Medium Density House Approval

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A Planning Permit is required for the erection of more than one dwelling on a lot. To encourage medium density development of good design and quality, and to maintain streetscapes and resident amenity, Council assesses proposals against Rescode and clause 55 of the Ballarat Planning Scheme which is to be used as a guide when preparing a permit application.

Pre-Application Meetings

Applicants are encouraged to discuss initial design concepts with our Statutory Planning Unit to examine plan improvements, to check Rescode compliance or to seek advice in relation to design. Where necessary appointments with Council's Heritage and Urban Design Officer can be arranged, along with Technical Operations staff in relation to access and drainage requirements and standards.

A basic neighbourhood and site description and design response should be provided for these meetings or on-site visits. A detailed site context plan and design response will need to be submitted to Council in accordance with Rescode for certification prior to further consideration and assessment.

Lodging an Application

A planning application lodged with Council must contain:

• a fully completed permit application form
• a fee - there is a sliding scale of fees
• a current copy of title
• a neighbourhood and site description including a detailed site context plan and design response showing how the design has responded to the site analysis (include photographs, sketches etc)
• a development summary ie. site area and coverage, stormwater systems including detention etc
• four copies of properly prepared plans to scale

The more information you provide about your application, the quicker we can assess the application or answer enquiries from adjoining land owners or other interested parties.

The application must satisfy standards & objectives of Rescode.

ResCode

All medium density housing must comply with Clause 55 (Rescode) of the Ballarat Planning Scheme.

The key goals of Rescode are:

• respecting neighbourhood character
• protecting amenity
• promoting more sustainable development

Rescode contains 34 objectives, which MUST be met. This includes neighbourhood character, street setback, building height, site coverage, parking, over shadowing, overlooking, etc. For a list of ResCodes visit .

Preparing a Neighbourhood & Site Description

A neighbourhood and site description is the basis for arriving at a site design. All applications must be accompanied by a site analysis including site context plan and design response.

The neighbourhood and site description must be certified by Council as meeting the requirements of the guide before your application is considered further.

A neighbourhood and site description plan is essentially an existing conditions plan which identifies site development opportunities and constraints. A site context plan should provide the details of the site as follows:

• contours and existing vegetation and notable features
• buildings (and any which could be retained)
• views to and from the site
• access and connecting points
• drainage and services
• orientation, noise sources
• existing fill
• fences, boundaries and easements

And details of the surrounds as follows:

• location of adjacent dwellings and buildings
• private open space areas and habitable room windows with outlooks to the site
• views and solar access enjoyed by adjacent residents
• major trees
• street frontage features ie. poles, street trees, crossovers, blue-stone channels, bus stops etc
• built form and character of adjacent and nearby development (can be provided by way of photos taken along both sides of the street)
• distances and directions to local shops, schools parks, bus routes etc

Standard of Plans

Site and elevation plans should be prepared at a scale of 1:100 or 1:200 and be high quality and preferably prepared by persons with well developed urban design skills.

Plans which provide insufficient information will be returned for further information.

What should plans contain?

Plans submitted should show the following:

• boundaries and dimensions of the site
• location of all building and mature trees to be retained
• proposed access ways, parking areas
• drainage details
• private open space details
• internal layout of dwellings, windows, door locations etc.
• landscape concept plan showing lawn & garden areas, planting themes, service areas, lighting, fencing and screening of private open space areas, mail boxes etc.
• elevation plans showing major elevations of all buildings, fencing details and building material finishes (including roofs, walls, fences and garages)
• shadow diagrams of proposed buildings at 9.00am and 3.00pm (September equinox) where buildings are two storey or close to adjoining dwellings and private open space

Assessment Process

After applications are lodged and initially assessed to determine compliance with the ResCode, applications may need to undergo 'advertising' to notify adjoining owners. Advertising of applications is required for a 14 day minimum period. If objections are received planning staff will endeavour to negotiate an appropriate resolution. If this cannot be achieved an application will be referred to a Council meeting (with the applicant and objectors able to present submissions) for determination. The application will also be referred to the Land Development Engineer to determine access and drainage requirements and impacts on public infrastructure and street trees.

Other Scheme Provisions

Applications may also need to be assessed against Council's Heritage Overlay and Design & Development Overlay guidelines (contained within the Ballarat Planning Scheme) as there are specific requirements which apply in each of these overlays.

Copies of the Guide

Copies of Clause 55 are available for viewing at Council's Phoenix Building, 25 Armstrong Street South Ballarat, where the Statutory Planning Officers are able to assist you if required. Many local architects and designers have copies of the Guide and have attended training sessions on the rescode's use. Additional application guides are available from Council's Phoenix offices.

Copies of ResCode can be obtained from:

• Department of Sustainability & Enviornment - State Government Offices, 402 Mair Street, Ballarat
• Department of Infrastructure - Bookshop Plaza, 80 Collins Street, Melbourne
• Office of Planning and Heritage Bookshop - 477 Collins Street, Melbourne

Strategies, Policies & Resources

Strategic Planning strategies:

• Location of Residential Development
• Ballarat Urban Character Study 1999
• Ballarat Heritage Review 1997
• Ballarat Strategy Plan 1990 & 1995 - identifies preferred residential growth areas and areas where urban consolidation is promoted
• Ballarat Region Conservation Study 1991 - identifies various environmentally sensitive areas

Urban Character:

• Ballarat Conservation Study Part 1 1978 (Volumes I & II) and Pt 2 1980 - identify individual buildings and streetscape precincts
• Ballarat Conservation Guidelines 1981 - general guide to new buildings in heritage streetscapes
• Design & Development Overlay Guidelines

Council Policy:

• Streetscape Policy 1991 - identifies street character types
• Site Stormwater Management Systems Policy 1994 - requirements for on-site stormwater retention
• Stormwater Management Plan 2002