Grange Planning Brain

title: Golden Plains Shire Planning Relationships council: golden-plains state: vic category: relationships classification: MAJOR status: current last_compiled: 2026-05-31 source_docs:

  • Council Meeting Agenda Final - 26.05.2026.pdf
  • Att 08.09 Growing Places Strategy Draft Text and Maps.pdf
  • Bannockburn South East PSP Background Report April 2025.pdf
  • Bannockburn South East PSP Development Contributions Plan April 2025.pdf
  • Council Meeting Agenda 28.04.2026_1.pdf
  • Council Meeting agenda 211221.pdf

Golden Plains Shire Planning Relationships

Shire-wide strategy to statutory controls

Golden Plains Growing Places Strategy is the upstream sorting framework: it places most immediate planned growth in Bannockburn Growth Plan, makes Meredith Growth Location and Structure Plan Update conditional on reticulated sewerage, assigns Lethbridge Growth Location and Structure Plan Update and Teesdale Growth Location and Structure Plan Update incremental roles, and holds Cambrian Hill Precinct Structure Plan and Future Growth Identification Area as conditional regional growth options (Source: Att 08.09 Growing Places Strategy Draft Text and Maps.pdf, pp.18-23).

Amendment C106gpla - Growing Places Strategy Implementation is the statutory translation of that framework. It does not itself rezone each growth location; it changes the planning scheme policy basis used to judge future structure plans, rezonings, rural dwelling policy and small-lot housing policy (Source: C106gpla Explanatory Report Exhibition Gazetted.docx; Source: Council Meeting Agenda Final - 26.05.2026.pdf, pp.11, 16-18).

Bannockburn: growth boundary to PSP to infrastructure delivery

Bannockburn Growth Plan feeds Bannockburn South East Precinct Structure Plan, Bannockburn South West Precinct Structure Plan and north-west development planning because Bannockburn is the main planned growth front and can accommodate more than 8,000 homes in precinct areas and 13,000 homes at full development (Source: Att 08.09 Growing Places Strategy Draft Text and Maps.pdf, p.25).

The Bannockburn South East Precinct Structure Plan then turns the strategic boundary into a delivery model: 524 hectares becomes 309.42 hectares of NDA after drainage, waterways, cultural and environmental sensitivity, open space, utilities, roads and schools are accounted for (Source: Bannockburn South East PSP Precinct Structure Plan April 2025.pdf, p.53). The Bannockburn South East Precinct Structure Plan DCP converts shared infrastructure into a $974,156 per NDHa development infrastructure levy, so land development is directly tied to road, drainage, recreation and community infrastructure funding (Source: Bannockburn South East PSP Development Contributions Plan April 2025.pdf, p.3).

Bannockburn Second East-West Arterial and Bruce Creek Crossing Investigations are the movement dependency across the same system. Without the east-west link road, modelling cited in the PSP Background Report indicates High Street or Bannockburn-Shelford Road would exceed theoretical capacity and Burnside Road would carry far higher traffic at Growth Plan build-out; with the link road, the network performs more suitably (Source: Bannockburn South East PSP Background Report April 2025.pdf, p.30).

Bannockburn Integrated Water Management Plan links growth to water-cycle design. Council reporting says urbanisation will affect water supply, sewage, flood and stormwater management and public open-space irrigation, and that IWM requirements should be embedded into South East Bannockburn PSP controls so development helps fund new IWM infrastructure (Source: Council Meeting Agenda - 25 Feb 2025.pdf, pp.47-52).

Teesdale: structure plan to flood controls to conditional rezoning

Teesdale Structure Plan created the Future Growth Investigation Area mechanism for Teesdale’s north-east edge after the C92gpla Panel dispute. The condition is explicit: before rezoning, the land must address supply and demand, native vegetation, bushfire, flooding, infrastructure, sewer servicing, community and social infrastructure and landfill buffers (Source: Council Meeting agenda 211221.pdf, pp.19-20).

Amendment C104gpla - Teesdale Flood Study FO and LSIO Mapping changes the evidence baseline for future Teesdale decisions by moving the Teesdale flood study into statutory FO and LSIO mapping. Council notified 139 owners and occupiers, received 18 exhibition submissions plus one late submission, and the Panel recommended adoption as exhibited (Source: Final Council Meeting Agenda 23.09.2025.pdf, pp.6-7).

Amendment C112gpla - Teesdale North East Growth Area Rezoning and DPO20 is the downstream test of that pathway. It seeks to rezone about 206 hectares, but uses DPO20, DDO5, EAO controls and a Section 173-linked shared infrastructure plan to keep drainage, flood, bushfire, contamination, access, biodiversity and contribution issues in the delivery chain (Source: Council Meeting Agenda 28.04.2026_1.pdf, pp.6-10).

Meredith: sewerage unlocks the next growth front

Meredith Reticulated Sewerage Growth Dependency is a hard gate rather than a background improvement. The growth strategy identifies Meredith as the next growth location only if Barwon Water commits to reticulated sewerage, because higher densities can only be supported in locations with reticulated sewerage (Source: Att 08.09 Growing Places Strategy Draft Text and Maps.pdf, pp.23, 25).

The cause-and-effect chain is: Barwon Water sewer commitment enables a new Meredith Growth Location and Structure Plan Update process; structure planning then tests land supply, employment land, drainage, transport, open space, heritage, hazards and contribution needs; without sewerage, Meredith cannot be counted as confirmed substantial growth supply (Source: Att 08.09 Growing Places Strategy Draft Text and Maps.pdf, pp.23, 25-26).

Employment land and housing demand

Gheringhap Employment Precinct is linked to residential planning because the strategy identifies insufficient zoned industrial land and says demand for Gheringhap employment land is likely to increase as industrial land supply diminishes in Geelong (Source: Att 08.09 Growing Places Strategy Draft Text and Maps.pdf, p.15). The relationship is indirect but important: employment delivery near Bannockburn Growth Plan, Batesford Structure Plan and Future Growth Identification Area may affect housing demand and movement patterns in those settlements (Source: Att 08.09 Growing Places Strategy Draft Text and Maps.pdf, pp.14-15).

The delivery chain is not complete. Gheringhap Structure Plan policy supports commercial and industrial use in the Gheringhap Framework Plan area and discourages residential development inside the employment area unless it directly supports a significant commercial, industrial or agricultural activity, but the source set does not include the full 2012 structure plan, traffic modelling, drainage, servicing or contribution schedule needed to prove delivery readiness (Source: Att 7.6.5 - Golden Plains C102gpla Ordinance Combined_1.pdf, p.55; Source: Att 7.6.1 - Golden-Plains-Planning-Scheme-Review-2022_FINAL combined_3.pdf, p.378).

Contributions and open space as cross-cutting mechanisms

Policy sits across the growth system because the Growing Places Strategy says a single shire-wide contribution approach was found unsuitable and that future structure plans, PSPs and development plans must include their own contribution frameworks for infrastructure and services (Source: Att 08.09 Growing Places Strategy Draft Text and Maps.pdf, p.10).

Shire-Wide Open Space Strategy is linked to the same delivery problem. Growth areas can create new parks, reserves, trails, sportsgrounds and natural areas, but Council’s open space work also needs maintenance service levels, lifecycle costs, staff and delivery models so transferred assets remain manageable after subdivision (Source: web-research-L0-help-shape-the-future-of-golden-plains-open-spaces-2550b3cebd.txt).

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