Planning and Environment Act 1987

BASS COAST PLANNING SCHEME

AMENDMENT C68

EXPLANATORY REPORT

Who is the planning authority?

This combined amendment and permit application has been prepared by the Bass Coast Shire, as the relevant planning authority.

The amendment has been made at the request of, ‚ Owen Jourdian ‚ Katelea Pastoral Pty Ltd ‚ Seabrooke Properties Pty Ltd & D & M Gardiner

Land affected by the amendment.

The proposed amendment applies to land at 1503 Bass Highway: Lot 1 of LP85489, 1517- 1529 Bass Highway: Lot 1 & 2 on PS143125, and land at 1531-1545 Bass Highway: Lot 8 on LP143125 & Lot 1 on PS427540. The sites are located on the eastern side of the Bass Highway in Grantville.

(See Attached Map)

What the amendment does.

The amendment proposes to make the following changes;

1503 Bass Highway: Lot 1 of LP85489 ▫ Rezone part of the land from Residential 1 to a Business 1 Zone. 1517-1529 Bass Highway/6-8 Grantville–Glen Alvie Road: Lot 1 & 2 on PS143125 (Grantville Seaside Village) ▫ Rezone land from Residential 1 to a Mixed Use Zone.

▫ Amend the Development Plan Overlay - Schedule 3. 1531-1545 Bass Highway: Lot 8 on LP143125 & Lot 1 on PS427540 ▫ Rezone Part of the land from Residential 1 to a Mixed Use Zone.

▫ Rezone Part of the land from Farming to Mixed Use Zone.

▫ Rezone Part of the Land from Farming to Residential 1 Zone.

▫ Rezone Part of the Land from Low Density Residential to Residential 1 Zone.

▫ Include the land within Development Plan Overlay - Schedule 3.

Strategic assessment of the amendment

• Why is the amendment required?

The amendment is required to provide appropriate zones to facilitate future development of land for urban purposes. It is also required to create the appropriate zoning to accommodate the development associated with the Planning Permit Application 060699. It will provide clear and defined boundaries between rural, residential, and mixed use zones, implementing the recommendations outlined for Grantville in the Bass Coast Strategic Coastal Framework Plan.

The rezoning will also allow for any future application for a planning permit to be made to develop the subject land in accordance with the State Planning Policy and the Local Planning Policy Framework’s

• How does the amendment implement the objectives of planning in Victoria?

The amendment is consistent with the objectives of the Planning and Environment Act in that it will allow for the fair, orderly, economic, and sustainable development and use of the subject land.

The amendment will enable the orderly provision and coordination of public utilities and other facilities for the benefit of the community.

It is consistent with the State Planning Policy Framework, and the Local Planning Policy Framework in the Bass Coast Planning Scheme. It also supports the strategic objectives of the Bass Coast Strategic Coastal Planning Framework Plan.

• How does the amendment address the environmental effects and any relevant social and economic effects?

Environmental Effects The amendment addresses environmental effects in the following ways; ▫ through the benefits of containing urban expansion,

▫ maximising the use of existing infrastructure,

▫ the reduction in car use by the residents of the proposed development due to the proximity of retail services

▫ by amending the Design and Development Overlay – Schedule 3 to incorporate a requirement for Flora and Fauna assessment that will include measures for the protection of indigenous vegetation.

Social and Economic Effects

The amendment will facilitate the consolidation of existing urban infrastructure, ensuring the sufficient land is provided to provide adequate business, commercial. The subject land is adjacent to an existing bus stop, and the major public transport route in the Bass Coast Shire.

The amendment will also afford economic effects in the following ways;

▫ To the local community through reductions in travel costs for shoppers of the Grantville trade area.

▫ To the Bass Coast community through the retention of escape expenditure and the resulting creation of new jobs in the Shire.

▫ To the community of Grantville and surrounds, as a result of an improved local offering of retail goods and services.

