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Planning and Environment Act 1987

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Planning and Environment Act 1987 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
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