Council's Strategic Planning area is responsible for:
- The consideration and assessment of amendments to the Golden Plains Planning Scheme.
- The development of structure plans and urban design frameworks for various towns within the Shire.
- The development of strategic plans and policies such as the rural land use strategy or heritage study.
Planning Scheme Amendments
Amendments to the scheme can range from the rezoning of a parcel of land to the incorporation of a new structure plan or policy and may be requested by Council, a landowner or a statutory authority.
Amendments In Progress
Please select from the drop down links below to view details regarding current amendments to the Golden Plains Planning Scheme.
Amendment C92 Teesdale Structure Plan
Council has prepared Amendment C92 to implement the Teesdale Structure Plan within the Golden Plains Planning Scheme.
A Planning Panel for C92 occured on June 10 and 11, 2021. The panels report is available here. A response to the report will be tabled at an upcoming Council meeting.
The Amendment documents (updates to the Golden Plains Planning Scheme) can be downloaded below.
- Explanatory Report
- Clause 11.03-6L Teesdale (track changes) Note proposed changes are from page 20.
- Clause 02.03 (track changes)
- Clause 02.04 (track changes)
- Clause 72.08 (track changes)
- Teesdale Structure Plan
- Teesdale Structure Plan Background Report
- Teesdale Structure Plan Community Engagement Report
- Teesdale Structure Plan Background Report (Updated Supply-Demand Assessment)
- Teesdale Strategic Bushfire Risk Assessment
An outline of the structure plan/amendment process and indicative timeframe for events is provided below.
Should you have any questions regarding Amendment C92 or the Teesdale Structure Plan, please contact Strategic Planning on on 5220 7111.
|Survey opened/mail out/conversation posts held.||Past/Completed|
|Structure Plan Completed||Past/Completed|
|Planning Scheme Amendment to implement the Structure Plan commences.||Past/Completed|
|Community engagement on Structure Plan/Planning Scheme Amendment||Past/Completed|
|Council meeting to consider submissions||Past/Completed|
Planning Panel Directions Hearing.
Independent Planning Panel Hearing for Planning Scheme Amendment held.
A forum where submitters to the Amendment can present their concerns in front of a Planning Panel appointed by the Minister for Planning.
|Receipt of Panels report with recommendations on the final form of the Amendment||
Expected by July 23, 2021.
|Council considers the recommendations of the Panels Report at its ordinary meeting.||
|Amendment Approved (subject to Council/State Government decision)||Late 2021
Amendment C91 General Amendment
Amendment C91 the General Amendment
Council has prepared Amendment C91 to the Golden Plains Planning Scheme.
The amendment proposes to improve the Golden Plains Planning Scheme by correcting several mapping and policy anomalies, removing redundant planning controls, ensuring the correct zones and overlays apply to various sites and updating strategic framework plans with more legible versions for some townships.
An explanatory report about the amendment is available here.
The ordinance changes (policy/schedule changes) within the amendment are available here.
An FAQ explaining the impact of Development Plan Overlay Removal is available here.
An FAQ explaining the impact of Incorporated Plan Overlay Removal is available here.
A link to the golden plains planning scheme is below. The Planning Scheme contains all ordinance controls proposed for deletion such as Development Plan Overlay schedules and the Incorporated Plan Overlay.
Maps showing zoning and overlay changes are provided below and sorted by town.
The Amendment is currently on exhibition until 7 November, 2021. Submissions will be accepted during this time.
Should you have any questions regarding Amendment C91 please contact Strategic Planning on 5220 7111.
Amendment C87 Inverleigh Structure Plan
The Minister for Planning has approved Amendment C87gpla to the Golden Plains Planning Scheme.
The Amendment came into operation on the 23rd April 2021, being the date the Notice of Approval was published in the Victoria Government Gazette.
