BALLARAT PLANNING SCHEME AMENDMENT C127

MINERS REST OUTLINE DEVELOPMENT PLAN

PANEL REPORT

OCTOBER 2010

BALLARAT PLANNING SCHEME AMENDMENT C127

MINERS REST OUTLINE DEVELOPMENT PLAN

PANEL REPORT

LesterTownsend,Chair

SuePorter,Member

OCTOBER 2010

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Contents

1. SUMMARY AND RECOMMENDATIONS....................................................... 1 1.1 Summary .................................................................................................................... 1 1.2 Recommendations..................................................................................................... 2

2. BACKGROUND....................................................................................................... 7 2.1 The Amendment........................................................................................................ 7 2.2 The Panel .................................................................................................................... 7

3. WHAT IS PROPOSED? ........................................................................................ 11 3.1 Miners Rest............................................................................................................... 11 3.2 Details of the Amendment ..................................................................................... 13

3.2.1 PlanningrecommendationsintheOutlineDevelopmentPlan........... 13 3.2.2 TheproposedAmendment ....................................................................... 15

4. IDENTIFICATION OF ISSUES .......................................................................... 19 4.1 Summary of issues .................................................................................................. 19 4.2 The treatment of the Outline Development Plan................................................ 21 4.3 Issues dealt with in this Report ............................................................................. 22

5. CHANGES TO THE FRAMEWORK PLANS FOR BALLARAT .................. 24 5.1 Are the MSS residential development strategy changes justified? .................. 24

5.1.1 CurrentpoliciesdealingwithresidentialgrowthinBallarat............... 24 5.1.2 Cateringforpopulationgrowth............................................................... 27

5.2 Are changes to the industrial framework strategically justified?..................... 31

6. THE OUTLINE DEVELOPMENT PLAN AND THE AMENDMENT......... 35 6.1 Policy support for structure planning .................................................................. 35 6.2 Recognising constraints.......................................................................................... 36

6.2.1 TheimpactoftheMinersRestQuarry .................................................... 36 6.2.2 TheimpactoftheBallaratNorthWaterReclamationPlant................. 41 6.2.3 WesternFreeway(BallaratBypass) ......................................................... 44 6.2.4 BallaratAirport........................................................................................... 46 6.2.5 Flooding....................................................................................................... 46 6.2.6 Highlightingtheconstraints ..................................................................... 50

6.3 Identifying opportunities ....................................................................................... 51 6.3.1 Theproposedcommunityhubandprimaryschool.............................. 51 6.3.2 Theproposedreservesandwalkways

alongtheBurrumbeetCreek ................................................................... 55 6.3.3 DowlingForestRacecourseandthethoroughbred

racingindustry .......................................................................................... 58 6.4 Identification of land for rural living.................................................................... 65 6.5 Proposed residential development ....................................................................... 66

6.5.1 FordandMurphyland.............................................................................. 67 6.5.2 LandonsouthsideofSharpesStreet ...................................................... 68 6.5.3 LandonthenortheastcornerofHoweStreetand

CumminsStreet......................................................................................... 69 6.5.4 Sunlandland ............................................................................................... 70 6.5.5 Residentialdevelopmentstrategies ......................................................... 72

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6.6 BVP Superannuation land...................................................................................... 72

7. IMPLEMENTING THE OUTLINE DEVELOPMENT PLAN........................ 77 7.1 Use of Outline Development Plan as reference document................................ 77 7.2 What the plan shows............................................................................................... 79 7.3 Issues with strategies .............................................................................................. 80

Appendices

APPENDIX A REVISED CLAUSE 28.01-1............................................................. 81

List of Figures

Figure 1: Extract of Residential Framework showing new residential areas....................................................................................................... 24

Figure 2: Population growth in Miners Rest......................................................... 27

Figure 3: Special subdivision area for horse stables in the Farming Zone....................................................................................................... 62

BALLARAT PLANNING SCHEME AMENDMENT C127 PANEL REPORT: OCTOBER 2010

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1. Summary and Recommendations

1.1 Summary

AmendmentC127totheBallaratPlanningSchemeisaCouncilinitiatedamendmentthatseekstoimplementtheMinersRestOutlineDevelopmentPlan(Volumes1and2)2007(theOutlineDevelopmentPlan)inthePlanningScheme.TheOutlineDevelopmentPlanwasadoptedbyCouncilon12December2007.