The proposed development will add ‘critical mass’ to the residential and retail markets in Grantville. It will have the affect of consolidating the urban centre of Grantville and improving the density of commercial activity along the Bass Highway retail strip.

• Does the amendment comply with the requirements of any Minister’s Direction applicable to the amendment?

The amendment has been prepared having regard to Ministers Direction No. 11 – Strategic Assessment of Amendments and is consistent with the Ministerial Direction on the Form and Content of Planning Schemes under Section 7(5) of the Act. The amendment is consistent with the directions and policies of the Strategy.

• How does the amendment support or implement the State Planning Policy Framework? The proposed amendment supports the following clauses of the State Planning Policy Framework

Clause 12.05-2 – Urban Design Planning Authorities should ensure new development or redevelopment contributes to community and cultural life by improving safety, diversity, and choice, the quality of living and working environments, accessibility and inclusiveness and environmental sustainability. They should also ensure that transport corridors integrate land use planning, urban design, and transport planning and are designed and managed with particular attention to urban design aspects such as open space potential and the use of vegetation to maintain wildlife corridors and greenhouse sinks.

Clause 12.05-2 – Coastal Areas Planning Authorities must endeavour to improve the environmental health of the bays and their catchments by: ▫ Reducing major environmental pressures associated with urban growth and development within catchments of Western Port by:

▫ Requiring growth area planning to protect significant natural assets.

▫ Improving the quality of stormwater entering waterways, particularly that emanating from construction sites and road developments.

Clause 14.01 – Settlement The objective of this Clause is to ensure a sufficient supply of land is available for residential, commercial, industrial, recreational, institutional, and other public uses. The other objective of this clause is to facilitate the orderly development of urban areas. In particular, Planning Authorities should encourage consolidation of existing urban areas while respecting neighbourhood character. Planning Authorities should encourage higher density and mixed use development near public transport routes.

Clause 15.12 - Energy Efficiency The objective of this clause is to encourage land use and development that is consistent with the efficient use of energy and the minimisation of greenhouse gas emissions. Planning Authorities should: ▫ Promote energy efficient building and subdivision design.

▫ Promote consolidation of urban development and integration of land use and transport.

▫ Encourage retention of existing vegetation or revegetation as part of subdivision and development proposals.

Clause 16.01-2 - Medium Density Housing The objective of this clause is to direct Planning Authorities to encourage the development of well designed medium density housing which: ▫ Respects the neighbourhood character.

▫ Improves housing choice.

▫ Makes better use of existing infrastructure.

▫ Improves energy efficiency of housing.

Clause 17.01-1 – Economic Development (Activity Centres) The objective of this clause is to encourage the concentration of major retail, commercial, administrative, entertainment, and cultural developments into activity centres (including strip shopping centres) which provide a variety of land uses and are highly accessible to the community. Activity Centres should be planned to: ▫ Provide a range of shopping facilities in locations which are readily accessible to the community.

▫ Incorporate a variety of land uses, including retail, office, education, human services, community facilities, recreation, entertainment, and residential uses where appropriate.

▫ Maximise opportunities for the co-location, multiple use and sharing of facilities.

▫ Minimise the effects of commercial development on the amenity of residential and parkland areas, for example as a result of traffic congestion, noise, or overshadowing.

▫ Provide attractive environments for community activities.

• How does the amendment support or implement the Local Planning Policy Framework? The proposed amendment is supported by the following clauses in the Local Planning Policy Framework;

Clause 21.05-1 – Settlement The objectives and strategies set out in this clause that are relevant to the proposed amendment include: ▫ To provide adequate residential land in each town to accommodate anticipated population growth.

▫ To consolidate urban development within existing urban boundaries separated by rural land.

▫ To maximise to the use of infrastructure.

▫ To have development that is energy efficient and responsive to, and interactive with the surrounding diverse natural environment.

