title: Ballarat West Precinct Structure Plan (amended Feb 2026) council: ballarat state: vic category: growth-area classification: MAJOR status: adopted-by-council-awaiting-ministerial-approval last_compiled: 2026-04-17 source_docs:
- ballarat-west-precinct-structure-plan-complete_part1.txt
- ballarat-west-precinct-structure-plan-complete_part2.txt
- ballarat-west-precinct-structure-plan-complete_part3.txt
- ballarat-west-precinct-structure-plan-complete_part4.txt
- ballarat-west-precinct-structure-plan-complete_part5.txt
- ballarat-west-precinct-structure-plan-psp-february-2026.txt
- ballarat-west-development-contribution-plan-dcp-february-2026.txt
- ballarat-west-dcp-version-5.1.txt
- growth-areas-framework-plan-western-and-north-western-growth-areas_august-2024.txt
- ballarat-west-growth-area-housing-and-growth-enabling-infrastructure-bnif.txt
- ballarat-west-employment-zone-master-plan-part-a-2012.txt
- ballarat-west-employment-zone-master-plan-part-b-2012.txt
- ballarat-west-native-vegetation-precinct-plan-nvpp-amended-february-2026.txt
- ballarat-west-native-vegetation-precinct-plan_0.txt
- ballarat-west-growth-area-growling-grass-frog-conservation-management-plan.txt
- ballarat-west-growth-area-plan-march-2009.txt
- ballarat-west-growth-area-new-schools_feb2026.txt
- ballarat-west-psp-non-dcp-road-and-intersection-upgrades.txt
Ballarat West Precinct Structure Plan (amended Feb 2026)
The Ballarat West PSP is the single most consequential planning instrument in regional Victoria outside Melbourne’s growth corridors. Covering approximately 1,290 hectares of Urban Growth Zone (UGZ Schedule 2) land across western Ballarat, it is projected to deliver approximately 15,800 dwellings housing ~39,000 people at ultimate development. It is simultaneously a precinct in transition and a precinct divided: roughly 115 of 187 consolidated properties have been developed under the old DCP levy regime (147,753/ha NDA), while the remaining 72 properties now face a revised levy nearly three times higher (423,379/ha NDA) under the February 2026 update (Amendment C234ball). The largest undeveloped area — the 651-hectare Bonshaw Creek sub-precinct — cannot meaningfully progress until Central Highlands Water delivers a 4.6 million sewer pump station that is the hard infrastructure gate for up to 3,500 lots on 200 hectares. The total DCP infrastructure program has nearly doubled from 257.5 million to 514.0 million, with the City of Ballarat facing a funding gap of 84.6 million for items that exceed DCP collections.
Background
Origins: The Growth Area Plan (2009)
The Ballarat West Growth Area Plan (March 2009), prepared by Tract Consultants with ESD Pty Ltd, TTM Consulting, Beveridge Williams, and Urban Enterprises, established the long-term strategic framework for the western growth front. The Plan was adopted by Council as an “intermediate plan” — not a rezoning or development approval, but a basis for preparing detailed plans for future approval. (Source: ballarat-west-growth-area-plan-march-2009.txt, Executive Summary)
The Growth Area Plan identified Ballarat West as the primary growth front due to physical and servicing constraints to the north and east and existing fragmented land use to the south. The plan area was identified as having capacity for over 14,000 new households, accommodating a population of 35,000 to 40,000 people. Its geographic scope was broader than the eventual PSP, encompassing the entire Ballarat West Growth Area including what became the Alfredton West Precinct (now Lucas, approved June 2011 as alfredton-west-psp) and the land that would become the Ballarat West PSP itself. (Source: ballarat-west-growth-area-plan-march-2009.txt, pp.4–5)
The Plan reflected the Municipal Strategic Statement’s identification of the west as the principal growth area, and was influenced by the Central Highlands Regional Strategic Plan (2010) which projected Ballarat’s population increasing by 30,000 people between 2006 and 2026. State policy settings at the time included Melbourne 2030 (2002), which identified Ballarat among regional cities targeted for accelerated development, and the ‘Moving Forward’ program (2008), which provided 502 million to ensure regional cities had plans and systems for population and economic growth. A further 630.7 million was allocated under the ‘Ready for Tomorrow’ program (2010). (Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Section 2)
The Growth Area Plan’s total land budget illustrates the scale of the western growth front:
| Neighbourhood | Gross (ha) | Active OS (ha) | Local Parks (ha) | Schools (ha) | Main Roads (ha) | Flood (ha) | Net Developable (ha) |
|---|---|---|---|---|---|---|---|
| Alfredton | 321 | 10 | 5 | 3.5 | 8 | — | 293.3 |
| Alfredton West | 288 | 5 | 6 | 11.5 | 4.8 | — | 256.6 |
| Delacombe North | 374.5 | 5 | 5 | 3.5 | 7.2 | 31.5 | 313.6 |
| Delacombe South | 508 | 10 | 7 | 15 | 5.6 | 41 | 420.3 |
| Sebastopol | 205 | — | 4 | — | 7 | 26.25 | 161.5 |
| Total Residential | 1,696.5 | 30 | 27 | 33.5 | 32.6 | 98.75 | 1,445.5 |
| Industrial | 207 | — | — | — | 30 | — | 170.5 |
(Source: ballarat-west-growth-area-plan-march-2009.txt, Table 2.4)
The Growth Area Plan assumed a density of 12 dwellings per hectare (later increased to 15 per Amendment C117 Panel Report recommendation), yielding 14,775 total lots and a population of approximately 36,918 at 2.5 persons per household. The Plan identified three development stages:
- Stage 1: ~200 ha, ~2,000 residential lots, 6–7 years of supply
- Stage 2: 550 ha, >5,500 residential lots, next 20 years
- Stage 3: 700 ha, ~7,000 residential lots, completing the plan area beyond 30 years
A minimum of 10–15 years supply of fully serviceable land was to be maintained at all times, with a maximum 15 years supply available. (Source: ballarat-west-growth-area-plan-march-2009.txt, Section 3.2)
