Wonthaggi North East Precinct Structure Plan
The Wonthaggi North East Precinct Structure Plan (PDF) will guide the development of a new growth area in Wonthaggi and plan for the construction of approximately 5,000 new homes over the next 30 to 50 years. It will also identify what infrastructure is needed to support the growing community, such as roads and community facilities, and land for employment and retail.
Draft amendment to the Bass Coast Planning Scheme
The Victorian Planning Authority (VPA) has prepared a draft amendment to the Bass Coast Planning Scheme to include the PSP as an incorporated document and make the required changes to the Planning Policy Framework. The draft Amendment will enable the Wonthaggi North East to develop in line with the PSP.
The draft Amendment includes the Wonthaggi North East Development Contributions Plan (DCP) to manage the delivery of local infrastructure. It also includes the Wonthaggi North East Native Vegetation Precinct Plan (NVPP) to manage native vegetation.
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Referral of Draft Amendment C152 to the Bass Coast Planning Scheme to the VPA Projects Standing Advisory Committee
Between 2 November and 1 December 2020, the VPA undertook a targeted public consultation process for the Wonthaggi North East Precinct Structure Plan and the associated draft planning scheme amendment.
Tranche 1 of the Wonthaggi North East PSP Standing Advisory Committee Hearing concluded on the 16th of April 2021 and addressed matters relating to strategic planning, road network planning, vegetation and bushfire hazard. The Committee submitted its Interim Report on the findings and recommendations on the Tranche 1 Hearing on 2 June 2021. To view the SAC’s report, refer to:
- Wonthaggi North East PSP – Draft Bass Coast Planning Scheme Amendment C152basc Referral 3 – Tranche 1 – VPASAC Interim Report (PPV) June 2021 (PDF)
Tranche 2 of the hearing concluded on 23 June 2022 and addressed matters relating to stormwater management, development contributions, transport and open space infrastructure and various other matters. The committee submitted its Final Report on the findings and recommendations on the Tranche 2 Hearing on 22 August 2021. To view the SAC’s report, refer to:
A Precinct Structure Plan (PSP) is a land use and infrastructure plan to guide the development of an area over time. It provides certainty for community members and developers by providing a long-term vision for how an area will develop in the future.
A PSP sets out the preferred locations of residential and employment land and infrastructure, and provides 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.
Wonthaggi North East has been identified as a key growth area for Bass Coast Shire and the peri-urban area around Melbourne. Planning for growth in the right places ensures the long-term protection and enhancement of the assets we value, such as coastal settlements, coastal reserves and rural hinterland. The Plan will also identify land for houses and ensure the infrastructure is provided to support these new homes.
The Wonthaggi North East Precinct Structure Plan will capture the benefits of growth while maintaining Wonthaggi as a strong regional centre with attractive new communities and surrounding farmland. The Victorian Government and Bass Coast Shire Council see it as an ideal place to support the Bass Shires’ growing population, thanks to its existing infrastructure and amenity. The Victorian Planning Authority and Bass Coast Shire Council have prepared the draft Wonthaggi North East PSP, Wonthaggi North East Development Contributions Plan (DCP) and Wonthaggi North East Native Vegetation Precinct Plan (NVPP). These documents will guide new urban development and reserve land for key infrastructure within the precinct, manage development contributions and native vegetation retention and removal.
The Tranche 2 amended documents are now being exhibited for feedback from existing or new submitters. Once approved, the Bass Coast Planning Scheme will be amended to incorporate the final PSP, DCP and NVPP.
A Development Contributions Plan (DCP) is a system for funding basic and essential local infrastructure required by a new community.
The DCP is made up of a community levy and a development levy. These levies are a pre-set rate that may be used to fund transport, community and recreation infrastructure and public land provision.
The Victorian Planning Authority (VPA) is a State Government statutory authority that reports to the Victorian Minister for Planning and acts as the state’s strategic planner.
The VPA’s main task is to make sure Melbourne and Victoria’s regions remain a great places to work and live. This requires vision and long-term planning, to ensure Victorians have equitable access to employment, public transport, attractive public space and affordable housing for our growing population.
