The Planning Panel appointed to hear submissions on Amendment C138 has provided its Final Report in relation to the entire Amendment. Overall, the Panel report has acknowledged the importance of the strategic work undertaken by Council and supported Council’s position on future industrial land use in Ballarat.
Changes to the exhibited amendment proposed by Council, particularly in relation to Mt Rowan East, have been supported by the Panel. The Panel found that the changes proposed by Council do not compromise strategic objectives to ensure a generous supply of land for future industrial growth. In addition, Council’s position on other precincts, such as, the Airport sites, and the Sunraysia Drive and Dowling Road were supported by the Panel.
Previously, the Panel’s Interim Report endorsed the position presented by Council to change the designation of the Carngham Road precinct to “primarily residential subject to precinct structure planning”, provided that the MSS Industrial and Overall Framework Plans conceptually show “buffer treatments to existing industry to be determined by precinct structure planning” at the eastern end of the precinct. The Panel considered that this addition to the framework plans is necessary to make it clear that buffer treatments to protect the future operations of existing industry in the area must be addressed by the PSP process and to avoid the need for exhibition of the changes proposed.
After hearing submissions put by Council and other Carngham Road submitters at the Directions Hearing, the Panel found that:
1. The designation of land for future industrial development in the Carngham Road area is not critical to achieve objectives to provide an adequate supply of industrial land; and
2. The PSP [Precinct Structure Planning] process will be in a better position to determine appropriate interface treatments between sensitive uses and existing industrial areas with uses requiring buffers.
In view of its conclusions and recommendations, the Panel did not consider it necessary to reconvene the Hearing to address Carngham Road issues.
Council considered a further report on Amendment C138 at its meeting on 25 May 2011 and resolved to:
1. Note that a Planning Panel has been appointed to consider submissions on Amendment C138, with the hearing scheduled for August 2011.
2. Note that Stage 1 of the Carngham Road Buffer Study will be finalised by the end of May 2011, and a further report will be brought to Council in July 2011 on the Carngham Road Buffer Study, to form a position on the extent of the industrial land and residential interface, prior to the Independent Planning Panel.
3. Revise its previous decision on consideration of submissions on Amendment C138 by changing the amendment to remove the Mount Rowan East site from the proposed Clause 21.04 (Industrial Framework Plan) and associated Amendment C138 documents, and advise the Panel and relevant submitters to Amendment C138 of its decision.
4. Further investigate the Mt Rowan East and West sites, the University of Ballarat site and the Ballarat Grammar site at Mt Rowan, and adjoining land with a view to identifying the potential for applying a Rural Activity Zone which would both recognize and facilitate a diverse range of land uses related to the underlying rural nature of the area.
Council will be advising the Planning Panel of its revised position in relation to the Mt Rowan East site on the first day of the Panel Hearing (Wednesday 3 August 2011).
Revised Council Position on Carngham Road Site
Council considered a further report on Amendment C138 at its meeting on 13 July 2011 and resolved to:
1. Note and receive the Stage 1 Report of the Carngham Road Industrial Interface Study, in which significant progress is made on determining the extent of the interface area in the Carngham Road precinct.
2. Provide the Stage 1 Report of the Carngham Road Industrial Interface Study to the C138 Panel and place a copy of this report on Council’s website.
3. Note that the completed Stage 1 Report and Stage 2 of the Carngham Road Industrial Interface Study currently being undertaken will direct and inform the Carngham Road Precinct Structure Plan in the detailed planning of the residential and industrial interface in the Carngham Road Precinct, adjacent to the Delacombe Industrial Area, as part of the Ballarat West Growth Area.
4. Submit to the Planning Panel appointed to hear submissions on Amendment C138 that in relation to the Carngham Road area:
That in response to submissions on Amendment C138, Council proposes to change the existing Industrial Framework Plan contained at Clause 21.04-3 of the Ballarat Planning Scheme to remove the Carngham Road Industrial site, and to designate the Carngham Road Precinct (which includes the Carngham Road industrial site) as “Urban Growth Zone (primarily residential – subject to precinct structure planning process”) on the Residential Framework Plan at Clause 21.04-2 of the Ballarat Planning Scheme (Refer to Maps at Attachments 4 and 5).
That the detailed planning of the Carngham Road Precinct and the existing industrial/residential interface will be conducted as part of the precinct structure planning for the area, which process is underway and will be completed over the course of the next 6–12 months.
That Council acknowledges the concerns of residents of Alfredton and will ensure that future land use planning for the Carngham Road Precinct will not unreasonably detrimentally impact upon the residential amenity of existing residences.
That all affected parties in the Carngham Road Precinct, Alfredton and the Delacombe Industrial area will be given the opportunity to participate in the Carngham Road Precinct Structure Planning process as well as make submissions on any subsequent planning scheme amendment to implement the Precinct Structure Plan.
5. Authorise Council officers to liaise with affected landowners in the Carngham Road area and representatives of Alfredton residents (the AFL) prior to the C138 Panel Hearing to advise Council’s revised position on the Carngham Road Industrial site.