The Amendment implements the recommendations of the Inverleigh Structure Plan (Golden Plains, 2019) by amending Clause 02.03-1 (Settlement) and Clause 11.03-6L (Inverleigh), deletes the Schedule to Clause 32.03-3 Low Density Residential Zone (LDRZ), inserts new Schedule 1 to Clause 32.03-3 LDRZ and includes the Inverleigh Structure Plan (Golden Plains, 2019) as a background document at Clause 72.08.
A copy of the Amendment can be inspected, free of charge, at the Department of Environment, Land, Water and Planning website at www.planning.vic.gov.au/public-inspection or by contacting 1800 789 386 and free of charge, during office hours, at Golden Plains Shire Council website www.goldenplains.vic.gov.au; or during office hourse at the offices of the Golden Plains Shire Council, 2 Pope Street, Bannockburn.
Council prepared Amendment C87gpla to implement the Inverleigh Structure Plan 2019 into the Golden Plains Planning Scheme.
The Inverleigh Structure Plan 2019 (Golden Plains Shire) is provided here.
A Planning Panel Hearing appointed by the Minister for Planning occurred on 13 - 20 July 2020 to review submissions.
The Panel report is provided here.
Background and informaton related to Amendment C87 Inverleigh Structure Plan:
The final Structure Plan brings together the findings and outcomes of open and extended consultation, including surveys, workshops, listening posts, conversations and written submissions.
The Inverleigh Framework Plan is the visual presentation for guiding the future growth and development of Inverleigh. It will become the compass for rezoning and planning applications. The video above explains how the final plan came together.
Together, the Inverleigh Structure Plan and Framework Plan provide capacity for Inverleigh to sustain its current growth rate with sufficient infrastructure to support this.
Some of the key points of the Inverleigh Structure Plan are:
- Retaining the town boundary
- Removal of the minimum 1 and 2 ha minimum lot sizes in the Low Density Residential Zone (LDRZ) to be consistent with the LDRZ provisions across the shire
- Inclusion of new flood mapping.
- Incorporating the findings of the feasibility study of the western edge of town for residential growth
- Expansion of the township (as LDRZ) in response to the closure of the broiler farm
- Responding to the Strategic Bushfire Assessment undertaken for the town
Embedded in the plans are the valued character elements and features of Inverleigh which will endure as the town continues to progress. Things like protection of the natural environment including the rivers, the heritage, the town boundary, the village atmosphere and role as a meeting place.
These features are all expressed in the Plan and accompanying objectives and strategies. They will comprise the formal planning policy to be inserted into the Golden Plains Planning Scheme.
Frequently Asked Questions
Council has also prepared the following list of Frequently Asked Questions related to the Inverleigh Structure Plan:
How long will the Inverleigh Structure Plan last?
Council may at some point decide to develop a new structure plan, however this is likely to be at least 15 years into the future. The most likely reason for a new structure plan would be a lack of land supply in Inverleigh.
Will the boundaries change?
The boundaries of the Structure Plan (2019) are very similar to the earlier version of the Structure Plan.
The ‘Rural activity and Rural Industry Area’ has been removed due to changes in the Farming Zone whereby many rural activities/industries can now be considered under the existing zoning.
What does 0.4 ha look like?
This is considered a large lot by residential standards, at approximately 9 times the average 450sqm size of lots being subdivided on the fringes of Melbourne. In Bannockburn, the majority of new lots being created are generally between 500 and 700 sqm. The lot size of 0.4 ha is therefore 6-8 times the size of new lots being created in Bannockburn. Below is a diagram illustrating the current minimum lot size (1ha, yellow) compared with the proposed minimum lot size (0.4ha, red) and the average lot size in Bannockburn (500m2).
Will I be able to subdivide?
If your lot is situated in the Low Density Residential Zone and is one hectare or more, then you may be eligible to apply for a planning permit to subdivide the land, however approval would depend on the detailed assessment of the application.
A number of factors would be taken into account in the assessment, including whether there are any constraints applicable to the land, such as susceptibility to flooding, capability of the soil for effluent disposal, the extent of native vegetation on the site, potential impacts on existing neighbourhood character and whether there are any covenants applicable on the title that may prevent a subdivision.
