Planning and Environment Act 1987
BALLARAT PLANNING SCHEME
AMENDMENT C122
EXPLANATORY REPORT
Who is the planning authority?
This amendment has been prepared by the Ballarat City Council, which is the planning authority for this amendment.
The amendment has been made at the request of the Integra Group.
Land affected by the amendment.
The amendment applies to approximately 325 hectares of land at Ballarat West which is zoned Urban Growth Zone (UGZ). The land is generally bounded by Dyson Drive to the east (existing Alfredton), Remembrance Drive to the north, the Ballarat Skipton Rail Trail / farmland to the west and farmland to the south.
Land affected by the amendment is shown in Map 1.
What the amendment does.
The amendment:
· Implements the Alfredton West Precinct Structure Plan by introducing Schedule 1 (Alfredton West Precinct Structure Plan) to the Urban Growth Zone (UGZ1);
· Applies the UGZ1 to the Alfredton West Precinct; and
· Includes the ‘Alfredton West Precinct Structure Plan 2010’ as an incorporated document in the planning scheme.
Strategic assessment of the amendment
· Why is the amendment required?
The amendment is required to facilitate the development of Alfredton West in accordance with Alfredton West Precinct Structure Plan (Alfredton West PSP). This site is part of the Ballarat West Growth Area Plan (BWGAP) area. Adopted in September 2009, the BWGAP is a long term strategic land use plan and provides the basis for more detailed planning and infrastructure modelling. The purpose of the BWGAP is to guide development over the next 30 years in the greenfield areas west of Sebastopol, Delacombe and Alfredton. It is anticipated that the Ballarat West Growth Area will accommodate significant population growth in the short, medium and long term. The growth area will provide for up to 20,000 new households and a population of between 35,000 to 50,000 people.
The preparation of Precinct Structure Plans is the next phase following the finalisation of the BWGAP. Precinct Structure Plans provide detailed responses to the directions outlined in the BWGAP and describe how each precinct will be developed. To accommodate the population growth in Ballarat West, the Ballarat City Council has supported the preparation of the Alfredton West PSP. The Alfredton West PSP is the first of four Precinct Structure Plans to be prepared for the Ballarat West Growth Area.
As outlined in Clause 21.01 of the Municipal Strategic Statement, the City of Ballarat had a population of just under 91,800 in 2008 with the population forecast to grow to 118,000 by 2026. Residential development in the Ballarat West Growth Area will play a major role in accommodating this projected population growth.
· How does the amendment implement the objectives of planning in Victoria?
Section 4 of the Planning and Environment Act 1987 sets out the objectives of planning in Victoria. The amendment is consistent with these objectives in the following ways:
a) It will contribute to the orderly development of the Ballarat urban area by providing land for residential purposes, community uses and business uses.
b) The amendment provides the opportunity for environmental enhancement of a degraded farming area.
c) It will contribute to securing a pleasant, efficient and safe working, living and recreational environment for future residents.
d) There are no buildings of heritage significance within the precinct.
e) The land is able to be serviced by all community facilities and essential physical infrastructure.
f) The amendment facilitates development in accordance with the above outcomes.
g) The amendment represents an appropriate balance between the present and future interests of all Victorians by providing a well designed residential development that caters for Ballarat’s growing population.
· How does the amendment address the environmental effects and any relevant social and economic effects?
Environmental effects
The land use and development pattern outlined in the Alfredton West PSP compliments the existing physical features of the site. The existing drainage line will be enhanced to create habitat areas and improve biodiversity. Areas of cultural heritage significance are to be retained in areas of open space. Overall, the development will enhance the existing environmental values of the land.
The Alfredton West PSP creates opportunities for integrated water management including promoting WSUD in local streets and open spaces, exploring stormwater re-use options with the Council and Central Highlands Water and the promotion of the installation of rainwater tanks.
It is identified in the Alfredton West PSP that the development will be responsive to environmental issues and constraints such as soil erosion, flooding, bushfire risk and weed infestation.