The plan considers:
- Existing state and local planning policy
- existing natural features of the site
- surrounding uses
- infrastructure needs of the community.
We have undertaken several technical investigations to prepare the draft plan including:
- retail and employment
- environment and biodiversity.
To prepare the latest version of the plan, the VPA undertook additional technical investigations including:
- Safety management study of transmission pressure pipelines
- Revised Transport Impact Assessment
- Revised Drainage Strategy.
The VPA has prepared the plan with the assistance of:
- Bass Coast Shire Council
- government agencies
- service authorities
- other key stakeholders.
The Precinct Structure Plan (PSP) plans for an expansion of the town’s existing infrastructure to service the increased population, including:
- A new road network that provides alternative routes through and around the town.
- An expanded business and industry precinct to create more local jobs in Wonthaggi.
- New pedestrian and cycle paths linking to and building on the significant Bass Coast trail network.
- 98 hectares of new open space including waterways and wetlands.
- Provision for a new community and village hub.
The Victorian Planning Authority (VPA) and Bass Coast Shire Council have prepared the draft Wonthaggi North East Precinct Structure Plan, Wonthaggi North East Development Contributions Plan and Wonthaggi North East Native Vegetation Precinct Plan. These documents will guide new urban development and reserve land for key infrastructure within the precinct, manage development contributions and native vegetation retention and removal.
Once approved, the Bass Coast Planning Scheme will be amended to incorporate the final PSP, DCP and NVPP.
The VPA advised the SAC in April 2021 that it had become aware of a transmission pressure gas pipeline in proximity to the Wonthaggi North East PSP area. The VPA proposed that further work would be needed including the preparation of a safety management study in consultation with MultiNet Gas (the asset owner) to assess the impact of these assets on the proposed Amendment. In response to this issue, the SAC agreed to split the hearing into two tranches to allow the VPA time to conduct additional work.
Further to this, we identified issues with the Drainage Strategy (2019) and the way the DCP considered a number of existing section 173 agreements, which has been the subject of further work.
The Tranche 2 Hearing will consider updated amendment documents which have responded to the pipeline, and drainage and DCP matters.
As a result of the further work carried out by the VPA, we have made several changes to the amendment material, including the PSP, DCP and NVPP as well as accompanying proposed planning scheme changes. The VPA is now inviting existing submitters or any new submitters to prepare a new or updated submission to respond to the updated documents.
The EAO (Clause 45.03 to the Bass Coast Planning Scheme) is a planning tool that is applied to land of medium and high potential for contamination to ensure that potentially contaminated land is suitable for a use and development which could be significantly adversely affected by contamination. This includes use and development for sensitive uses.
How has the VPA determined which properties are potentially contaminated land and why has the EAO been applied to my property?
Bass Coast Shire Council engaged GHD Pty Ltd to prepare a Contaminated Land Investigation Report and Phase 1 Preliminary Site Investigation for properties within the PSP area that looked at historic land uses across the precinct and assigned risk ratings based on the type and extent of historic land uses with the potential to cause contamination. These reports are available to view on the VPA website. If your property is shown on the proposed EAO map (which seeks to apply the EAO to the identified land as part of this amendment) it is because your property was identified as having a medium or high potential for contamination in the investigation reports and is proposed to facilitate a sensitive use or development in the future.
A detailed explanation of changes to the amendment material and the reasons for these changes are outlined in the Wonthaggi North East PSP – Changes Report – November 2021 (PDF). Key changes include:
- Introduced controls for sensitive uses for land in proximity to the transmission pressure gas pipeline.
- Updated PSP plans which may prescribe different uses and/or requirements for the future development of your property.
- Identification of new sites on the Environmental Audit Overlay in light of the Environment Protection Act 2017 (VIC), which comes into effect on 1 July 2021.
- Changes to the DCP, including the location, design and scope of infrastructure projects including the corresponding cost implications and the way the DCP relates to existing infrastructure contributions agreements within the precinct.