Note: Covenants are legal conditions that form part of some land titles. In many cases they are applied by the developer when the land is first subdivided. A number of properties in Inverleigh are subject to a restrictive covenant which will be of interest should the minimum lot size in Inverleigh change. More information on restrictive covenants can be found in Council’s fact sheet here.
What will happen in the Future Investigation Area?
The area is identified as a Future Investigation Area based on preliminary work undertaken to determine the feasibility of future residential development.
There is no single clear residential scenario (considering zoning, layout and density outcome) that has been identified. The area has therefore been earmarked for future possible residential development. It will be up to landowners and developers to put forward proposals for a residential zone and development scenario based on further investigation and analysis of the land capability, infrastructure requirements, constraints and land supply amongst other relevant considerations.
A number of outcomes for this area are considered possible. It is plausible that land owners may make applications to rezone the land into the future, but it is also possible that no such applications would be made. Council’s consideration of a proposed rezoning application would take into account factors such as land use constraints, infrastructure, character and residential land supply.
Further information on this area can be found in Attachment K – Development Feasibility Package, in the Inverleigh Structure Plan (Golden Plains Shire, 2019).
What will the impact be on roads and infrastructure?
Inverleigh will continue to remain a small town.
Rezoning of growth precincts will be required to be supported by a traffic impact assessment, identifying any necessary traffic infrastructure upgrades for the developer to pursue.
The Inverleigh Structure Plan identifies future development contributions for infrastructure projects on a precinct basis.
What if there is a fire in the Inverleigh Flora/Fauna reserve?
On days of high bushfire risk, the CFA state that ‘Leaving early is the safest option to protect yourself and your family. Leaving early means leaving the area before a fire starts – not when you can see flames or smell smoke. Leaving early means avoiding panic, being trapped, making the wrong choices and risking serious injury or death. Talk to your family and friends about how you’ll know when to leave and where to go to stay safe.’
Unfortunately bushfires are a fact of life in the South East of Australia, however by building your house to the correct specification (BAL rating), maintaining your property to a high standard within the Fire Danger Period and preparing and activating a bushfire plan, there is a reduced risk of Fire impacting you property.
The Inverleigh Flora and Fauna Reserve, commonly known as the Common, is managed by Parks Victoria. The team from Parks Victoria maintain fuel breaks and are responsible for managing fine fuel loads.
There is a bushfire management overlay which extends at least 120 metres from the Inverleigh Flora and Fauna Reserve. All houses must be built to a certain standard within this area. A comprehensive assessment of the bushfire risks has been undertaken as part of the Inverleigh Structure Plan and the key recommendations, have been included in the implementation requirements of the Inverleigh Structure Plan (Golden Plains Shire, 2019). See Attachment L, Strategic Bushfire Risk Assessment for Inverleigh.
Berthon Park Estate
The Berthon Park Estate was rezoned for residential purposes prior to the adoption of the Inverleigh Structure Plan 2019 and Amendment C87gpla.
Rezoning of Berthon Park was approved by the Minister for Planning, by Amendment C075pt1 on 15th November 2018. The land was identified in the Inverleigh Structure Plan 2005 for residential growth. A minimum lot size was not identified for land at 385 Common Road (including Berthon Park Estate) on the Framework Plan of the Inverleigh Structure Plan 2005.
The Amendment rezoned part of Portions 26, 27, 28 and 29 Common Road, Inverleigh from Farming Zone (FZ) to Low Density Residential Zone (LDRZ) and applied the Design and Development Overlay 5 (DDO5) and Development Plan Overlay Schedule 15 (DPO15).
A Development Plan and Planning Permit P19-008 were approved for a multi-lot subdivision of the site under the provisions of the Golden Plains Planning Scheme that applied at that time. This was prior to the approval of Amendment C87gpla.
Construction is currently underway for the subdivision of Berthon Park.