▫ Allow for the limited expansion of residentially zoned land in Grantville.

▫ Encourage higher density housing in proximity to town centres.

▫ To enhance the appearance of each town reflecting its role, function and relationship to its culture and the natural environment.

▫ To have new development which contributes positively to local urban character.

▫ Promote the unique character of Cowes, Inverloch and Grantville through urban design measures.

▫ Encourage new development to contribute to the character and identity of each town, particularly at their entrance, near the foreshore, and along main public and shopping thoroughfares. Clause 21.05-2 – Environment The objectives and strategies set out in this clause that are relevant to the proposed amendment include: ▫ To facilitate development which does not impact or conflict with the quality and sensitivity of the natural environment.

▫ Strongly discourage linear coastal development beyond urban boundaries.

▫ All development in proximity to the coastline should be either connected to a reticulated sewerage system or an approved on-site effluent system to prevent pollution of the fragile coastal ecosystem.

▫ Identify and protect Aboriginal, pre colonisation and early European heritage sites throughout the municipality.

Clause 21.05-3 – Housing The objectives and strategies set out in this clause that are relevant to the proposed amendment include: ▫ To provide a range of housing types and lot sizes to suit the diverse needs of the community.

▫ To Increase residential densities.

▫ Encourage increased residential densities in all urban areas to reduce pressure on outward expansion of towns and to maximise the use of existing infrastructure.

Clause 21.05-4 – Economic The objectives and strategies set out in this clause that are relevant to the proposed amendment include: ▫ To provide adequate areas of business zoned land to meet the demands and expectations of the local and wider population, local traders, and visitors.

▫ To have attractive, functional, and viable business centres.

▫ To increase business activity in the shire.

▫ Provide for limited expansion of the Grantville commercial area.

▫ Facilitate the establishment and further development of new enterprises in the Shire, particularly those that generate new employment opportunities. Council will also engender an atmosphere of certainty for the establishment of such enterprises.

Clause 22 – Grantville This policy applies directly to land in the Grantville Township. The objectives and strategies set out in this clause that are relevant to the proposed amendment include: ▫ To improve Grantville’s amenities, facilities and internal accessibility.

▫ To accommodate all housing choices and types, such as residential, low density residential, medium density and areas for aged accommodation.

▫ To identify future residential areas.

▫ To improve the urban and landscape features of Grantville.

▫ To provide future directions for commercial and industrial development in Grantville.

▫ To improve pedestrian links within the township.

▫ Future residential development will be encouraged to locate north and south of Glen Alvie Road east of the intersection with the Bass Highway. These areas are located between existing development and can be serviced by reticulated water and sewerage. The development of these areas will assist in the consolidation of the township and assist in focusing development around the town and commercial centre.

• Does the amendment make proper use of the Victoria Planning Provisions?

The proposed amendment makes proper use of the Victorian Planning Provisions by proposing to apply a Mixed Use Zone over land immediately abutting an existing Business 1 Zone, and adjacent to the Bass Highway, which will facilitate the consolidation of the urban centre in Grantville. It is also proposed to apply a Residential 1 Zone over land identified for future residential use in the Local Planning Policy Framework.

• How does the amendment address the views of any relevant agency?

The amendment will be referred to all relevant agencies and their views will be addressed as part of the amendment process.

• What impact will the new planning provisions have on the resource and administrative costs of the responsible authority?

The new planning provisions are not expected to have any adverse impact on the resource and administrative costs of the responsible authority.

Where you may inspect this Amendment.

The amendment is available for public inspection, free of charge, at the Department of Planning and Community Development web site, www.dpcd.vic.gov.au/planning/public and free of charge, during office hours at the following offices of the Bass Coast Shire Council: ƒ Wonthaggi, 76 Mc Bride Avenue ƒ Cowes, 91-97 Thompson Avenue ƒ Inverloch, 3 Reilly Street. ƒ Grantville, 1504 Bass Highway