Bannockburn South East

A precinct structure plan (PSP) is a land use and infrastructure plan to guide the development of an area over time. It gives certainty for community members and developers by providing a long-term vision for how an area will develop into the future.  

A PSP sets out the preferred locations of residential and employment land and infrastructure while providing guidance for transport and parking, urban design, heritage and character, open spaces and integrated water management.  

Together with the broader planning framework, precinct structure planning is an important part of the Victorian Government’s strategy to address population growth, housing and employment demands. 

A planning scheme amendment involves either a change to a planning scheme map, a change to the written part of the scheme, or both.  

Amendments to a planning scheme can have significant planning implications as they change the way land can be used or developed, thereby changing the basis of planning decisions in the future. 

The Urban Growth Zone (UGZ) designates land for future urban development, facilitating the transition from non-urban to urban use. It encourages the creation of well-planned, serviced urban communities in line with PSPs, streamlines approval processes in these areas and protects non-urban land from activities that could impede its future urban development.   

A development contributions plan (DCP) establishes a framework for developers to make a financial contribution towards the cost of key infrastructure projects, providing certainty for the future community around infrastructure timing, funding and delivery. 

Together, the PSP and DCP will provide a broad framework that will coordinate development and assist in the transition of the area from its current farming land and rural character into an urban residential expansion area for Bannockburn. 

To facilitate the implementation of the DCP and PSP, an amendment to the Golden Plains Planning Scheme is required to rezone the land from farming purposes to residential and associated uses.  

The Victorian Planning Authority (VPA) is responsible for the planning of new suburbs and renewal sites in Victoria. The VPA is the designated planning authority for draft amendment C107gpla meaning that it is responsible for this amendment.   

The VPA reports to the Minister for Planning while working closely with Golden Plains Shire Council, government agencies and the community on integrated land use and infrastructure coordination for important development sites and precincts.  

Our key priorities include unlocking land for new homes and communities, facilitating housing diversity and affordability, job creation and better development of new communities in growing and established areas.  

The PSP has been prepared with the VPA Precinct Structure Planning Guidelines: New Communities in Victoria (2021) and PSP 2.0 process. 

As part of this process, the VPA is leading the preparation of the PSP and planning controls for the precinct in consultation with Golden Plains Shire Council. The VPA is facilitating a whole-of-government approach which includes consulting with all relevant stakeholders, including state government agencies, council, landowners, Traditional Owners and local residents and businesses.  

For more detail on the planning process to date, including the extensive research and analysis that has been undertaken, please refer to the Bannockburn South East PSP – Background Report – April 2025 (PDF).

The VPA and Golden Plains Shire Council recognise that Bannockburn’s rural lifestyle and character are highly valued by the community. 

The PSP aims to preserve and showcase the unique character of Bannockburn South East by setting it apart from other regional growth corridors. It will achieve this through lower residential densities than typical growth areas, larger lot sizes, wider streets and an extensive public space network. 

A diversity of housing types, street cross sections, high amenity local parks and a new ‘high street’ style town centre will ensure neighbourhoods within the precinct are distinct and unique in their character. 

Protecting view lines and key vistas, along with incorporating and honouring Wadawurrung cultural values and significant sites, will help create a strong sense of place and connection to the broader landscape. 

Features and sites unique to Bannockburn will be integrated within the urban design and open space network including heritage structures such as drystone walls, Bruce Creek, significant trees and grasslands habitat. A significant network of new walking and cycling paths will link across the precinct, allowing residents to access these sites and the existing township. 

The Victorian Planning Authority commissioned Stantec to undertake a transport assessment for the precinct and wider Growth Plan area to test the proposed new roads and projected traffic demand on the Bannockburn transport network. You can find out more in Bannockburn South East PSP – Integrated Transport Assessment (Stantec) December 2024. 

To support safe and smooth movement within and around Bannockburn South East, the precinct structure plan will assist with the delivery of the following transport infrastructure: 

• A street network that will support local traffic and will be designed to be able to accommodate future bus routes. 
• A higher order east-west link road towards Geelong to allow for more efficient traffic movement and alleviate pressure on Bannockburn’s town centre. 
• A bridge across Bruce Creek that connects the east-west link road. 
• An extensive network of walking and cycling pathways that connects parks, sports reserves, schools and other key destinations. 
• Safety upgrades on the existing Burnside Road rail crossing. 

Current and future residents will benefit from the following inclusions of the Precinct Structure Plan:  

• Two new government primary schools and a government secondary school to service the wider community. 
• An indoor recreation centre and three community facilities. 
• A new local activity centre for shopping, dining, and other commercial activities, designed to complement the existing Bannockburn Town Centre. 
• Three additional sporting reserves with new facilities for a wide range of community uses and sports. 
• Various transport infrastructure improvements as outlined in the response to “How will development manage transport to ensure traffic in Bannockburn can keep moving?” 

The precinct will accommodate affordable housing through several diverse housing types including small lot homes, attached and semi-detached houses (such as townhouses) and standard detached homes. 

A social and affordable housing assessment was undertaken for the Bannockburn South East Precinct by Urbanxchange. The assessment recommended a minimum provision of 6.5% of new dwellings within the precinct as social or affordable housing. The Precinct Structure Plan has embedded this target. 

Further agreements between developers and Golden Plains Shire Council will be required throughout the subdivision and development process to determine the delivery method and composition needed to achieve this target. 

In addition to being a key transport and recreation corridor, Bruce Creek will serve as the focal point for achieving key environmental goals in the precinct. The corridor will be preserved as a habitat area for the endangered Growling Grass Frog, Golden Sun Moth and Tussock Skink. Before any subdivision can be approved, landowners will be required to complete targeted surveys and management plans for the Victorian Grassland Earless Dragon in potential habitat areas within the precinct, as identified through statewide modelling. 