Building and construction services are considered to be authorised works in accordance with the State Government’s applicable COVIDSafe Settings. Works are not permitted to start on‑site until 7:00am.
In regards to silt management, the stripping of topsoil is standard practice in civil construction. Topsoil may be temporarily stored on‑site until works are complete, and is then used to cover the new drains / infrastructure and hydroseeded. The stockpiles have environmental protective measures in place. Where the soil can't be reused on-site, it is removed from site.
Common Road is classified as a Collector Road Rural and its function is to cater for all traffic movements to and from abutting properties, as well as providing a link between the Hamilton Highway and the Teesdale‑Inverleigh Road.
Council’s request for speed changes on Common Road, Inverleigh has progressed to the next stage.
Following an initial application made by Council in May and advocacy from Member for Western Victoria, Andy Meddick MP, Council received confirmation from the Department of Transport (Regional Roads Victoria) that RRV supports the following changes to Common Road:
- Driving north‑west from the Hamilton Highway on Common Road:
- Existing 60km/h speed zone to be extended by 800 metres to the end of the new subdivision located on the south of Common Road
- Existing 100km/h speed zone to be reduced to 80km/h along the remainder of Common Road to Teesdale‑Inverleigh Road.
Council’s application was endorsed by RRV’s Speed Review Committee and is now with Road Safety Victoria for approval and noting by the Victorian Minister for Roads. If the proposed speed limits are approved, Common Road will not have any 100km/h speed zones. Signs will be installed once approval is received.
What if my question isn’t in the FAQ?
You are welcome to call the Strategic Planning Department on 5220 7111.
The Inverleigh Structure Plan and all relevant attachments can be found below.
Amendment C80 Inverleigh Flood Study
The Amendment has been approved and became part of the Golden Plains Planning Scheme on 05/09/19.
The amendment implemented findings from the Flood Risk Management Study Barwon Rivers at Inverleigh (Water Technology Ptd Ltd, 2018) by providing for more accurate flood mapping in Inverleigh. The location and extent of the mapping for the Land Subject to Inundation Overlay (LSIO) and the Floodway Overlay (FO) were varied, as summarised below.
- The Land Subject to Inundation Overlay (LSIO) and the Floodway Overlay (FO) were applied to eighty five additional properties not previously affected by the Overlays.
- Forty five properties that were partially affected by the LSIO and FO were subject to an increase in the extent of the Overlays over the property.
- In a small number of areas the extent of the LSIO and FO mapping was reduced.
- In the case of some properties areas previously affected by LSIO mapping was replaced with FO mapping and vice versa.
In addition the LSIO1 and FO1 Schedules were applied in Inverleigh (replacing the existing LSIO and FO Schedules). This had the effect of varying the Planning Permit exemptions under these Overlays.
Minor policy neutral changes also came inte effect under Clause 22.11 (Floodplain Management).
The Golden Plains Planning Scheme and associated maps now include content updated through Amendment C80.
Strategic Plans and Policies
Golden Plains Shire is responsible for various plans and strategies which help guide and shape land use planning and development in the municipality. Please click on the drop down link below for a list of these plans and strategies.
Smythesdale Structure Plan
Council is developing a new Structure Plan for Smythesdale.
ABOUT THE SMYTHESDALE STRUCTURE PLAN
Golden Plains Shire Council has commenced the preparation of a new Structure Plan for Smythesdale, providing direction for future growth and development in the town.
The new Smythesdale Structure Plan will comprehensively address factors influencing Smythesdale including bushfire risk, the natural environment, land supply and projections for residential and commercial growth. Open space, recreation and community infrastructure are also addressed, where not already considered by existing Council strategies.
WHY DOES SMYTHESDALE NEED A STRUCTURE PLAN?
Currently there is an Urban Design Framework for Smythesdale that was created in 2006. Most of the land designations within this Framework have been rezoned, developed or are soon to be activated which means a new plan is needed to guide decision-making on growth matters in Smythesdale for the next 25 years.
