Ballan Strategic
Directions
An Overview
What does the Ballan Strategic
Directions Seek to Achieve?
The Ballan Strategic Directions:
•
Is a plan to guide long term growth within the town of Ballan. It identifies
growth areas to accommodate the projected growth in Ballan and identifies
a number of pre-conditions required to be met prior to these areas being
rezoned for urban purposes.
•
Seeks to preserve and enhance the valued elements of the town including
the country character, historic buildings, built form and streetscapes, an
open landscape at the edges to the town, significant established vegetation,
undulating landforms and the Werribee river.
•
It is built around the strengths of the town, including the above but also the
train station, hospital, a range of employment opportunities and established
community infrastructure.
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What does the Ballan Strategic
Directions Seek to Achieve?
•
Has reviewed higher order infrastructure needs and what the town may
need in the future.
•
Is based on key principles including larger lots on the periphery, protecting
the gateways, and promoting the heart of the town.
•
Seeks to enhance the open space network of the town and encourage
walkability.
•
The Ballan Strategic Directions supersede and replace many elements of
the Ballan Structure Plan, however there are similarities. Key growth areas
are still proposed to the south and west.
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How Does the Ballan Strategic Directions Affect the
Existing Areas in Ballan?
•
Existing precincts of Ballan are divided into Precincts A, B, C, D, E, F and
G. Precinct locations are depicted on page 43.
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• Precincts A and B
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How Does the Ballan Strategic Directions Affect the Existing Areas in Ballan?
•
Zoning recommendations are made for precinct areas based on
Neighborhood Character analysis and other considerations. For instance
the residential areas within Precinct B and a part of Precinct A are proposed
to be within the General Residential Zone. This is the most common
residential zone in Victoria.
•
Some parts of the existing urban areas are also proposed to be in the Low
Density Residential Zone and the Neighborhood Residential Zone. The
Zoning Map is shown from page 89.
•
In some cases controls are proposed for minimum subdivision size, site
coverage, permeability and front fences. These controls are based on
preserving and promoting valued neighborhood character elements. These
controls can be viewed on page 87.
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How Does the Ballan Strategic Directions Affect
Ballan's Future Growth
•
Growth Areas of Ballan are separated into precincts 1, 2, 3, 4, 5 and 6.
•
Growth areas are separated into Short to Medium term development and
Medium to Long Term development. This means that growth opportunities
will be staged over time based on town needs.
•
Growth Precincts and timing are depicted on page 43.
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Growth Areas
•
The main growth areas are to the West and South of the Town.
•
Zoning recommendations are made for growth areas to enable them to
transition from rural to urban uses.
•
A Development Plan Overlay Schedule is proposed for the Western Growth
Area. This will ensure that a Masterplan is prepared for the entire area. A
holistic masterplan is important for matters such as road and open space
planning.
•
Pre conditions are proposed for the growth areas which control future roads,
fences and other elements.
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Other Actions
•
The Ballan Strategic Directions includes number of proposed Actions for Council
from Page 91. These matters cover urban form, drainage, open space and recreation
and other areas. For instance:
– “Prepare a landscape masterplan for the Werribee River open space network to
ensure the delivery of an open space network that is functional, complementary to
Ballan’s character and the natural environment.”
– Prepare Street Tree Planting Guidelines that provide a vision for street tree
planting and street design within Ballan, particularly in relation to subdivision
developments and gateways.
– Progressively deliver a network of linear open space forming a ‘structural loop’
through the town while also connecting people to the natural environment.
– Review opportunities to improve the Mechanics Institute Hall, Ballan
Neighbourhood House and Men’s Shed, the Senior Citizens Centre, CFA and car
parks between Inglis Street and Steiglitz Street to function as a community hub.
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How did the Ballan Strategic Directions
Evolve?
•
The Ballan Structure Plan was prepared in 2015, however there have been a number
of changes that have warranted further review of this document.
•
The Ballan Structure Plan was prepared in 2015 to ensure the township of Ballan
could grow in a planned manner.
•
The Ballan Structure Plan was subject of non statutory exhibition in 2015 provides a
number of recommendations for Planning controls – which if implemented would
control things and was adopted by Council on 17 December 2015.
•
Council sought authorisation from the Department of Environment, Land, Water &
Planning to prepare and exhibit a Planning Scheme Amendment based on the Ballan
Structure Plan, post the December Council resolution.
•
The DELWP raised issues in relation to the Ballan Structure Plan, which resulted in
Council organising a review of the Structure Plan. Upon becoming aware of issues in
the Ballan Structure Plan Council organised an experienced consultancy to prepare
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the Ballan Strategic Directions.
Strategic and Policy Changes since
Adoption of Ballan Structure Plan
•
Since the adoption of the Ballan Structure Plan in December 2015 the strategic
planning context of planning for the future of Ballan has changed, providing further
impetus to create the Ballan Strategic Directions. Changes are due to:
•
the adoption of the Bacchus Marsh Housing Strategy which identified a
Residential Framework and character assessment to guide future residential
development in Ballan. The approval of this Strategy has increased Council
expectations regarding neighbourhood character and the need for positive
strategy direction which should also be applied to Ballan;
•
the adoption of Moorabool Retail Strategy 2041 – March 2016;
•
State Government interest in emphasising regional growth while recognising the
importance of character, directing growth to appropriate locations etc;
•
The release of a refreshed Plan Melbourne that identifies the importance of
growth in regional locations + Melbourne’s peri-urban areas;
•
reformed residential zones;
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Local Considerations
– Ballan Strategic Directions
• The Ballan Strategic Directions has been designed to consider the
local context of Ballan and the qualities which make Ballan special.
• Whilst Ballan has the potential to accommodate some growth,
growth must be carefully planned to maintain and enhance the
intrinsic character and qualities of the town.
• Necessary infrastructure must be planned for and delivered in a
timely way and without unnecessary risk or burden to Council.
• As significant growth is directed towards Bacchus Marsh it is
essential that the point of difference that Ballan offers is properly
recognised and protected.
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Local Considerations
– Ballan Strategic Directions
•
Ballan is a special place – it is a place that:
•
has an established country township character;
•
a range of employment opportunities for a town of its scale as well as being within
commuter distance of Bacchus Marsh, Ballarat, Geelong and Melbourne;
•
historic buildings, built form and streetscapes;
•
an open landscape on the town edges with a sense of built form only felt when within
the township core;
•
established vegetation in particular the contrast between formal and exotic street trees,
native cypress windrows and autumnal vegetation in both the public and private
realms;
•
undulating landforms; and
•
is traversed by the Werribee river and its tributaries.
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Ballan Strategic Directions - Framework Plan
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Next Steps
•
Upon completion of the consultation period prepare a Council report to
consider submissions and to seek authorisation (with or without changes) to
prepare and exhibit a Planning Scheme Amendment to implement the
recommended changes to the MSS and zoning provision as identified in the
Implementation Plan of Ballan Strategic Directions.
•
Prepare and exhibit a Planning Scheme Amendment.
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