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Benalla Planning Scheme Amendment C33bena

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Benalla Planning Scheme Amendment C33bena Planning and Environment Act 1987 BENALLA PLANNING SCHEME AMENDMENT C33BENA EXPLANATORY REPORT Who is the planning authority? This amendment has been prepared by the Benalla Rural City Council, which is the planning authority for this amendment. The amendment has been made at the request of Perna Pty Ltd. Land affected by the Amendment The amendment applies to 48 Four Mile Road Benalla. Lot 1 TP555039. Benalla Rural City Council Property Number A12976. What the Amendment does The Amendment rezones the land from Farming Zone (FZ) to the General Residential Zone (Schedule 1) (GRZ1). The Amendment amends Planning Scheme Map No. 9. Strategic assessment of the Amendment Why is the Amendment required? The amendment applies the General Residential Zone (Schedule 1) to approximately 33.47 hectares located between Four Mile Road and Goomalibee Road immediately north west of the Benalla. The amendment is required to enable a well designed residential subdivision to be developed in Benalla. A concept plan shows the additional residential land will improve housing choice and housing diversity. The subject land is central to the strategic intent of the Benalla Structure Plan at Clause 21.06-3 of the Benalla Planning Scheme. How does the Amendment implement the objectives of planning in Victoria? The rezoning implements the objectives of planning in Victoria by: Locating future residential growth within the urban growth boundary. Protecting existing significant native vegetation within the zone through a subsequent application for subdivision. Making effective and economical use of existing infrastructure. How does the Amendment address any environmental, social and economic effects? The Amendment enables residential subdivision of the land in a manner which addresses environmental, social and economic effects by: OFFICIAL Allowing for retention of significant native vegetation. Managing urban drainage by sensitive adaptation of existing drainage reserves, the use of flood protection barriers, provision of open space and road drainage swales. Supplying well designed urban lots in a range of lot sizes suitable for a regional centre lifestyle. Providing some strategically located larger sites for multi-dwelling retirement living. Improving choice within the Benalla housing market. Contributing to housing affordability. Does the Amendment address relevant bushfire risk? The subject land is within the Benalla Urban Growth boundary and is not affected by a Bushfire Management Overlay. The subdivision is designed to avoid increasing the risk from bushfire to residents, property and community infrastructure. The concept development plan incorporates a legible road design providing alternative entry and exit routes, access for emergency vehicles and a reticulated water supply. Does the Amendment comply with the requirements of any Minister’s Direction applicable to the amendment? The amendment addresses the requirements of Ministerial Direction No. 11, Strategic Assessment of Amendments. 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 and any adopted State policy? The State Planning Policy Framework (SPPF) provides the context for spatial planning and decision making by planning and responsible authorities. It comprises statements of general principles for land use and development planning covering areas such as settlement, environment, housing, economic development and infrastructure. The following is a summary of the areas relevant to this proposal. The objective for settlement contained at Clause 11.02 (Urban growth) is: To ensure a sufficient supply of land is available for residential, … uses. Ensure that sufficient land is available to meet forecast demand. Plan to accommodate projected population growth over at least a 15 year period and provide clear direction on locations where growth should occur. Residential land supply will be considered on a municipal basis, rather than a town-by-town basis. The State policy for Housing at Clause 16, as it can be applied to regional centres, includes the relevant objectives to: Provide for a range of housing types to meet increasingly diverse needs. Ensure land supply continues to be sufficient to meet demand. The subject site is on the north eastern periphery of Benalla in a semi-rural setting adjacent to existing residential development. The subdivision meets the State policy for access to services, appropriate infrastructure, sustainability, housing diversity and affordability. OFFICIAL The urban design is derived from a drainage assessment carried out by Aquatic Systems Management Pty Ltd. Open space areas are designed to protect existing native trees and to link with external vegetated areas to the north and south of the subject site. How does the Amendment support or implement the Local Planning Policy Framework, and specifically the Municipal Strategic Statement? The Amendment will assist in meeting the objectives of the Local Planning Policy Framework. Benalla Rural City is a regional centre in a diverse rural municipality based on agriculture, industry, tourism and community services. The location of Benalla on the Hume Freeway is strategically significant for transportation and tourism in the Hume Region. The municipality contains approximately 15,000 people, with a current annual growth rate of 0.6%. Due to changes in in the demographic profile, particularly household size, there is a need to provide greater housing choice and housing diversity within the Benalla urban growth boundary. Future residential growth should continue to reflect the garden character of the City. Where practical, retention of remnant native vegetation within new urban areas is desirable to reflect the open landscape and the important habitat and scenic linkages provided by native vegetation. The concept design for the subdivision responds to these planning objectives. The Amendment responds to the strategies for Settlement and Housing at Clause 21.06 of the Benalla Planning Scheme by: Focussing residential growth within the established settlement boundary of Benalla. Providing residential land in accordance with the Benalla Town Structure Plan, in particular, the North West Outline Development Plan 2005. Providing residential land that is able to be fully serviced and is not in a designated urban floodway area. Enabling residential subdivision which provides for protection of remnant native vegetation, open space areas and pedestrian linkages. Providing for lot sizes that reflect the traditional residential demand in Benalla, with sufficient variability to respond to the strategic objectives for housing choice and housing diversity. Does the Amendment make proper use of the Victoria Planning Provisions? The amendment makes proper use of the Victoria Planning Provisions by applying controls consistent with the form and content of the VPPs (to facilitate a residential zoning) to provide for housing growth and diversity in the Rural City of Benalla. How does the Amendment address the views of any relevant agency? The views of relevant agencies have been sought and notice will be given during the formal exhibition of amendment C33 and are required to be considered accordingly. Does the Amendment address relevant requirements of the Transport Integration Act 2010? A Traffic Impact Assessment has been prepared to consider the impacts of future residential subdivision on the local transport network. The amendment is considered to have no detrimental impact on the transport system. Resource and administrative costs OFFICIAL What impact will the new planning provisions have on the resource and administrative costs of the responsible authority? It is anticipated that the rezoning will not result in any adverse impacts on the resource or administrative costs of the responsible authority. Where you may inspect this Amendment The Amendment is available for public inspection, free of charge, during office hours at the following places: Benalla Rural City Council Offices at 1 Bridge Street East, Benalla Vic 3672. Department of Transport, Planning and Local Infrastructure, Level 1, 62 Ovens Street Wangaratta Victoria 3677. www.benalla.vic.gov.au The Amendment can also be inspected free of charge at the Department of Environment, Land, Water and Planning website at www.planning.vic.gov.au/public-inspection or by contacting the office on 1800 789 386 to arrange a time to view the amendment documentation. OFFICIAL .
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