A Structure Plan is developed to provide a framework for new residential and commercial land and may propose changes to planning controls affecting land, and may identify the need for new projects and infrastructure to meet requirements for the future.
The Smythesdale Structure Plan builds upon the planning work of the Northern Settlement Strategy, which was adopted by Council in 2019. The Plan is expected to be presented to Council in late 2021.
Council wants to hear from local Smythesdale and Scarsdale residents about how they want Smythesdale to develop into the future.
The Smythesdale Structure Plan Survey is open from Thursday 8 July to Thursday 12 August. Complete the survey at goldenplains.vic.gov.au/consultations or pick up a copy of the survey at Council’s Customer Service Centre, The Well, 19 Heales Street, Smythesdale. Completed paper surveys may be emailed to [email protected] or mailed to: Golden Plains Shire Council, PO Box 111, Bannockburn, VIC, 3331, marked ‘Attention: Smythesdale Structure Plan’.
The survey will also be sent by mail to all residents of Smythesdale and Scarsdale in mid-July.
Council planning staff will hold engagement sessions, welcoming Smythesdale and Scarsdale residents to stop by and talk about the Smythesdale Structure Plan. Visit a drop-in session at The Well, 19 Heales Street, Smythesdale from 4 to 6pm on Thursday 15 July or from 10am to 12pm on Saturday 31 July.
An additional online engagement session has been scheduled for Thursday 22 July from 4 to 6pm. Please see the meeting details below:
Meeting ID: 835 6474 7839
Council’s Strategic Planner, Alicia te Wierik is also available to speak directly with residents about the Smythesdale Structure Plan; call 5220 7111.
Key Project Phases
1. Background Report: discovery phase, scenario planning, community engagement (current phase - due for completion October 2021)
2. Draft Structure Plan and Planning Scheme amendment, community engagement (end 2021)
3. Formal Planning Scheme Amendment with formal public exhibition process (2022)
Bannockburn Growth Plan
The Bannockburn Growth Plan has been incorporated into the Golden Plains Planning Scheme (the Scheme), following approval by the Minister for Planning and notification in the Victorian Government Gazette on the 17th of September, 2021.
The Bannockburn Growth Plan (Growth Plan) will guide the sustainable growth of Bannockburn to the year 2050, catering for 18,000 new residents. The Bannockburn Growth Plan has identified where and when future housing may be developed. It also identifies what infrastructure is needed to support the growing community, such as roads and community facilities, and land for employment and retail.
The Victorian Planning Authority (VPA) prepared the Growth Plan in consultation with Golden Plains Shire Council, government agencies and the community. The VPA is the Victorian Government’s specialist authority for land use and infrastructure planning in growing urban areas across the state.
Community members were invited to provide input on the Growth Plan at two stages during the development of the document and Planning Scheme Amendment. In March 2020, the VPA heard from 394 survey respondents on their priorities for the town’s future, and a further 39 written submissions during the feedback period on the Growth Plan and Draft Planning Scheme Amendment in October and November 2020.
The VPA will now work with key stakeholders, agencies and the community to prepare a Precinct Structure Plan (PSP) for the South East Precinct identified in the Growth Plan. The PSP will result in the rezoning of land in readiness for subdivision and development.
The approved Growth Plan and Amendment C94 are available at the Department of Environment, Land, Water and Planning’s website: https://www.planning.vic.gov.au/schemes-and-amendments/browse-amendments#Amendments--C94gpla
Northern Settlement Strategy
Council adopted Amendment C85 on 22 October 2019. The Amendment incorporated key elements of the Northern Settlement Strategy (NSS) into the Golden Plains Planning Scheme.
The NSS is a high level strategic framework which directs future growth in the north of the Shire.