TheAmendmentproposeschangestotheOverallFrameworkandResidentialFrameworkPlanstoidentifypartsofMinersRestasareasforShorttoMediumTermUrbanGrowth(primarilyresidential).ThereisnodetailedanalysistosupportthesechangesbeyondsimplepopulationprojectionsforMinersRest.

TheAmendmentalsoproposestoamendtheOverallFrameworkandIndustrialFrameworkPlanstoidentifylandforFutureIndustrial(Subjecttofurtherinvestigation).ThischangehasnotbeenidentifiedinrecentstrategicworkthataddressesindustriallandinBallarat.

TheAmendmentalsoproposesacommunityhubforMinersRest,butthishubisnotlikelytobeachievedasproposedbecausetheprimaryschoolwillberebuiltonitscurrentsite,ratherthanformingpartoftheproposedhub.

WehaveformedtheviewthatthereisnostrategicjustificationtoidentifyanyadditionalresidentialorindustriallandinMinersRestatthistime,butthatsomeelementsoftheAmendmentareappropriateandaresupported.

WebelievethatbeforeanyadditionalresidentiallandisprovidedinMinersRestthereneedstobeanassessmentoftheroleMinersRestwillplayinprovidingforthehousingneedsofthemunicipality.ThisassessmentwouldneedtoconsiderthepotentialofMinersResttoaccommodatefurthergrowthinlightofthesignificantphysicalandenvironmentalconstraintswithinthetownship.ItmaybethatMinersResthasalimitedroletoaccommodatefutureresidentialgrowth,butthiscanonlybedeterminedbasedonathoroughassessmentofalltheissuesthatfaceMinersRest,andacomparisonoftherelativemeritsofMinersRestandotherlocationsinBallarat.

TheDowlingReserveRacecourseandtheracingindustryisasignificantopportunityforMinersRestwhichneedstobeconsideredinmoredetailbeforeanydecisionsondevelopmentinMinersRestareundertaken.

BALLARAT PLANNING SCHEME AMENDMENT C127 PANEL REPORT: OCTOBER 2010

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1.2 Recommendations

BasedonthereasonssetoutinthisReport,werecommend:

AmendmentC127totheBallaratPlanningSchemeascirculatedtoreflectchangesflowingfromAmendmentC137beadoptedsubjecttothefollowingchanges:

1. AtClause21.03(BallaratsStrategicFramework)ontheOverallFrameworkPlanabandon: theproposedchangesidentifyingpartsofMinersRestforShorttomediumTermResidentialGrowth(primarilyresidential),and

theproposedidentificationofareasofMinersRestasFutureIndustrial(Subjecttofurtherinvestigation).

2. AtClause21.04(LandUses)ontheResidentialFrameworkPlanabandontheproposedchangesidentifyingpartsofMinersRestforShorttomediumTermResidentialGrowth(primarilyresidential).

3. AtClause21.04(LandUses)ontheIndustrialFrameworkPlanabandontheproposedidentificationofareasofMinersRestasFutureIndustrial(Subjecttofurtherinvestigation).

4. InClause21.054(Otheractions)deletethethirdlastdotpoint: ImplementtheTownCentreMasterPlanintheMinersRestOutlineDevelopmentPlan2007tointegratecommercialandcommunityfacilitiesincludingrecreationareas,theproposededucationsiteandtheopenspacereservealongBurrumbeetCreek.

5. InClause21.091(Landuse)deletereferenceto: InvestigatetheareagenerallysoutheastoftheMinersRestQuarryandwestofLindsaysRoad,MinersRestforresidentialuse,andconsiderappropriateoverlaystobeapplied.

InvestigateapplyinganIndustrialZonetolandsouthandwestoftheMinersRestQuarrytotheWesternFreeway,inaccordancewiththeareaidentifiedintheMinersRestOutlineDevelopmentPlan(Volumes1and2)2007.

6. InClause21.091(Landuse)amendthelastdotpointtoread: InvestigatetheneedsoftheracingindustryinMinersRestandreviewtheexistingplanningcontrolswithinandaroundtheDowlingForestracecourseprecinct.

BALLARAT PLANNING SCHEME AMENDMENT C127 PANEL REPORT: OCTOBER 2010

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7. InClause21.092(BuiltFormandAmenity)deleterefere