North West and South Wangaratta Residential Growth Area Structure Plans
At its Ordinary Meeting of 16 August 2016, Council adopted the revised Wangaratta North West and South Growth Area Structure Plans.¬†
The two revised Structure Plans build on the background work contained in the Wangaratta Residential Growth Areas Structure Planning Report (Aurecon, Nov 2015).
The North West and South Wangaratta Growth Areas fulfil the identified need to plan for an increasing population over the next 20-30 years and are actions contained in Council's Population and Housing Strategy 2013.
Growth Area Planning focuses on greenfield residential development on the outskirts of Wangaratta‚Äôs urban area, as a land use and planning solution to population growth. Greenfield development refers to sites that are previously undeveloped ‚Äď 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
At its Ordinary Meeting of 16 August 2016, Council also adopted the Wangaratta North-West and South 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.
Key findings of the two Development Contributions Plans are detailed as follows:
Wangaratta North West Development Contributions Plan
Area of Structure Plan: ¬†215 hectares
Overall lot yield: ¬† ¬† ¬† ¬† ¬† ¬† 1,670 lots/5,000 residents
Total rate: ¬† ¬† ¬† ¬† ¬† ¬† ¬† ¬† ¬† $144,828 per developable hectare
Wangaratta South Development Contributions Plan
Area of Structure Plan: ¬†71.5 hectares
Overall lot yield: ¬† ¬† ¬† ¬† ¬† ¬† 615 lots/1,800 residents
Total rate: ¬† ¬† ¬† ¬† ¬† ¬† ¬† ¬† ¬† $111,158 per developable hectare
Where to from here?
The key steps in the process are shown in the boxes below -
Amendments to the Wangaratta Planning Scheme
In order to implement the Growth Area Structure Plans, two comprehensive amendments to the Wangaratta Planning Scheme will be prepared, one for each growth area. ¬†The amendments will propose a comprehensive ¬†rezoning of the growth areas from Farming Zone to a suite of urban zones including the General Residential Zone with areas for commercial, community and open space land uses.
Detailed development will be facilitated throught the application of a Development Plan Overlay (DPO) over each growth area. The DPO controls will require preparation of smaller 'precinct' based plans with detailed local road and subdivision layouts that are consistent with the approved Structure Plans.
All affected landowners, agenciesand service authorities will receive notice of any planning scheme amendment, and can participate in the amendment process by making a submission to Council at the time.
If you would like a copy of the -
Please contact Council's Planning Department on (03) 5722 0888.