Ballarat West Local Structure Plan and Amendment C117

Current Status

Council adopted the Panel's recommendations and Amendment C117 on 22 October 2008.

The Ballarat West Local Structure Plan (LSP), has been re-titled as the Ballarat West Growth Area Plan (GAP) in accordance with the Panel's recommendations. The document has been amended to address the Panel's recommendations. The finalised Ballarat West Growth Area Plan is available to download from the 'Downloads' section below. A hard copy can be viewed at the Ballarat Town Hall.

Ballarat Planning Scheme Amendment C117 has been forwarded to the Minister for Planning for approval.

In addition, Council has requested the Minister for Planning to apply the Urban Growth Zone (UGZ) to land identified for future urban development within the Ballarat West Growth Area. Initially, the UGZ will reflect similar provisions to the Farming Zone. It will require Precinct Structure Plans (PSPs) to be prepared and incorporated into the planning scheme before urban development in accordance with the plan can start.

The Urban Growth Zone, in conjunction with PSPs, will:

manage the transition of non-urban land into urban land;
encourage the development of well-planned and well-serviced new urban communities in accordance with an overall plan;
reduce the number of development approvals needed in areas where an agreed plan is in place; and
safeguard non-urban land from use and development that could prejudice its future urban development.

Further information regarding the Urban Growth Zone can be obtained from the 'Urban Growth Zone', VPP Practice Note June 2008, Department of Planning and Community Development

What is the Ballarat West Growth Area Plan?

Over the next 30-50 years the population is expected to grow considerably. Ballarat's existing urban area cannot cater for this projected growth, therefore the city will need to expand to ensure residents have somewhere to live, work and play. Land to the west and south of Alfredton and Delacombe and south-west of Sebastopol has been identified as the least constrained for urban development, and is therefore the most appropriate location for expanding the city and housing population growth. This area is known as Ballarat West.

To manage future growth and provide for new residential and commercial opportunities in this area, Council has undertaken an investigation of the existing urban and rural areas of Ballarat West. This investigation led to the preparation of the Ballarat West Local Structure Plan, which has been re-titled to the Ballarat West Growth Area Plan to better reflect the document's broader strategic nature.

The Plan aims to cater for Ballarat's growth beyond 2030. Ballarat West is primarily a residential growth area which will provide for over 14,000 new households and accommodate a population of 35,000 to 40,000 people.

As part of planning for the growth area, the Plan recommends the creation of five distinct residential areas, being Alfredton, Alfredton West, Delacombe North, Delacombe South and Sebastopol. It provides direction for the development of the future community, including new town centres at Alfredton and Delacombe, community infrastructure, and recreation and sports grounds.

The Plan examines the needs of the future population and makes recommendations on the future requirements for provision of transport and transport infrastructure, social services and social infrastructure, public open space and recreation requirements, and retail/commercial opportunities. It seeks to create future communities which will be liveable, viable, attractive and sustainable.

What are the Objectives of the GAP?

The objectives of the GAP are to:

provide a broad framework for planning development in this growth area which will ensure that population growth can be catered for in sustainable, integrated and well serviced communities.
identify further planning work required to facilitate development in the growth area
assist Council with decision making processes relating to the future planning and development of the respective areas
guide timing and funding for co-ordinated provision of infrastructure within the growth area.

Amendment C117

Ballarat Planning Scheme Amendment C117 proposes to incorporate the findings of the Ballarat West Growth Area Plan into the planning scheme by amending local policies and including the GAP as a reference document.

The amendment is needed to ensure that development in the Ballarat West Growth Area follows the recommendations of the Growth Area Plan. The amended policies will provide guidance to Council for consideration of the detailed planning of the growth area and will ensure that development occurs in a co-ordinated way.

The proposed changes to the planning scheme include:

Amending the existing Overall Framework Map to Clause 21.03 in the Municipal Strategic Statement of the Ballarat Planning Scheme to show the Ballarat West Growth Area.
Amending Clauses 21.05 and 21.06 of the Municipal Strategic Statement to reflect the recommendations of the Ballarat West Growth Area Plan.
Amending the list of reference documents at Clause 21.08 of the Municipal Strategic Statement to include the Ballarat West Growth Area Plan March 2009.

The exhibitied amendment documents can be downloaded from the 'Downloads' section below, or viewed at the following locations:

City of Ballarat - Town Hall, Sturt Street, Ballarat
Planning Scheme Amendment Information - Ballarat Amendment C117 (DPCD website)

Panel

The Panel hearing was held between Wednesday 14 May and Thursday 22 May 2008 to consider all issues raised by submissions to Amendment C117. The Panel Report and copies of Expert Evidence statements presented to the Panel are available to download below.

A hard copy of the Panel Report can be viewed at the Ballarat Town Hall, Sturt Street, Ballarat.

Downloads

Download Files - Ballarat West Growth Area Plan

Ballarat West GAP March 09 pages 1-23 (PDF - 4252KB)

Ballarat West GAP March 09 pages 24-46 (PDF - 3395KB)

Ballarat West GAP March 09 pages 47-79 (PDF - 2169KB)

Ballarat West GAP March 09 pages 80-92 (PDF - 4164KB)

Download Files - Amendment C117 exhibition documents

C117 Explanatory Report (PDF - 55KB)

C117 Notice of Amendment (PDF - 29KB)

C117 Instruction Sheet (PDF - 25KB)

C117 List of Changes (PDF - 18KB)

C117 Municipal Strategic Statement Clause 21.03 (PDF - 766KB)