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  • 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

  • PAGE I

    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

  • PAGE II

    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

    PAGE 1

    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

    PAGE 2

    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

    PAGE 3

    7. InClause21.092(BuiltFormandAmenity)deleterefere