Prescient among the Growth Area Plan’s findings was the observation that “a fall towards the west provides a constraint through increased servicing costs beyond the plan area for hydraulic infrastructure provision, particularly sewer.” This foreshadowed the Bonshaw sewer constraint that has become the binding blocker for 3,500 lots. (Source: ballarat-west-growth-area-plan-march-2009.txt, Executive Summary)
From Plan to PSP
The PSP was prepared by the City of Ballarat with assistance from SMEC Urban, translating the Growth Area Plan’s strategic direction into the detailed statutory instrument that would guide subdivision and development. It was originally incorporated into the Ballarat Planning Scheme under Amendment C167 (approved by the Minister for Planning on 30 October 2014) and first reviewed in 2016, with changes to air emissions buffer areas, industrial/commercial precinct boundaries, noise attenuation requirements, and contamination assessment thresholds. (Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Section 1.5)
The PSP must be read
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Analysis
Total Area and Sub-Precincts
The PSP encompasses approximately 1,290 hectares divided into three sub-precincts. The sub-precinct areas changed between the original (2012) and 2026 versions, partly reflecting surveyed adjustments and partly reflecting the revised budget methodology which excludes developed land’s road reserves from the precinct area total. (Source: ballarat-west-precinct-structure-plan-complete_part1.txt; ballarat-west-precinct-structure-plan-psp-february-2026.txt)
| Sub-Precinct | Original Area (2012) | 2026 Area | Description |
|---|---|---|---|
| 1: Bonshaw Creek | ~707 ha | ~651 ha | Northern section, largest sub-precinct. Bisected by Bonshaw Creek. Contains gold mining heritage areas, the Major Activity Centre on Cherry Flat Road, and the largest concentration of undeveloped land. |
| 2: Greenhalghs Road | ~296 ha | ~288 ha | Central section. Contains two former Low Density Residential Zone areas (110 ha / 48 properties and 66 ha / 45 properties) now rezoned UGZ. |
| 4: Carngham Road | ~287 ha | ~282 ha | Southern section. Interfaces with Delacombe Industrial Area to the east. Contains the Neighbourhood Activity Centre and Industrial/Commercial Precinct. |
The PSP area is located approximately 5 km west of Ballarat CBD and 120 km from Melbourne, within the municipality of the City of Ballarat (740 square kilometres). The Wathaurung people have inhabited the land for at least 25,000 years; the Wathaurung Aboriginal Corporation is the Registered Aboriginal Party under the Aboriginal Heritage Act 2006. (Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Sections 2.1, 2.2.1, 3.3.1)
Land Use Budget — The Foundational Arithmetic
The land use budget is the foundational arithmetic of the PSP. Every lot yield figure, DCP levy calculation, and population projection depends on it. The February 2026 update materially changed the budget as a result of actual subdivision design, adopted Urban Design Frameworks, a major drainage scheme review (Engeny, December 2024), and adjustments to environmental offset areas. (Source: ballarat-west-precinct-structure-plan-psp-february-2026.txt)
Original PSP (2012/2016) vs February 2026 update:
| Category | Original (ha) | Original (%) | 2026 (ha) | 2026 (%) | Change |
|---|---|---|---|---|---|
| Total Precinct Area | 1,289.90 | 100% | 1,221.74* | 100% | -68.16 ha |
| Transport (roads, intersections, WLR) | 86.29 | 6.69% | 23.61 | 1.93% | -62.68 ha |
| Road Reserves | 61.38 | 4.76% | 0.59 | 0.05% | -60.79 ha |
| Arterial/Widening | 8.51 | 0.66% | 8.93 | 0.73% | +0.42 ha |
| Western Link Road reservation | 18.05 | 1.40% | 16.17 | 1.32% | -1.88 ha |
| Intersections | 1.56 | 0.12% | 1.65 | 0.14% | +0.09 ha |
| Encumbered Open Space | 107.64 | 8.34% | 97.96 | 8.02% | -9.68 ha |
| Waterway/Drainage Line | 47.27 | 3.66% | 45.25 | 3.70% | -2.02 ha |
| Drainage Basins | 34.17 | 2.65% | 48.51 | 3.97% | +14.34 ha |
| Environmental Conservation | 23.92 | 1.85% | 0.79 | 0.06% | -23.13 ha |
| Heritage Conservation | 2.28 | 0.18% | 3.41 | 0.28% | +1.13 ha |
| Gross Developable Area | 1,095.97 | 84.97% | 1,100.17 | 90.05% | +4.20 ha |
| Unencumbered Open Space | 113.71 | 8.82% | 100.13 | 8.20% | -13.58 ha |
| Active Open Space | 39.98 | 3.10% | 35.54 | 2.91% | -4.44 ha |
| Passive Open Space | 56.10 | 4.35% | 64.59 | 5.29% | +8.49 ha |
| Regional Open Space | 17.63 | 1.37% | — | — | — |
| Community/Education | 24.06 | 1.97% | 24.06 | 1.97% | ~0 ha |
| Net Developable Area (NDA) | 951.00 | 73.72% | 971.59 | 79.53% | +20.59 ha |
*The 2026 table shows the total as 1,221.74 ha rather than 1,285 ha; the difference reflects that existing road reserves of developed land are excluded from the precinct area in the revised budget.
(Source: ballarat-west-precinct-structure-plan-complete_part2.txt, Table 1; ballarat-west-precinct-structure-plan-psp-february-2026.txt, Table 1)
The DCP land budget (prepared independently by Urban Enterprise) produces a slightly different NDA figure of 973.03 ha, reflecting minor methodological differences in how land is categorised. The DCP budget shows: Total Area 1,285.50 ha, Land for Roads 84.99 ha, Drainage and Conservation 96.96 ha, Gross Developable Area 1,102.55 ha, Active Open Space 36.48 ha, Passive Open Space 64.59 ha, Community Facilities 4.40 ha, Government Education 20.56 ha, Non-Government Education 3.5 ha, yielding NDA of 973.03 ha. (Source: ballarat-
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Current Status
The PSP is active with the February 2026 update (Amendment C234ball) representing the current version.
