Growth Area Planning

Wangaratta North West and Wangaratta South Growth Area Structure Plans

Growth Area Planning focuses on greenfield residential development on the outskirts of Wangaratta's urban area, as a land use and planning solution to population growth.  Greenfield development refers to sites that are previously undeveloped - and in this case are currently used for farming. To enable urban development and the transition of land from a farming use to a residential use, a Structure Plan is required to provide direction around the different land use opportunities and constraints, infrastructure required and key components of new sustainable communities.

A Structure Plan contains a plan, showing the location of specific land uses such as housing, shops, schools, and community facilities. It also shows infrastructure such as roads, bus routes, pedestrian and cycle paths, open space and drainage infrastructure.

The plan is supported by a report that details why different features are located in specific places within the structure plan area, for example why a park is located in a particular spot, the density and number of houses in a particular area. This information is used for guiding decisions about land use planning in the area.

Wangaratta North West and South Growth Area Development Contributions Plans

Development contributions are money or 'in kind' works provided by developers at the time of subdivision of land.  A monetary fee/levy is determined as a dollar value per developable hectare of land.  This figure is based on apportionment, meaning the cost of each project is calculated by taking account of all potential users.  Development contributions are not designed to provide full cost recovery for Councils, but ensure the direct beneficiaries of new infrastructure pay a reasonable share of the cost.  This 'user pays' system is considered fair and equitable and does not impact on landowners who choose not to develop.

Development Contributions:

As identified in 'Overlay Changes' there is a proposal to introduce development contributions.  Development contributions are collected before development commences and they will be used to assist with the funding of key roads, parks and drainage infrastructure.

Development contributions have been calculated for each growth area:

 

Wangaratta North West Development Contributions

Area of Structure Plan:  215 hectares
Overall lot yield:             Approx. 1,670 lots/5,000 residents
Total rate:                   $148,215 per developable hectare

Wangaratta South Development Contributions

Area of Structure Plan:  71.5 hectares
Overall lot yield:             Approx. 615 lots/1,800 residents
Total rate:                   $109,069 per developable hectare

 *Revised cost reflects 2017 construction and materials costs.

Full details about how development contributions have been calculated can be found in the Wangaratta North West and Wangaratta South Growth Area Structure Plans (at the bottom of this page).

Planning Scheme Amendment C71 - Residential Growth Areas - Now on Exhibition

Amendment C71 is on exhibiton from 19 October 2017 to Thursday 30 November 2017.

A full set of amendment documents can be found on the Department of Environment, Land, Water and Planning's (DELWP's) website and can be accessed by following the link below -

https://delwp.vic.gov.au 

C71 - Proposed Changes:

The key changes proposed to the Wangaratta Planning Scheme by C71 include:

i. Local Planning Policy Changes  - a proposed change to the local planning policy framework outlines the visionary elements of the Wangaratta North West and Wangaratta South Growth Area Structure Plans in the scheme.

ii. Zones Changes - changes to zoning will facilitate the creation of residential communities and allow commercial activitiy (i.e. local shopping centres) to occur.  Current zoning does not allow for residential or commercial development.

Development Plan Overlay will require land owners to work together in specified precincts to work out precinct details.  This will include (identifying the location of) lower order road networks and ensuring they link into arterial/collector roads.

Heritage Overlay will be reduced to include the dwellings and small yards of the historic 'Closer Settlement' developments. The reduction of the overlay boundary will allow development of remainder of these properties and remove requirements for assessment based on heritage considerations.

Development Contributions Plan Overlay will allow Council to recover some of the costs for providing critical infrastructure.  It will ensure the costs are spread equitably across all land owners in growth areas based on the amount of land owned.

iv. Incorporating Documents - The Wangaratta North West and Wangaratta South Growth Area Structure Plans and Development Contribution Plans are proposed to be incorporated in to the Wangaratta Planning Scheme.  This will allow readers to refer to the documents for further guidance.  Incorporating these documents will give them the same weighting as planning scheme documents in decision making.

Would you like more informaton about C71?

If so you can -

  • Download the C71 Information Package
  • Download the Wangaratta North West and Wangaratta South Growth Area Structure Plans and Development Contribution Plans
  • Attend a Drop in Session
  • Contact Council

Making a submission to C71 -

All submissions must be made in writing and received by Council before close of business Thursday 30 November 2017.

Submissions can be posted to:

ATT:  Strategy Unit - C71
Rural City of Wangaratta
PO Box 238
WANGARATTA  VIC  3676

Or emailed to:

planningmail@wangaratta.vic.gov.au

Please include ATT:  Strategy Unit - C71 in reference line of your letter or as the subject of your email.

 

 

...PDFWangaratta North West Development Contribution Plan (4098 KB)

PDFWangaratta South Development Contribution Plan (5456 KB)

...PDFWangaratta North West Growth Area Structure Plan (6117 KB)

...PDFWangaratta South Growth Area Structure Plan (6769 KB)

PDFC71 - Amendment Information Package (6552 KB)

PDFC71 - Amendment Submission Form (442 KB)

PDFC71 - Drop In Session (88 KB)


Last Updated: 30-10-2017

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