- Accommodates an additional 2,000 people in the north of the Shire by 2030
- Supports infill development in Smythesdale
- Identifies the need for a new Structure Plan for Haddon
- Supports the investigation of land for greenfield development within close proximity to the City of Ballarat
- Provides guiding principles for how development should be considered
- Provides a framework for how growth should be accommodated
The Northern Settlement Strategy is available here
The Background and Issues Report is available below in two parts
The Background and Issues Report is supported by a number of studies including
Bannockburn Transport Strategy
Golden Plains Shire Council, with support from the Victorian Planning Authority, have developed a Transport Strategy to provide a 20 year traffic, car parking, pedestrian, cycling and public transport strategy for the Bannockburn township.
The purpose of the Strategy is to identify future transport usage and requirements and consequential infrastructure requirements. This has arisen due to Bannockburn's population growth and the effect from: future residential development; proposed commercial development; the Bannockburn Heart Project; new schools; the Emergency Management Precinct and increased traffic.
The Strategy outlines the required network upgrades to support Bannockburn's population for the next 15-20 years.
The Strategy was endorsed by Council on Tuesday, September 24, 2019. The Strategy is available below, together with other reports used to inform the Strategy.
Regional Growth Plans
G21 Geelong Region Plan
The G21 Geelong Region Plan is a sustainability plan for the region that looks toward 2050. It identifies and addresses the challenges the region will face in the areas of environment, settlement, land use, community strength and economy as well as the need for change in the way we make things happen.
The plan was developed during 2006/07 and represents the work and opinions of hundreds of people and organisations including G21 Councils, the State Government, peak bodies and environmental, community and business organisations of the region.
G21 is the alliance of a variety of independent organisations with a shared vision for the Geelong region.
Members of the alliance include the municipalities of Colac Otway, Golden Plains, Greater Geelong, Queenscliffe and Surf Coast, the Victorian Government and over 100 community and business organisations committed to securing a bright and sustainable future for the region.
The alliance is not an authority, it is a collaborative voice for the region that provides:
- A platform for the region to speak with one voice to all levels of government.
- A forum to discuss ‘big picture’ regional issues across interest groups and municipalities.
- Efficiency through facilitating multi-agency collaboration and sharing of information and resources.
- More resources from all levels of government and the private sector through the co-ordination and prioritisation of regional projects, and
- Alignment of the objectives of major regional organisations with those for the sustainability of the region.
Find out more about the G21 Regional Growth Plan.
Central Highlands Regional Growth Plan
The Central Highlands Regional Growth Plan provides a regional approach to land use planning in the Central Highlands. It covers the municipalities of Ararat, Ballarat, Golden Plains, Hepburn, Moorabool and Pyrenees and identifies opportunities to encourage and accommodate growth and manage change over the next 30 years.
Find out more about the Central Highlands Regional Growth Plan.
Current Structure Plans
Bannockburn Urban Design Framework
- Bannockburn Urban Design Framework Figure 1 Study Area
- Bannockburn Urban Design Framework Figure 2 Overall Principles
- Bannockburn Urban Design Framework Figure 3 Land use and Activities
- Bannockburn Urban Design Framework Figure 4 Entries, Connection, Open Space Network
- Bannockburn Urban Design Framework Figure 5 Population Projections
Batesford Structure Plan
Gheringhap Structure Plan
Inverleigh, Meredith, Lethbridge and Napoleons Structure Plans
Rokewood, Corindhap & Dereel Urban Design Framework
The Rokewood, Corindhap & Dereel Integrated Urban Design Framework is made up of three key documents, including:
- A Community Action Plan, including a plan for community facility and service provision for the three towns
- Town Structure Plans for Rokewood, Corindhap & Dereel that will ultimately be included in the Golden Plains Planning Scheme
- A Town Place Plan for Dereel that identifies township improvements, complementing the Town Place Plans that already exist for Rokewood & Corindhap
These documents can be accessed via the links provided below:
Shelford Structure Plan
Smythesdale Urban Design Framework
Other useful resources and links
- Investing in Intensive Agriculture
- Residential and Industrial Land Supply
- Rural Land Use Strategy
- Southeast Land Use Planning Review
- Golden Plains Renewable Energy webpage
- Amendments Online - view current and past planning scheme amendments
- Golden Plains Planning Scheme