Key status items as at April 2026:
- 115 of 187 parcels developed (61% by parcel count)
- 72 parcels remain undeveloped, many small/fragmented (≤4 ha)
- The Bonshaw sewer pump station ($4.6M) is unfunded and represents the critical path item for up to 3,500 lots
- The NVPP sunsets on 31 December 2026 — native vegetation assessment will revert to Clause 52.17 from 1 January 2027. Landowners must secure all NVPP-based offsets before this date or lose the streamlined pathway.
- The DCP has a 25-year life from future gazettal (expiring ~2051)
- The DIL for remaining development is
423,379/ha NDA (22,619/lot) — nearly three times the rate paid by already-developed properties - The total DCP infrastructure program is
514.0 million, with a City of Ballarat funding gap of84.6 million - Gas connections are prohibited for all new planning permits (effective 1 January 2024)
- Council is engaging with Central Highlands Water to resolve servicing constraints in the Bonshaw catchment
- Two government schools identified in the PSP remain unbuilt; Council is advocating for Victorian Government funding
- The BWGA is forecast to accommodate 48,500 people by 2035-2040 (wider growth area including Lucas)
- The Western Link Road has land acquisition funded by the DCP ($4.32M) but no identified construction funding
- The BWEZ Master Plan (2012) projects 9,030 jobs at full development but progress toward first-stage delivery is unclear from available documents
Technical reviews informing the 2026 update:
- Milward Engineering (transport, February 2024)
- ASR Research (community infrastructure, May 2024)
- Engeny (drainage, December 2024)
- Opteon (land valuations, 2024)
Ministerial Direction update: The Ministerial Direction governing the DCP was updated from 11 October 2016 to 11 April 2025. Changes include an exemption for “small second dwelling” from CIL, and the housing exemption reference was changed from “Department of Health and Human Services” to “Homes Victoria.” (Source: ballarat-west-development-contribution-plan-dcp-february-2026.txt)
Dependencies
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Blocks: Development of up to 3,500 lots in the Bonshaw sewer catchment (blocked by Central Highlands Water sewer pump station delivery). Also blocks full realisation of DCP revenue — the DCP’s financial model assumes all NDA will be developed and levied. Two government schools cannot be built until Victorian Government funding is secured. The BWEZ’s employment function depends on Western Link Road construction.
-
Blocked by: Central Highlands Water sewer pump station ($4.6M) for Bonshaw catchment; external funding for Western Link Road construction; future Clause 52.17 vegetation assessments after NVPP sunset; Victorian Government funding for two new schools; possible GGF CMP update; Powercor network augmentation (new zone substation) for electrification.
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Informed by: Ballarat West Growth Area Plan (2009); Engeny Drainage Strategy Update (2024); Milward Transport Projects Review (2024); ASR Community and Recreation Infrastructure (2024); Opteon Land Valuations (2024); SMEC Urban PSP preparation (2012); Ecology Partners Flora & Fauna Assessment (2010/2011); AECOM BWEZ Master Plan (2012); MacroPlan Demographic Assessment (2010); CPG Community Infrastructure Assessment (2010); Prowse QS Cost Estimates (2012).
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Implements: ballarat-west-dcp, ballarat-west-nvpp, growling-grass-frog-cmp, housing-strategy-2041, ballarat-strategy-2040, Housing Statement 2023 density targets, growth-areas-framework-plan.
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Conflicts with: The DCP levy increase creates tension with housing affordability objectives — the $22,619/lot DCP cost for remaining development is a direct input to lot pricing. The Housing Statement (2023) targets affordable housing delivery, but the DCP levy structure works against this by loading infrastructure costs onto the final tranche of development. The NVPP sunset creates a regulatory gap: developers who secure permits before 31 December 2026 benefit from the streamlined NVPP pathway; those who don’t face individual Clause 52.17 assessments. The gas prohibition may increase building costs for remaining development (all-electric systems), though operational costs may be lower over time.
Cross-Jurisdictional Links
-
Central Highlands Water: The binding constraint. Responsible for the Bonshaw sewer pump station (
4.6M) and trunk water pipeline (1.2M). Their capital works program and BNIF funding applications determine the timeline for unlocking 3,500+ lots. The utility operates independently of the planning system — the PSP, DCP, and UGZ are all in place, but without sewer capacity, lots cannot be created. -
Corangamite Catchment Management Authority (CMA): Drainage authority for the catchment. Drainage design must maintain pre-development 100-year ARI peak flow rates as required by the CMA. The CMA was consulted during the Engeny drainage scheme preparation.
-
VicRoads/DTP: Responsible for arterial road intersections (Remembrance Drive, Carngham Road, Glenelg Highway) and Western Link Road construction funding. The DTP’s investment decision on the Western Link Road construction directly affects both the PSP and the BWEZ.
-
Department of Education: Responsible for funding and delivering two new government schools (P-6 at Cherry Flat Road and P-12 at Winter Valley). Sites are identified in the PSP but construction depends on Victorian Government budget decisions. Planning approval was granted in 2012 but no construction funding has been allocated.
-
State Government: Housing Statement (2023) policy targets of 2.24M homes and 425,600 in regional Victoria provide the strategic justification for density increases. Big Housing Build (
5.3B, 25% in regional Victoria) and Development Facilitation Program (15M+ threshold with 10% affordable housing) create parallel delivery mechanisms. The $1 billion Regional Housing Fund will deliver 34 homes in the Central Highlands region. -
Golden Plains Shire: The southern boundary of the PSP abuts Golden Plains Shire. Land within Golden Plains is designated for rural-residential purposes. The proposed schools would also provide capacity for regional demand from developments in the north of Golden Plains Shire.
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Powercor: The gas prohibition under C234ball shifts all energy demand to the electricity network. Powercor’s capacity to service additional all-electric dwellings — particularly in the Bonshaw catchment when sewer infrastructure unlocks 3,500 lots — will require network augmentation. The BWEZ Master Plan identified the need for a new zone substation with 66 kV sub-transmission.
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Adjacent precincts: The alfredton-west-psp (Lucas) was Sub-Precinct 3 and shares infrastructure networks. The ballarat-west-employment-zone to the north provides employment complementary to the PSP’s residential function. The growth-areas-framework-plan identifies future growth areas to the west and north-west that depend on infrastructure being delivered in the Ballarat West PSP first.
