bulk of the assessment and conversions occurred in the early
2000’s.
Based on data from the report of the Parliamentary Standing Committee of Public
Accounts Committee, November 2008, the following table was compiled in relation to
shacks in the Central Highlands area – all of which are located in the Highland Lakes.
Shack Site Location Number of shacks
Bradys Lake 119
Bronte Lagoon 21
Cramps Bay 44
Dee North 11
Dee South 8
Flintstone Drive 116
Great Lake 379*
Interlaken 12
Little Pine Lagoon 9
Tods Corner 22
Total 741
Table 6 - Location and Number of shacks assessed under the Shacks Site Categorisation
Program
*The figure for Great Lake appears to combine a number of the smaller settlements such as
Breona, Reynolds Neck, Doctors Point, and Liawenee together.
5.2.2 Seasonal Nature of Shack Settlement
The seasonal nature of shack occupation creates unique challenges in terms of creating
viable settlements and communities in the Highland Lakes. Firstly it makes it
extremely difficult to estimate just what is the ‘holiday season’ and ‘off season’
population of the various settlements. This in turn makes it very difficult to manage
services and gain an understanding of the servicing requirements for the settlements,
in relation to sewerage, water and waste management, as well as the broader range of
social and community services and facilities.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 14Given that 741 shacks were granted title under the Shack Site Categorisation Project
and the data is as compiled for the Nov 2008 Public Accounts Committee report, this is
likely to be the most up to date and accurate figure available in relation to the number
of shacks now existing in many of the settlements. Data was also obtained from the
Central Highlands Council’s building applications register in order to determine how
many additional lots have been created in the Highland Lakes area, other than via the
Shack Site Categorisation Project. However the register data does not differentiate
between applications received due to a title being created as a result of the Shacks
Site Project and a lot being created independent of the Shacks Site Project.
Place Approximate Number of New Lots Created
Arthurs Lake 286
Bradys Lake 1
Bronte Park 21
Dee Lagoon 12
Derwent Bridge 1
Great Lake 37
Hermitage 1
Interlaken 1
Liawenee 1
Little Pine Lagoon 4
London Lakes 43
Miena 133
Morass Bay 1
Penstock Lagoon 7
Tarraleah 6
Tods Corner 25
Waddamana 2
Wayatinah 77
Wilburville 28
Total 688
Table 7 - Lot creation in the Highland Lakes Area from 1997 to April 2009, based on Central
Highlands Council records
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 15Approximate Number of New Lots Created
350
300
250
200
150
100
50
0
Hermitage
Little Pine Lagoon
Waddamana
Bronte Park
Arthurs Lake
Derwent Bridge
Great Lake
Interlaken
Penstock Lagoon
Wayatinah
London Lakes
Dee Lagoon
Liawenee
Miena
Tarraleah
Wilburville
Tods Corner
Morass Bay
Bradys Lake
Figure 5 - Lots created, between 1997 and April 2009, based on Central Highlands Council
records
As Table 7 indicates, 688 lots were created in the various settlements in the Highland
Lakes area from 1997 to April 2009 (based on Council data). The bulk of these lots
were created in Miena (133) and at Arthurs Lake (286) – mainly around Flintstone
(245). It is reasonable to assume that the majority of the lots at Flintstone as well as
most of the other settlements included in the Shacks Site Project figures have been
created due to the Shack Sites project. Subdivisions that appear to be separate to the
Shacks Site Project are a 77 lot subdivision approved at Wayatinah and 133 lots created
at Miena.
The data extracted from the Central Highlands Council application register should be
treated with caution. Data has been entered inconsistently so some interpretation of
the data was required. This interpretation is likely to have led to some degree of
inaccuracy. However on the basis of the Public Accounts Report as well as the Council
records, it seems reasonable to assume that the number of shacks now existing in the
Highlands Lakes area is in the region of 741 shacks created under the Shacks Site
Project, plus 78 at Wyatinah plus 133 at Miena, giving a total of 952 shacks.
Assuming an average occupancy rate of 2 persons, then a population of approximately
1904 persons can be assumed for the area during the ‘in season’ times of the year.
This figure is not allowing for holiday accommodation in purpose built visitor facilities,
but then it is also assuming 100% occupancy of the shacks which would be overstating
the reality.
Given that a peak holiday season population for the Highland Lakes area is likely to be
under 2000 persons, based on the analysis as described, the winter population is likely
to be significantly less than this. The Athena Waste Management report detailed in
section 5.3.4 of this report estimates the static population for a number of the
settlements in the Lakes area. Their estimates give a total static population of almost
600 but doesn’t include a figure for the static population for Miena, thus the figure is
more likely to be a bit higher and may be in the region of 700 persons. Gaining an
accurate figure for the winter population is hard to achieve but what is known is that
maintaining services and a sense of community with such fluctuating population
numbers is a real challenge for both the residents and government agencies (at all
levels of government) responsible for service provision.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 165.3 Infrastructure Provision
As described in the previous section the dispersed population and seasonal variations
make the provision of infrastructure a challenge. The following is a brief synopsis of
the key infrastructure services currently in place;
5.3.1 Roads
Two main roads give access to the Highland Lakes – the Lake Highway more often
referred to as the Highland Lakes Road runs from Bothwell to the Great Lake and along
the western shore of the lake and on to Deloraine. The Marlborough Road connects the
Great Lake area to the Lyall Highway at Bronte. The Marlborough Road is unsealed for
much of its length through the Highland Lakes while the Highland Lakes Road runs
along the western shore of Great Lake and is a gravel road with intermittent bitumen
between shack settlements. From after Hawley hill to Deloraine the road is sealed.
Arthurs Lake is accessed by the sealed Arthurs Lake Road which joins the Poatina Road.
The other highway in the area is the Lyell Highway taking visitors via Derwent Bridge to
the West Coast.
The bulk of the remaining roads in the area are unsealed and are either the
responsibility of the Central Highlands Council to maintain them or they may be owned
by organisations such as Forestry Tasmania or a Hydro Tasmania access road.
5.3.2 Water
The vast majority of shack settlements in the Highland Lakes area do not have
reticulated water. The only settlement with water reticulation (based on 2006 data
obtained during the JLUPI Phase 1 project) is Wayatinah, which has 55 connections,
134 Ml capacity, and 9 Ml current usage
5.3.3 Sewerage
The bulk of the settlements in the Highland Lakes area have domestic waste water
treatment systems – either septic tanks or aerated waste water treatment systems
(AWTS). Settlements with full or partial reticulation, based on 2006 data, are:
• Bronte Park – 13 connections, 65kl capacity, 65kl current demand. (Currently the
system has capacity for 11 more lots to be connected, based on a council letter on
file in relation to the existing treatment plant).
• Flintstone – 98 connections, 32 850Kl capacity, 27,375 current demand.
5.3.4 Waste Management
The Central Highlands Council recently commissioned Athena Waste Management to
conduct an assessment of the existing Waste Transfer Stations in the municipality. A
number of these were located in the Highland Lakes area.
• The sites were assessed and a recommendation made on each of them as follows:
• The Arthurs Lake Waste Transfer Station – serves Arthurs Lake area including
Flintstone, Wilburville, Morass Bay. Estimated static population 80. Minor
upgrades recommended.
• Brady’s Lake Waste Transfer Station – serves static population of 20. Poor
condition. Waste report recommended either significant upgrade or closure.
• Breona Waste Transfer Station, Marlborough Highway. Serves the immediate
Breona community. Poor condition. Report recommended either significant
upgrade or closure.
pitt&sherry ref: HB08256H001 HLakesSS rep 31P Rev 00/CN/DL/rm 17You can also read
