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.
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.
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
Residential rate: $159,988 per developable hectare
Commercial Rate: $138,524 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: $119,857 per developable hectare
*Cost reflects 2018 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.
The Wangaratta Industrial Land Use Strategy was adopted by Council in 2017.
The Strategy provides a vision and planning framework for Wangaratta's Industrial Areas, including the -
The Strategy and Background Report can be viewed below.