Gaps in This Analysis
Critical Gaps (block Einstein-depth analysis)
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Sewer infrastructure timeline. No published date for Central Highlands Water’s delivery of the Bonshaw sewer pump station. The BNIF submission ($4.6M) requests government funding but its approval status is unknown. Without this, the timeline for 3,500 lots cannot be determined. Likely source: Central Highlands Water annual report, capital works program, or BNIF grant outcome announcement.
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DCP revenue vs expenditure analysis. The DCP identifies total infrastructure costs (
514M total,470.6M apportioned to MCA) but the detailed breakdown of how much has been collected from the 115 developed properties (at old rates) vs how much remains to be collected (at new rates from 72 properties) is not available in the corpus. The DCP notes 39% of land had received Statement of Compliance, but the dollar amounts collected and spent are not disclosed. This is critical for understanding whether the DCP can actually fund its infrastructure program. Likely source: City of Ballarat DCP annual report or financial statements. -
Individual technical reports not in corpus. The Engeny Drainage Strategy Update (December 2024), Milward Transport Projects Review (February 2024), ASR Community and Recreation Infrastructure report (May 2024), and Opteon Land Valuations (2024) are referenced extensively but not available for independent analysis. These underpin the DCP levy calculations and infrastructure prioritisation. Without them, the basis for the levy increase cannot be independently verified. Likely source: City of Ballarat planning documents page or DCP exhibition materials.
Important Gaps (enrich analysis)
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Western Link Road construction cost and funding source. The DCP funds land acquisition only for the 60m reserve ($4.32M). Construction cost is not specified. This is a significant infrastructure item (20,500 VPD ultimately) with no identified construction funding mechanism. Likely source: VicRoads/DTP capital works program, Western Link Road feasibility study.
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Actual development density achieved to date. The PSP reports modelled densities but does not disclose the actual achieved density across the 115 developed properties. If pre-2026 development achieved closer to 12-13 dw/NDHa (as is common in regional greenfield estates), the remaining land must deliver substantially above 20 dw/NRHa to meet the headline yield. Likely source: City of Ballarat monitoring report or planning permit data.
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Amendment C234ball panel report. The Planning Panels Victoria panel report for Amendment C234ball is referenced (it recommended the NVPP sunset clause) but is not in the corpus. The panel report would contain analysis of submissions received, contested issues, and the panel’s reasoning on density targets, DCP methodology, and NVPP transition. Likely source: Planning Panels Victoria website, ppv.vic.gov.au.
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BWEZ implementation progress. The BWEZ Master Plan was adopted in 2012 but no information on implementation progress is available. Whether the first stage (75 ha) has been released, whether the Western Link Road has advanced, and whether any catalyst tenants have committed are all unknown. Likely source: City of Ballarat economic development reports, BWEZ project page.
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GGF CMP update status. The 2026 PSP references future strategic planning work to update the GGF CMP. The current CMP dates from December 2011. Whether updated GGF surveys have been conducted, whether the compensatory habitat has been constructed, and whether translocation has occurred are all unknown. Likely source: City of Ballarat biodiversity reports, EPBC Act referral records.
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Submissions on Amendment C234ball. The number and nature of submissions on the amendment is not documented in the corpus. Understanding what was contested — density targets, DCP levy increases, NVPP sunset, drainage scheme changes, gas prohibition — would significantly enrich the analysis. Likely source: Planning Panels Victoria panel report, City of Ballarat amendment page.
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Electricity network capacity for electrification. The gas prohibition shifts all energy demand to electricity. Powercor’s servicing strategy for the remaining 72 undeveloped properties — particularly 3,500 all-electric homes in the Bonshaw catchment — is not documented. Likely source: Powercor distribution annual planning report.
See _gaps for the full corpus gap register.
Appendix A: DCP Infrastructure Item Inventory (Version 7.4, February 2026)
This appendix provides the complete inventory of infrastructure items funded through the Ballarat West Development Contributions Plan, organised by infrastructure category. All costs are in July 2024 dollars unless otherwise stated.
A.1 Community Infrastructure Items (Community Infrastructure Levy)
The CIL funds 11 items, paid at a rate of 1,450 per dwelling (the statutory cap for 2024-25). The CIL is payable at the time of building approval for each dwelling. The uncapped CIL per dwelling would be 4,049.70, meaning the cap provides a 2,599.70 discount per dwelling — a total subsidy of approximately 41.2 million across 15,839 dwellings.
