AMENDMENT C87gpla GOLDEN PLAINS PLANNING SCHEME Inverleigh Structure Plan 2019 Part A Submission to the Independent Panel Panel: Con Tsotsoros (Chair), Sally Conway Circulated: 16th March, 2020 Panel Hearing Date: 24th March – 2 April 2020 Prepared by: Golden Plains Shire Council 2 Table of Contents PART A ............................................................................................................................. 7 BACKGROUND TO THE AMENDMENT AND CHRONOLOGY ............................................. 7 Introduction ........................................................................................................................ 7 Summary of the Amendment.............................................................................................. 7 Subject Land and Surrounds ............................................................................................... 9 List of Reports which Support the Amendment ................................................................ 10 Inverleigh Structure Plan 2019 ......................................................................................... 11 Chronology – Inverleigh Structure Plan 2019 ................................................................... 17 Chronology – Amendment C87gpla .................................................................................. 18 Council resolutions to prepare and exhibit ....................................................................... 18 Ministerial Authorisation .................................................................................................. 19 Public Exhibition ................................................................................................................ 20 Submissions Received ....................................................................................................... 20 Council resolution regarding submissions ........................................................................ 21 STRATEGIC CONTEXT AND ASSESSMENT ...................................................................... 21 Historical context of settlement planning in Golden Plains – south east ......................... 21 RELEVANT STRATEGIC MATTERS, UPDATES AND AMENDMENTS .................................. 26 Planning Policy Framework Translation ........................................................................... 26 Amendment C80 Flood Study ........................................................................................... 26 Amendment C74 and Amendment C75pt1 ....................................................................... 27 Bushfire Planning .............................................................................................................. 28 Development Feasibility Study Package – Investigation Area in the Township of Inverleigh .......................................................................................................................... 29 ASSESSMENT OF THE STRATEGIC BASIS FOR THE AMENDMENT ................................... 30 Strategic Assessment ........................................................................................................ 30 State Policy ....................................................................................................................... 30 Regional Policy .................................................................................................................. 34 Local Policy........................................................................................................................ 34 Environmental Effects ....................................................................................................... 37 Social and Economic Effects.............................................................................................. 37 Ministerial Directions ........................................................................................................ 38 Inverleigh Framework Plan ............................................................................................... 38 3 PANEL DIRECTIONS ..................................................................................................... 39 Alignment of population and housing growth between the Inverleigh Structure Plan and the G21 Regional Growth Plan and other any other similar documents .......................... 39 Farming Zone within the Settlement Boundary ................................................................ 45 Low Density Residential Zone Schedule 1 – Tracked Change version and Clean version . 46 Potential Lot Yield ............................................................................................................. 47 SUMMARY OF MAIN ISSUES RASIED IN SUBMISSIONS ................................................. 48 PROCESS TO CONSIDER CHANGES TO THE STRUCTURE PLAN & FRAMEWORK PLAN ..... 50 4 List of Figures Figure 1: Land affected by Amendment C87gpla Figure 2: Subject land and surrounds Figure 3: Potential growth areas Figure 4: Cnr Mahers Road & Hamilton Highway, Inverleigh Structure Plan 2005 Figure 5: Cnr Mahers Road & Hamilton Highway, Inverleigh Framework Plan Figure 6: Option for additional Rural Industry on Winchelsea Road, Inverleigh Figure 7: Winchelsea Road, Inverleigh Framework Plan Figure 8: Depiction of future Low Density Residential, south of Common Road adjoining Leigh River, Inverleigh Structure Plan 2005 Figure 9: Depiction of future Low Density Residential, south of Common Road adjoining Leigh River, Inverleigh Framework Plan Figure 10: Location of submitters to Amendment C87gpla (within Inverleigh) Figure 11: Geelong Region from the Geelong Regional Commissions Geelong Region Development Strategy, 1988 Figure 12: G21 Regional Growth Plan – identified planned growth Figure 13: Inverleigh Framework Plan Figure 14: Identified Planned Growth, as provided in Figure 3.4 of the G21 Regional Growth Plan Figure 15: Greenfield and Infill Land Supply, as provided in Table 3.1 of the G21 Regional Growth Plan Background Report, August 2012 Figure 16: Population forecast summary across Golden Plains Shire, id Consulting, November 2017 Figure 17: Potential Lot Yield, at a minimum lot size of 0.4ha applied to proposed LDRZ areas, including the recently rezoned land at Hopes Plains Road and Common Road (Planning Permit P19-008) as the Future Investigation Area. Figure 18: Potential Lot Yield, consistent with existing policy expressed in Figure 21.07- 5A Inverleigh Structure Plan, for proposed LDRZ areas, including the recently rezoned land at Hopes Plains Road and Common Road (Planning Permit P19- 008) as well as the Future Investigation Area. 5 List of Attachments Attachment A: Inverleigh Town Structure Plan, 1996 Attachment B: Inverleigh Structure Plan, 1985 Attachment C: Inverleigh Structure Plan Review, 2005 Attachment D: Regional Growth Plan Background Report 2012 & Regional Growth Plan, 2013 Attachment E: Letter from GPSC CEO to Minister for Planning regarding PPF Translation, 2019 Attachment F: Strategic Bushfire Risk Assessment, 2018 Attachment G: Development Plan DP-048, 2019 6 PART A BACKGROUND TO THE AMENDMENT AND CHRONOLOGY Introduction 1. This Part A submission has been prepared on behalf of Golden Plains Shire Council (“Council”) as the Planning Authority for Amendment C87gpla to the Golden Plains Planning Scheme. 2. This submission: • Provides a summary of Amendment C87 (“the Amendment”) to the Golden Plains Planning Scheme, the subject land and its surrounds; • Lists the reports which support the amendment; • Provides background to the Amendment and a chronology of events; • Provides the strategic context and assessment for the amendment; • Provides a summary of the issues raised in submissions and Council’s response; • Details proposed changes to the Amendment documentation since exhibition; and • Provides a list of attachments. Summary of the Amendment 3. Golden Plains Planning Scheme Amendment C87 (the Amendment) is a Council initiated amendment. The amendment implements key land use directions from the Inverleigh Structure Plan (2019). 4. The amendment affects land within the settlement boundary of Inverleigh as shown within Figure 1 below. 7 Figure 1 Land Affected by Amendment C87 5. Outside of Inverleigh, the Amendment also has a minor policy neutral impact on all land zoned “Low Density Residential Zone” in the Shire. 6. The Amendment proposes to: • Amend Sub Clause 21.07-5 (Inverleigh) to be in accordance with content derived from the Inverleigh Structure Plan (Golden Plains Shire, 2019) including: o Removing superfluous and out of date content; o Replacing Figure 21.07-5A Inverleigh Structure Plan with the Inverleigh Framework Plan. • Replace the “Schedule to Clause 32.03 Low Density Residential Zone” with “Schedule 1 to the Low Density Residential Zone”. The new Schedule 1 deletes the Inverleigh Structure Plan (2005 version) and as a result deletes reference to minimum lot size restrictions for Inverleigh, thereby defaulting to the minimum lot size prescribed under the zone. The title includes reference to the number 1, in accordance with Ministerial Direction on Form and Content of Planning Schemes. 8 • Updates the Low Density Residential Zone Planning Scheme maps so that the maps now read “Low Density Residential Zone Schedule 1” instead of “Low Density Residential Zone”. These maps will continue to apply to the same location. Subject Land and Surrounds 7. In the Panel Report, dated January 2009 for Amendment C37 Inverleigh Structure