Council will be advising the Planning Panel of its revised position (as stated above) in relation to the Carngham Road area on the first day of the Panel Hearing (Wednesday 3 August 2011).
The Ballarat Review of Future Industrial Areas provides the basis for setting clear direction through the Ballarat Planning Scheme regarding future industrial development in the municipality. It will ensure that sufficient land is set aside for industrial use to serve the long term employment needs of Ballarat up to the year 2050.
This review was commissioned in response to the recommendations of the Independent Panel which reviewed Amendment C88 - Ballarat Industrial Land Use Strategy, to the Ballarat Planning Scheme. Amendment C88 sought to implement the key recommendations of the Ballarat Industrial Land Use Strategy, which was adopted by Council in August 2005.
The Panel which reviewed C88 found that the Industrial Land Use Strategy had underestimated the demand for industrial land in the municipality. In addition, the Panel recommended that further comparative analysis was required for land identified for future industrial growth before the sites could be recognised in the Planning Scheme policies.
Further analysis of a number of sites was undertaken as part of the Review using the following assessment criteria:
Access to transport routes
Environmental features (constraints presented by known environmental values)
Availability of servicing infrastructure
Amenity (distance from sensitive land uses)
Proximity (potential for expansion)
Strategic planning (consistency with existing Council strategies)
Key recommendations of the Ballarat Review of Future Industrial Areas are:
The Airport North and Airport South sites should be identified as suitable for short term industrial land use
The eastern portion (60 hectares) of the Carngham Road site is considered ideal to meet the demand for land for smaller industrial development, i.e., Industrial 3 Zone, with the balance of the site to be used for residential purposes with appropriate interface treatments
The Mount Rowan West site should not be considered for industry due to flooding constraints and historical use as a landfill
The Mount Rowan East site should be identified for longer term industrial use
The Sunraysia Drive and Dowling Road sites should be designated for longer term industrial use due to servicing constraints.
The recommendations in relation to the Carngham Road site address the findings of the Independent Panel which reviewed Amendment C117 - Ballarat West Growth Area Plan, which emphasised the importance of this Review in determining appropriate land uses and zonings in the Carngham Road corridor, west of the Delacombe industrial area.
Council exhibited amendment C138 to incorporate the Ballarat Review of Future Industrial Areas into the Ballarat Planning Scheme between 22 July 2010 and 6 September 2010. One hundred and thirty six (136) public submissions were received.
Council considered all submissions on amendment C138 at its meeting on 10 November 2010 and resolved to
1. Request the Minister for Planning to appoint an Independent Panel under Part 8 of the Planning and Environment Act 1987 to consider the submissions;
2. Refer all submissions, including late submissions, to the Panel in accordance with section 23 (1)(b) of the Planning and Environment Act 1987;
3. Submit to the Panel its response to the submissions generally as outlined in this report and seek the following modifications to the amendment in Council’s submission to the Panel:
a. To reduce the area identified for ‘Short to Medium Term Industrial Growth’ on the northern side of Carngham Road from a depth of 800 metres to a depth of 500 metres on the existing Overall Framework and Industrial Framework Plans; and
b. To include the designation of the part of the Airport South Site to the west of the eastern boundary of Winter Swamp as ‘Short to Medium Term Industrial Growth’, which was inadvertently omitted from the exhibited Overall Framework and Industrial Framework Plans.
4. Prior to requesting the appointment of an Independent Panel undertake an assessment of the buffer requirements for existing industrial operations which affect, or may affect land in the Carngham Road corridor and the extent of the future Industrial 3 zoning.”
Council has undertaken a study of the Carngham Road area to determine the buffer distance required for existing industrial uses within the Delacombe Industrial area, and to investigate options for the future residential/industrial interface in the Carngham Road corridor. The Stage 1 Report has been forwarded to the Panel Hearing submissions on Amendment C138. The Stage 1 Report and the Council Report can be downloaded below under 'Downloads'.
In particular, the Carngham Road Precinct/Delacombe industrial Area Study will addresses the following points:
Identify all facilities and zonings in the Delacombe Industrial Area that should have buffer areas between them and residential development. Determine the preferred size of the buffer areas, based on legislative requirements and best practice.
Assess the preferred buffer areas for practicality and efficency.
Identify the different zoning possibilities within these buffers.
Identify any treatments that could be used to reduce the buffer distances.
Conduct a peer review of a proponent’s study of the buffer and interface treatment requirements (Mike Kauffman and the tanks).
Identify any additional data collection/environmental monitoring required for Stage 2.
Identify a broad range of residential-industrial transition approaches that can be used to reduce the visual and amenity impacts of industrial uses on residential uses.
Develop integrated buffer/land use/treatment/transition options for the interfaces. Three options being prepared.
Assess the relative positives and negatives of each option, then develop a ranking of the options.
To view the Explanatory Report, Gazette Notice and related exhibitied Planning Scheme Clauses, please click here to go to the Department of Planning and Community Development Planning Scheme Amendments Online