| Code | Item | Works Cost | CIL/dwelling |
|---|---|---|---|
| CI_CF_1 | MAC Library (1,800 sqm) co-located with Community Centre in MAC, Sub-Precinct 1 | $16,197,282 | $1,022.62 |
| CI_CF_2 | Level 3 MAC Multi-Purpose Community Centre (~4,400 sqm building area), Sub-Precinct 1 | $4,836,907 | $305.38 |
| CI_CF_3 | Level 1 MAC Early Years Hub (CI component) — community meeting rooms, outdoor areas, parking, Sub-Precinct 1 | $5,027,177 | $317.39 |
| CI_CF_4 | Level 1 Tait Street Early Years Hub (CI component) — community meeting rooms, outdoor areas, parking, Sub-Precinct 1 | $5,266,475 | $332.50 |
| CI_CF_5 | Level 1 LAC Multi-purpose Community Centre and Early Years Hub (CI component), Sub-Precinct 2 | $9,027,592 | $569.96 |
| CI_CF_6 | Level 1 NAC Multi-purpose Community Centre (CI component), Sub-Precinct 4 | $6,610,410 | $417.35 |
| CI_OS_1 | MR Power Park — Pavilion (medium community pavilion), Sub-Precinct 1 | $2,066,580 | $130.47 |
| CI_OS_2 | Mining Park — Pavilion (small pavilion), Sub-Precinct 1 | $3,435,868 | $216.92 |
| CI_OS_3 | Glenelg Highway Reserve (MAC) — Pavilion (medium), Sub-Precinct 1 | $3,435,868 | $216.92 |
| CI_OS_4 | Greenhalghs Reserve (LAC) — Pavilion (medium), Sub-Precinct 2 | $4,803,101 | $303.25 |
| CI_OS_5 | Carngham Reserve (NAC) — Pavilion (medium), Sub-Precinct 4 | $3,435,868 | $216.92 |
| Total CIL | $64,143,130 | 4,049.70** (capped at **1,450) |
(Source: ballarat-west-development-contribution-plan-dcp-february-2026.txt, Table 12)
A.2 Development Infrastructure — Community Facilities
| Code | Item | Description |
|---|---|---|
| DI_CF_1 | Level 1 MAC Early Years Hub (DI component) | Kindergarten, maternal and child health centre, associated facilities, Sub-Precinct 1 |
| DI_CF_2 | Level 1 Tait Street Early Years Hub (DI component) | Kindergarten, associated facilities, Sub-Precinct 1 |
| DI_CF_3 | Level 1 LAC Multi-purpose Community Centre and Early Years Hub (DI component) | Kindergarten, associated facilities, Sub-Precinct 2 |
| DI_CF_4 | NAC Early Years Hub | Kindergarten, associated facilities, Sub-Precinct 4 |
| DI_LA_1 | MAC Library — Land | Acquisition of 0.9 ha, $3,375,000 |
| DI_LA_3 | Level 3 MAC Multi-Purpose Community Centre — Land | Acquisition of 1.0 ha, $3,750,000 |
| DI_LA_4 | Level 1 Tait Street Early Years Hub — Land | Acquisition of 0.5 ha, $550,000 |
| DI_LA_5 | LAC Early Years Hub — Land | Acquisition of 1.3 ha, $1,105,000 |
| DI_LA_7 | Level 1 NAC Multi-purpose Community Centre — Land | Acquisition of 0.7 ha, $630,000 |
Items removed or consolidated between v5.1 and Feb 2026: DI_LA_2 (MAC EYH land, 0.5 ha, 200,000 in v5.1) was consolidated into DI_LA_1; DI_LA_6 (LAC MPCC land, 0.8 ha, 220,000) and DI_LA_8 (NAC MPCC land, 0.8 ha, $220,000) were restructured.
(Source: ballarat-west-development-contribution-plan-dcp-february-2026.txt, Table 2)
A.3 Development Infrastructure — Drainage
The drainage scheme is the largest single category of DCP expenditure ($177.3M to MCA). It comprises 20 sub-catchment drainage scheme construction items and 24 retarding basin land acquisition items. See the drainage section in the main analysis for the complete basin inventory and sub-catchment costs.
Sub-catchment distribution:
- Sub-Precinct 1 (Bonshaw Creek): 13 sub-catchments (AA/AB, AC/AT, AK/AM, AU/AY, AZ/CA, BA/BQ, BK/BL, BU/CP, BY/BZ, CB/CF, CD/CR, CQ/CW, CX/DC)
- Sub-Precinct 2 (Greenhalghs Road): 3 sub-catchments (M/Q, P/T, U/Z)
- Sub-Precinct 4 (Carngham Road): 4 sub-catchments (A, C/O, D/J, KL)
(Source: ballarat-west-development-contribution-plan-dcp-february-2026.txt, Table 3)
A.4 Development Infrastructure — Active Open Space
| Code | Item | Area | Description | Works Cost | |---|---|---|---
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Appendix B: Topography, Landscape and Physical Setting
B.1 Topography
The PSP area occupies gently undulating terrain sloping broadly from north to south, dissected by three north-south creek corridors:
Sub-Precinct 1 (Bonshaw Creek): The northern section south of Glenelg Highway and west of Tait Street is relatively flat. South-east of this area the topography slopes gradually towards the Winter, Bonshaw and Kensington Creeks, to a minor escarpment running north-west/south-east across the middle of the sub-precinct. Below the escarpment, the land falls gradually to the floodplains of Winter and Kensington Creeks. Bonshaw Creek bisects this sub-precinct, running north from Winter Creek and is incised in many places as it passes through the escarpment. The incised edges prevent crossing in some locations. (Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Section 3.1)
Sub-Precinct 2 (Greenhalghs Road): South of Greenhalghs Road, the land falls towards the Glenelg Highway and Winter Creek. Kensington Creek within this sub-precinct is defined by steep slopes unsuitable for development, with minor ridgelines along the western edge and centre. A minor plateau to the north-west of Kensington Creek provides views across the open farmland and rural landscape to the south. (Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Section 3.1)
Sub-Precinct 4 (Carngham Road): The northern section is relatively flat with mild undulating land. Winter and Kensington Creeks define the southern and western boundaries. (Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Section 3.1)
B.2 Catchments and Drainage
The PSP area is mostly located within the Winter Creek Catchment, with a small area that flows more directly to the Yarrowee River via minor creeks. Contour interval on plans: 2.5m. The three named creeks — Winter Creek, Bonshaw Creek, and Kensington Creek — form a continuous creek corridor through Sub-Precincts 1 and 2. (Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Section 3.4)
B.3 Interfaces
The PSP has multiple sensitive interfaces requiring careful management:
- Western edges (Sub-Precincts 2 and 4): Farming areas and the future Western Link Road alignment. Development on the escarpment must consider visual impact from surrounding rural areas.
- Southern edge: Abuts the City of Ballarat municipal boundary with Golden Plains Shire.
- Northern and eastern boundaries: Abut existing residential communities of Alfredton, Delacombe, and Sebastopol.
- Delacombe Industrial Area (eastern edge of Sub-Precinct 4): Buffer management as described in the Site Contamination and Industrial Interface section.
(Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Sections 3.7.2–3.7.3)
Appendix C: Image, Character and Urban Design
C.1 Vision
The PSP’s vision positions Ballarat West as “the City’s primary residential growth area” designed for the Ballarat context. The built form takes cues from “Ballarat’s history, the form of its established areas and its landforms and rural environment.” Key elements: a series of neighbourhoods offering housing choice; schools, community facilities, and open space networks; walkable streets with public transport access; medium density near activity centres and high-amenity areas; lower density at rural interfaces; leading practice ESD standards; and sustainable urban development practices including native vegetation retention, treed streets, and WSUD. (Source: ballarat-west-precinct-structure-plan-complete_part2.txt, Section 4.1)
C.2 Housing Design Requirements
General (mandatory): Community Hubs and Activity Centres designed for pedestrian-focused street networks and active frontages; development must address roads for safe and permeable streets; creek interface development must promote public use and passive surveillance; strong urban frontage to major roads; consideration of building orientation for energy consumption and water use; linear landscape buffer of at least 20m between sensitive uses and Industrial Zone.