The Alfredton West PSP is planned with the intention of reducing car use by minimising travel distances to local facilities, services and employment and by facilitating alternatives such as public transport, cycling and walking by providing a safe and thorough network of footpaths and both ‘on-road’ and ‘off-road’ shared and cycling paths. All dwellings within the precinct will be within 400 metres of public open space to encourage walking and use of this space.
Economic effects
The neighbourhood activity centre to be developed in Alfredton West will provide for a mix of retail, offices and community facilities, creating local employment opportunities. Medium density housing will be located in the vicinity of the neighbourhood activity centre, promoting walkable environments.
The development of the Alfredton West PSP area will also create a significant number of short, medium and long term jobs. Based on a neighbourhood activity centre of approximately 5,000 square metres in size, 275 retail jobs will be created. Other employment generators in the precinct include educational facilities (e.g. kindergarten and schools), community centres, non-retail commercial, offices on employment land adjoining the neighbourhood activity centre, medical, childcare, home based businesses and retirement housing. Ongoing local construction jobs will also be generated by this project as the development of the site will progressively occur over the next twenty years.
Social effects
The amendment will generate social benefits for future residents by providing a high quality open space network, passive open space and off-road shared pathways. Dwellings in the precinct will be located within 400 metres of public open space. Active open space is also centrally located in the precinct and will include an adventure playground, a district park and oval.
The precinct will include an integrated education precinct and community hub to provide services to the future residents, as well as existing residents in Alfredton.
Early delivery of community service facilities (such as schools) and the retail component of the neighbourhood activity centre will ensure that new residents have access to facilities in the initial development stages.
The amendment will deliver a range of housing types and lot sizes to cater for a diverse range of future residents. Housing types that will be delivered include conventional housing, affordable housing and medium density housing.
· Does the amendment comply with the requirements of any Minister’s Direction applicable to the amendment?
The amendment is consistent with the Minister Direction 12 (Urban Growth Areas). Part 6 of Direction 12 requires that when preparing an amendment to introduce or change provisions in a schedule to the Urban Growth Zone, a planning authority must evaluate and include in the explanatory report a discussion about:
· How the provisions give effect to the intended outcomes of the precinct structure plan
· How a translation of the provisions can be achieved, once development anticipated by the precinct structure plan is substantially complete.
The Alfredton West PSP has been prepared in accordance with the Precinct Structure Plan Guidelines approved by the Minister for Planning.
The Urban Growth Zone will apply standard Victoria Planning Provision zones across the precinct areas. This will facilitate easy translation of the provisions once the development is substantially complete.
The amendment is consistent with the Ministerial Direction on the Form and Content of Planning Schemes under section 7(5) of the Act.
· How does the amendment support or implement the State Planning Policy Framework?
The amendment is consistent with and has been prepared in accordance with the State Planning Policy Framework as outlined below:
· Clause 11 Settlement - . The amendment promotes the sustainable growth and development of regional Victoria by encouraging urban growth in Ballarat’s identified growth areas. The amendment provides an activity centre of an appropriate size that caters for a range of functions and is well connected by public transport and shared pathways. The amendment implements the Alfredton West PSP which has undergone a thorough precinct structure planning process. Open space networks have been planned for in the PSP to cater for both active and passive recreation purposes.
· Clause 15 Built Environment and Heritage - The amendment supports this Clause by introducing Urban Design Framework Guidelines for the neighbourhood activity centre and employment areas. Urban design treatments will be used to reinforce the identity of each place, legibility and safety of the precinct. The amendment also supports energy and resource efficiency through the consolidation of urban development around the neighbourhood activity centre. Heritage Conservation is supported by the amendment, whereby the PSP recognises the cultural heritage features of the site, particularly the Avenue of Honour. Aboriginal Cultural Heritage is also supported as key areas identified as having cultural heritage sensitivity have been included in areas of open space for their retention and protection.