Bruce Creek is also home to significant cultural values and sites for the Wadawurrung Traditional Owners. Abutting the creek corridor, a “culturally and/or environmentally sensitive area” has been identified, within which developers will need to assess Aboriginal cultural heritage values before any development can proceed. 

The PSP will protect two sites with existing post-contact heritage values in open space – one Victorian Heritage Inventory site in the Bruce Creek corridor and another historic farmstead with drystone walls which will be located in a new local park.  

Considering both the needs of future residents and environmental preservation, the VPA has located sports reserves and local parks strategically to include significant flora and trees. This means that these natural assets will be protected from development and will remain for the appreciation of future residents while also helping to maintain biodiversity in the precinct.  

The VPA acknowledges the many challenges and opportunities of planning for a changing climate. We also appreciate the unique ecological landscape of the precinct and strive to understand and protect as much of it as possible. 

Our plan includes guidelines to reduce the urban heat island effect such as setting a target of 30% tree canopy cover in the public realm. This target will be supported by protecting valuable existing native trees and habitats within the open space network. 

The PSP will encourage a shift to lower-emission travel to, from and through the precinct by providing bus-capable roads and an extensive network of cycling and walking trails. 

Water Sensitive Urban Design and Integrated Water Management are central to the PSP and have been incorporated into the design of the new stormwater drainage network, streetscapes and open spaces. This includes opportunities such as rainwater tanks, passive irrigation and the potential use of recycled water. 

Additional requirements and guidelines encourage the integration of alternative energy sources into the public realm, as well as the inclusion of electric vehicle infrastructure and solar panels in the design of the local town centre. 

Bushfire risk is a key consideration in the PSP. The VPA has prepared a peer-reviewed bushfire development report to identify hazard landscapes and outline the necessary interface and design responses to minimise risk. 

The precinct will maintain appropriate bushfire separation distances along the Bruce Creek corridor and southern interfaces. These are noted in the PSP Bushfire Plan and cross sections. 

The PSP will deliver a stormwater drainage network made up of new constructed waterways, culverts, wetlands and sediment basins. The drainage network has been designed based on modelling of stormwater flows in the precinct under a projected rainfall scenario which includes the impacts of climate change. 

The funding and delivery of infrastructure is coordinated through the Bannockburn South East Development Contributions Plan. Developers will contribute towards necessary projects such as road infrastructure, drainage, sports reserves and community facilities through a per hectare rate or Development Infrastructure Levy. 

Contributions towards community projects will also be made via the payment of a Community Infrastructure Levy. This requires a payment of a flat rate of $1,450 for every new dwelling constructed. 

Please contact Golden Plains Shire Council, if you have any questions related to local rates. 

The Bannockburn South East precinct was identified within the 2021 Bannockburn Growth Plan alongside four other growth corridors within the town. The PSP has been planned with the future growth of Bannockburn in mind, including modelling transport and community infrastructure demands for the broader Growth Plan area to determine appropriate provisions and apportionments. 

The PSP has identified future transport connections to the township, as well as to the west and east, linking to future growth precincts and employment areas. Additionally, community infrastructure within the precinct such as indoor recreation, the state secondary school and sports reserves will service the needs of the wider community and support future growth. 

Any person, including residents, landowners and other affected community members, can make a written submission on draft Amendment C107gpla and accompanying documents. 

The draft Amendment and supporting documents are available free of charge to the general public on the VPA’s project webpage and on the Engage Victoria webpage under the Documents section. 

Phone interpreters in all languages are available on 03 8351 3452. If you would like to receive translated copies of any material, contact us via: 

• Noor Syuhada Shamsul (Strategic Planning Manager) on 03 9651 9600 or Noor.Shamsul@vpa.vic.gov.au  

• Patricia Ocampo (Senior Strategic Planner) on 03 9651 9696 or Patricia.Ocampo@vpa.vic.gov.au  

You can also email the team via BannockburnSE@vpa.vic.gov.au

Submissions received after this date may not be considered by the VPA and will be assessed to determine how or if they can be considered. 

Written submissions

Submissions on Amendment C107gpla must be made in writing to the VPA via the submissions form on this page or by post. 

Post:     Victorian Planning Authority
c/- Bannockburn South East PSP
GPO Box 2392
Melbourne VIC 3001 

We have prepared a How to Make a Submission guide to help you navigate making a submission on a planning scheme amendment. You can access it on the Documents section on the Engage Victoria webpage or on the VPA webpage.  

Submissions provided to the Victorian Planning Authority are part of an open public process where all parties affected by the planning scheme can provide input into the draft amendment. 

If you choose to make a submission, you consent to your submission being made public, and being identified as the author of the submission. 

Your submission will be made available for public inspection on the VPA website until two months after gazettal of the resulting planning scheme amendment and will also be made available to relevant Ministers and local councils, and other involved government agencies. 

If you are a private individual, your personal information will be removed from your submission before it is released to parties outside government or local councils. Contact details do not include the address of land which is the subject of your submission. 

By making a submission, you also give permission for copyright material to be copied and made public. 

You can contact the VPA project team Monday to Friday 9am – 5pm via: 

• Noor Syuhada Shamsul (Strategic Planning Manager) on 03 9651 9600 or Noor.Shamsul@vpa.vic.gov.au  

• Patricia Ocampo (Senior Strategic Planner) on 03 9651 9696 or Patricia.Ocampo@vpa.vic.gov.au  

You can also email the team via BannockburnSE@vpa.vic.gov.au  

Once a submission is made to the VPA, you will first receive a notice to acknowledge it has been received.