Medium density (mandatory): Average of 25 dwellings per NRHa; located near activity centres, community hubs, public transport stops, or open space; variety of forms including terrace/townhouse, integrated development sites, and retirement villages.
Existing rural-residential areas (mandatory): Integrated road network; avoid cul-de-sacs; through-connections between rural-residential areas and surrounding parcels.
Small lot housing: Lots less than 300 sqm may be developed without a planning permit where the Small Lot Housing Code is met.
Solar access: Grid-based road patterns promote solar access. 40% reduction on potable water demand target. WSUD features throughout. Rainwater tanks encouraged.
(Source: ballarat-west-precinct-structure-plan-complete_part2.txt, Sections 5.1-5.2)
Appendix D: Drainage Delivery Framework
D.1 Staging and Priority
Construction of the drainage scheme will be completed in stages over the 30+ year development of the PSP area. Works are prioritised by: allocation of funding over the DCP life; rate of development within each sub-catchment; estimated total cost of downstream works; and likely timing of other civil infrastructure. The City of Ballarat generally undertakes drainage works from the downstream end first. (Source: ballarat-west-precinct-structure-plan-complete_part3.txt, Section 5.7)
D.2 Out-of-Sequence Development
Developers may be required to provide temporary drainage works where development is out-of-sequence. For sub-catchments with larger landholdings, developers are encouraged to pool resources for permanent works rather than constructing temporary solutions. (Source: ballarat-west-precinct-structure-plan-complete_part3.txt, Section 5.7)
D.3 Reviews
Financial reviews occur annually. Engineering reviews occur approximately five-yearly. (Source: ballarat-west-precinct-structure-plan-complete_part3.txt, Section 5.7)
Appendix E: State Policy Context
E.1 Housing Statement (2023)
The Victorian Government’s Housing Statement outlines the commitment to delivery of 2.24 million homes by 2051, including 425,600 homes in regional Victoria. This provides the strategic justification for the density increase from 15 to 20 dw/NRHa on undeveloped sites. The Victorian Government’s draft housing target for Ballarat specifically is 46,900 homes to be added to existing housing stock by 2051. (Source: ballarat-west-precinct-structure-plan-psp-february-2026.txt, Section 2; ballarat-west-growth-area-housing-and-growth-enabling-infrastructure-bnif.txt)
E.2 Supporting Programs
- Big Housing Build: $5.3 billion program with 25% in regional Victoria.
- Regional Housing Fund: $1 billion fund delivering 1,300+ homes across regional Victoria, including 34 homes in the Central Highlands region.
- Development Facilitation Program: Streamlines planning for significant regional housing developments worth at least $15 million and delivering at least 10% affordable housing.
(Source: ballarat-west-precinct-structure-plan-psp-february-2026.txt, Section 2)
E.3 Plan Melbourne 2017-2050
Plan Melbourne identifies regional cities including Ballarat for state government investment. The Ballarat municipality is expected to grow by 55,000 people by 2041. (Source: ballarat-west-precinct-structure-plan-psp-february-2026.txt, Section 2)
Appendix F: Planning Scheme Controls
F.1 Zone and Overlay Controls
The PSP area is zoned Urban Growth Zone (UGZ) Schedule 2 under Clause 37.07 of the Ballarat Planning Scheme.
| Control | Clause | Application |
|---|---|---|
| Urban Growth Zone Schedule 2 | 37.07 | Entire PSP area |
| Development Contributions Plan Overlay | 45.06 | Entire PSP area (Ballarat West DCP) |
| Native Vegetation Precinct Plan | 52.16 | Entire PSP area (until 31 December 2026) |
| Environmental Audit Overlay | 45.03 | Land with high potential for contamination |
| Heritage Overlay | 43.01 | HO142 Former St Joseph’s Home; proposed HO for Prince of Wales / Bonshaw Company mine |
| Public Acquisition Overlay | 45.01 | Carngham Road widening (VicRoads); Cherry Flat Road widening (City of Ballarat) |
| Public Open Space contribution | 53.01 | 5.31% of Gross Developable Area |
(Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Section 1.3)
F.2 Amendment History
| Amendment | Date | Purpose |
|---|---|---|
| C167 | 30 October 2014 | Original incorporation of PSP and DCP |
| (2016 review) | 26 October 2016 | First PSP review — air emissions buffer, industrial precinct, noise, contamination |
| (DCP v5.1) | June 2017 | DCP revision for CIL cap change (Governor in Council Order, 11 October 2016) |
| C234ball | February 2026 | Second PSP review — density, land use budget, DCP v7.4, NVPP sunset, drainage, gas prohibition |
F.3 Incorporated Documents
- Ballarat West Precinct Structure Plan — incorporated under UGZ Schedule 2
- Ballarat West Development Contributions Plan — incorporated at Clause 45.06
- Ballarat West Native Vegetation Precinct Plan — incorporated at Clause 72.04 (via Clause 52.16); to be removed after 31 December 2026
The GGF CMP is not directly incorporated but is referenced in the PSP’s biodiversity objectives. Development within the GGF Offset Site Trigger Area must comply with the CMP and any EPBC Act approvals. (Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Section 1.3)
F.4 Urban Design Framework Requirement
A permit should not be granted within the MAC or NAC until an Urban Design Framework has been prepared. An approved UDF exists for the MAC. The NAC UDF status is not stated in available documents. (Source: ballarat-west-precinct-structure-plan-complete_part2.txt, Section 5.3.3)
Appendix G: Sensitivity Analysis — Key Variables Affecting Outcomes
G.1 Density Achievement Risk
The PSP’s headline yield of 15,808 dwellings depends on undeveloped sites achieving 20 dw/NRHa. This represents a significant uplift from the 15 dw/NRHa that characterised most pre-2026 development.
| Scenario | Density | Yield on Remaining Land | Total PSP Yield | Shortfall |
|---|---|---|---|---|
| Target | 20/25 dw/NRHa | ~6,500 | ~15,800 | 0 |
| Moderate shortfall | 17/22 dw/NRHa | ~5,500 | ~14,800 | ~1,000 |
| Significant shortfall | 15/20 dw/NRHa | ~4,800 | ~14,100 | ~1,700 |
| Pre-2026 trend | 13/18 dw/NRHa | ~4,200 | ~13,500 | ~2,300 |
A shortfall of 1,000-2,300 dwellings represents a population shortfall of 2,500-5,750 people, affecting community facility viability, retail demand, and public transport patronage. The density risk is heightened by fragmented ownership (parcels ≤4 ha with irregular shapes) and the former LDRZ areas with existing dwellings.