· Clause 16 Housing – The Alfredton West PSP supports this clause by providing for different housing market segments in Ballarat through the delivery of a range of housing choice, lot sizes and densities. It also provides housing that is in a well planned location close to planned services and jobs, transportation and community facilities.
· Clause 17 Economic Development – The amendment supports this Clause by providing a well planned neighbourhood activity centre at the corner of Dyson Drive and Remembrance Drive to meet the needs of the new community. There are currently limited facilities for existing residents in Alfredton. Early delivery of the neighbourhood activity centre in Alfredton West will service existing residential areas to the east of the precinct in line with the BWGAP.
· Clause 18 Transport – The amendment supports integrated transport by creating a sustainable transport system by the integration of the neighbourhood activity centre with walking, cycling and bus services. Sustainable personal transport is also supported as a network of walking and cycling paths will be provided. The PSP has been planned in an integrated manner to incorporate the proposed Ballarat Western Link Road which will run along the eastern boundary of the PSP area.
· Clause 19 Infrastructure – Alfredton West will provide for community and education facilities in locations that are accessible by walking and cycling. The Alfredton West Precinct will also have access to reticulated water supply, sewerage and drainage services to meet the needs of the local area.
· How does the amendment support or implement the Local Planning Policy Framework?
Clause 21.02 Key Issues - The amendment supports Clause 21.02-1by planning for future urban growth, including the development of a neighbourhood activity centre in an appropriate location.
Clause 21.03 Ballarat’s Strategic Framework - The amendment implements Ballarat City Council’s Overall Framework Plan and Residential Framework Plan. Both plans identify Alfredton West as short to medium term urban growth (primarily residential).
Clause 21.04 -1 Settlement outlines that urban expansion in the west of Ballarat should occur in accordance with the Ballarat West Growth Area Plan, 2009. Pursuant to Clause 21.04-2 Housing, the Alfredton West PSP provides a wide range of housing choice and diversity through a range of lot sizes and densities.
Clause 21.07 Infrastructure - This clause outlines that it is essential that planning is undertaken to ensure that the network meets the future transport needs of the city. The upgrade of Dyson Drive to an arterial road (known as the Ballarat Western Link Road) will assist to cater for the transport needs of future residents in Alfredton West and provide improved access to proposed employment areas and rail services.
· Does the amendment make proper use of the Victoria Planning Provisions?
The amendment makes proper use of the Victoria Planning Provisions by incorporating a document, “Alfredton West Precinct Structure Plan 2010”, into the Ballarat Planning Scheme.
The amendment also introduces the planning provisions for the Alfredton PSP by implementing Schedule 1 (Alfredton West Precinct Structure Plan) to the Urban Growth Zone in the Ballarat Planning Scheme. This is considered the appropriate tool for implementing the PSP into the Ballarat Planning Scheme.
· How does the amendment address the views of any relevant agency?
The views of the following agencies have been sought and where applicable incorporated into the amendment and Alfredton West Precinct Structure Plan:
· Central Highlands Water;
· Department of Human Services;
· Department of Planning and Community Development;
· Department of Health;
· Department of Sustainability and Environment;
· Department of Education and Early Childhood Development;
· VicRoads;
· City of Ballarat;
· Regional Development Victoria;
· Aboriginal Affairs Victoria; and
· The Wathaurung Aboriginal Corporation (the Registered Aboriginal Party).
A steering committee has also been established to guide the development of PSPs for the Ballarat West Growth Area, including the Alfredton West PSP with many of these agencies’ members on the committee.
· Is the amendment likely to have a significant impact on the transport system, as defined by section 3 of the Transport Integration Act 2010?
The amendment is likely to have a significant impact on the existing transport system, particularly the road network, as trips will be generated by new residents and the neighbourhood activity centre. The Ballarat City Council have already considered this and have been undertaking studies into the Ballarat Western Link Road, which will upgrade Dyson Drive to an arterial road.
The amendment addresses the transport system objectives and decision making principles set out in the Transport Integration Act 2010 as follows:
System objectives