G.2 Sewer Infrastructure Timing Risk
Three scenarios:
Scenario 1 — BNIF funded, delivery by 2028: 3,500 lots unlocked within 2-3 years; PSP approaches build-out by ~2045.
Scenario 2 — BNIF not funded, CHW capital works by 2032: 3,500 lots delayed ~4 years; DCP revenue delayed; PSP build-out extends to ~2050+.
Scenario 3 — No government funding, developer-funded: Requires coordination among 50+ landowners; likely 5+ year further delay.
Each year of delay represents approximately 350-500 potential lots not coming to market.
G.3 DCP Financial Sustainability Risk
- Already-collected revenue at old rates creates a structural shortfall.
- Development timing delays create DCP cash flow gaps.
- Construction cost inflation beyond July 2024 base may exceed collections.
- Works-in-kind meet infrastructure needs but reduce available cash.
G.4 NVPP Sunset Transition Risk
Developers who have not secured permits before 31 December 2026 face additional cost, time, and regulatory uncertainty under Clause 52.17. Properties in the Bonshaw sewer catchment face a particular irony: they cannot develop (no sewer) but would benefit from securing vegetation permits under the NVPP before it expires.
G.5 Housing Affordability Tension
| Cost Component | Pre-2026 (typical per lot) | Post-2026 (estimated per lot) |
|---|---|---|
| DCP contribution | ~$11,248 | ~$22,619 |
| Non-DCP road upgrades | Not consistently applied | $2,000-4,000 |
| Post-NVPP vegetation | Included in NVPP | $5,000-15,000 per property |
| Higher density requirement | 15 dw/NRHa | 20 dw/NRHa |
The cumulative cost burden creates tension with the Housing Statement’s affordability objectives. This is structurally embedded rather than resolvable through planning policy alone.
Appendix H: Chronological Timeline of Key Events
| Date | Event | Source |
|---|---|---|
| 2009-03 | Ballarat West Growth Area Plan adopted by Council | ballarat-west-growth-area-plan-march-2009.txt |
| 2010 | Flora and Fauna Assessment completed (Ecology Partners) | ballarat-west-precinct-structure-plan-complete_part1.txt |
| 2010 | Aboriginal and Historical Heritage Assessment completed | ballarat-west-precinct-structure-plan-complete_part1.txt |
| 2010 | MacroPlan Demographic and Residential Assessment | ballarat-west-precinct-structure-plan-complete_part2.txt |
| 2010 | CPG Community Infrastructure Assessment | ballarat-west-dcp-version-5.1.txt |
| 2011-06 | Alfredton West Precinct (Lucas) approved as separate PSP | ballarat-west-precinct-structure-plan-complete_part1.txt |
| 2011-12 | Growling Grass Frog Conservation Management Plan completed (SMEC) | ballarat-west-growth-area-growling-grass-frog-conservation-management-plan.txt |
| 2012 | PSP prepared by City of Ballarat / SMEC Urban | ballarat-west-precinct-structure-plan-complete_part1.txt |
| 2012 | NVPP prepared under Clause 52.16 | ballarat-west-native-vegetation-precinct-plan_0.txt |
| 2012 | Drainage Scheme prepared (Engeny & SMEC) | ballarat-west-dcp-version-5.1.txt |
| 2012-05-23 | BWEZ Master Plan adopted by Council (AECOM) | ballarat-west-employment-zone-master-plan-part-a-2012.txt |
| 2014-10-30 | PSP incorporated into Planning Scheme (Amendment C167) | ballarat-west-dcp-version-5.1.txt |
| 2016-10-26 | PSP first review completed | ballarat-west-precinct-structure-plan-complete_part1.txt |
| 2017-06 | DCP revised to Version 5.1 | ballarat-west-dcp-version-5.1.txt |
| 2024-01-01 | Gas connections prohibited (effective date under C234ball) | ballarat-west-precinct-structure-plan-psp-february-2026.txt |
| 2024-02 | Milward Transport Projects Review completed | ballarat-west-precinct-structure-plan-psp-february-2026.txt |
| 2024-03 | Non-DCP Road Upgrades Information Sheet published | ballarat-west-psp-non-dcp-road-and-intersection-upgrades.txt |
| 2024-05 | ASR Community and Recreation Infrastructure report | ballarat-west-precinct-structure-plan-psp-february-2026.txt |
| 2024-08 | Growth Areas Framework Plan published | growth-areas-framework-plan-western-and-north-western-growth-areas_august-2024.txt |
| 2024 | Opteon Land Valuations for DCP Review completed | ballarat-west-development-contribution-plan-dcp-february-2026.txt |
| 2024-12-19 | Engeny Drainage Strategy Update completed | ballarat-west-precinct-structure-plan-psp-february-2026.txt |
| 2025 | BNIF funding application submitted ($13.27M) | ballarat-west-growth-area-housing-and-growth-enabling-infrastructure-bnif.txt |
| 2025-04-11 | Updated Ministerial Direction for DCP | ballarat-west-development-contribution-plan-dcp-february-2026.txt |
| 2026-03-25 | Council adopted revised Ballarat West PSP/DCP/C234ball package and submitted it to the Minister; gazettal not in corpus | ballarat-west-precinct-structure-plan-psp-february-2026.txt |
| 2026-02 | Advocacy Priority Projects Pipeline published | ballarat-west-growth-area-new-schools_feb2026.txt |
| 2026-12-31 | NVPP sunset date | ballarat-west-native-vegetation-precinct-plan-nvpp-amended-february-2026.txt |
| ~2051 | DCP expiry (25 years from gazettal) | ballarat-west-development-contribution-plan-dcp-february-2026.txt |
Appendix I: DCP Levy Calculation Methodology
I.1 Demand Units
- DIL: 1 hectare of NDA = 1 demand unit. Total residential: 934.82 ha. Total: 973.03 ha.
- CIL: 1 dwelling = 1 demand unit. Total: 15,839 dwellings.
I.2 Cost Apportionment
Each infrastructure item’s cost is apportioned by: (1) external demand proportion subtracted; (2) usage nexus by rate type; (3) net cost ÷ applicable demand units = levy per demand unit.
I.3 Indexation
All costs in July 2024 dollars. Regular review and adjustment provided for.
I.4 Works-in-Kind
Developers may provide land, works, services, or facilities in part or full satisfaction (P&E Act, Section 46P(2)). Requires City of Ballarat approval.
I.5 Payment Timing
- DIL: Payable at subdivision permit conditions.
- CIL: Payable at building approval for each dwelling.
I.6 Exemptions (February 2026)
- Government schools exempt from DIL
- Small second dwellings exempt from CIL (new in Feb 2026)
- Homes Victoria dwellings exempt from CIL (updated reference from DHHS)
(Source: ballarat-west-development-contribution-plan-dcp-february-2026.txt, Sections 3-5)
Appendix J: Lot Cost Build-Up Analysis
Simplified lot cost build-up for a hypothetical 10 ha undeveloped parcel in Sub-Precinct 1 (post-February 2026):
| Cost Component | Amount | Per Lot (at 20 dw/NRHa) |
|---|---|---|
| Englobo land acquisition (estimated) | ~$3,000,000 | ~$15,000 |
| DCP Development Infrastructure Levy | $4,233,790 | $21,169 |
| DCP Community Infrastructure Levy | 290,000 (200 lots x 1,450) | $1,450 |
| Non-DCP road upgrades (estimated) | $400,000-800,000 | $2,000-4,000 |
| Subdivision construction (roads, services, drainage) | $2,000,000-3,000,000 | $10,000-15,000 |
| Water and sewer contributions (CHW) | Unknown | Unknown |
| Native vegetation offsets (post-NVPP sunset) | Variable | Variable |
| Total estimated lot cost | $49,619-56,619+ |
At typical regional Victorian lot pricing of $250,000-350,000, the DCP component alone represents 6.5-9% of the end lot price. Combined with all other development costs, the margin is significantly compressed compared to lots developed under the old regime.
This analysis is indicative only — actual costs will vary by location, parcel size, site constraints, and density achieved.
(Source: analysis based on ballarat-west-development-contribution-plan-dcp-february-2026.txt)
Appendix K: Western Link Road — Detailed Analysis
K.1 Planned Function and Design
The Western Link Road (Dyson Drive) is the most significant and most unfunded transport project affecting both the PSP and the BWEZ.
Planned function: The road will link the Western Freeway (north of the airport) to the Midland Highway (south of Sebastopol). It defines the western edge of Sub-Precincts 2 and 4 and the southern boundary of Sub-Precinct 1.
Design: Ultimate configuration is two lanes in each direction between the Western Freeway and Glenelg Highway, one lane in each direction between Glenelg Highway and Cherry Flat Road, and either one or two lanes from there to the Midland Highway depending on future traffic volumes. Service lanes may be provided by developers.
Access: Limited to Carngham Road, Greenhalghs Road, Glenelg Highway, Cherry Flat Road, Ross Creek Road, and the proposed Schreenans Lane extension. No direct lot access; all access from service roads or local roads only. Once the ultimate duplicated alignment is installed, full intersections will be limited to designated locations; all other access points will be left-in/left-out only.
DCP funding: Land acquisition only — 20m-wide reservation between Carngham Road and Glenelg Highway (2,650m x 20m = 5.3 ha, DI_LA_14, $4,323,750). Does not include land for eventual duplication to the full 60m reserve. Does not include construction.
Intersection treatments: Land for Western Link Road intersections is acquired (0.23 ha, DI_LA_25, $205,250) but their design is “subject to further investigation.”
K.2 Regional Significance
The Western Link Road serves both the PSP (providing southern access and western boundary) and the BWEZ (providing primary access frontage with a ~1 km service road). Without it:
- The BWEZ’s Freight Hub precinct and employment frontage concept cannot be fully realised
- The PSP’s western sub-precincts have limited access to the broader Ballarat road network
- The connection to the Western Freeway and Melbourne is indirect
- The Growth Area Plan’s envisaged circulation cannot be achieved
The road is identified in both the PSP and the BWEZ Master Plan but neither document identifies a construction funding source. The DTP/VicRoads investment decision on the Western Link Road construction is the single most consequential transport funding decision affecting the Ballarat West Growth Area.
(Source: ballarat-west-precinct-structure-plan-complete_part1.txt, Section 3.6; ballarat-west-precinct-structure-plan-complete_part4.txt, Table 7; ballarat-west-development-contribution-plan-dcp-february-2026.txt, Section 3.3; ballarat-west-employment-zone-master-plan-part-b-2012.txt, Section 8)
Size Contract Note
This page was compacted for UI and Obsidian readability. The underlying source documents and extracted text remain in the evidence corpus.
C234ball Operative-Status Guardrail
Council adopted the revised Ballarat West PSP/DCP/C234ball package on 25 March 2026 and submitted it to the Minister. As at 31 May 2026, the corpus does not contain Ministerial approval or gazettal, so the revised February 2026 PSP/DCP package is a Council-adopted proposed/current review package rather than an operative planning-scheme control. Existing Ballarat West DCP rates continue to apply until gazettal. (Source: 25-march-2026-council-meeting-agenda-with-attachments-reduced_part1.txt; Source: ballarat-west-development-contribution-plan-dcp-february-2026.txt)