Grange Planning Brain

title: Inverleigh South West Rezoning and Development Plan Overlay Schedule 18 council: golden-plains state: vic category: constraint classification: MAJOR status: pending last_compiled: 2026-05-30 source_docs:

  • PUBLIC Agenda - Council Meeting - 23 April 2024.pdf
  • Att 8.3a Amendment documents.pdf
  • Att 8.3b DP Draft conditions_1.pdf

Inverleigh South West Rezoning and Development Plan Overlay Schedule 18

Amendment C98gpla is a combined planning scheme amendment and permit process for land at 9 Mahers Road and 60 Terrier Road, Inverleigh, intended to rezone land from Farming Zone to Low Density Residential Zone, apply Development Plan Overlay Schedule 18 and Design and Development Overlay Schedule 5, and facilitate planning permit P21334 for staged low density subdivision, native vegetation removal, access changes, and easements. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.16) The practical planning issue is not simply whether 56 low density residential lots can be created, but whether a flood-affected, partly salinity-mapped, unsewered western growth area can be staged with enough drainage, wastewater, road, bushfire, landscape, and title controls to protect the Inverleigh Framework Plan settlement structure. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.20-21; Source: Att 8.3b DP Draft conditions_1.pdf, pp.6-14)

Background

Council considered the combined amendment and planning permit at its 23 April 2024 meeting and the officer recommendation was to support preparation and exhibition, consider the permit concurrently under section 96A of the Planning and Environment Act 1987, and request Ministerial authorisation to prepare and exhibit Amendment C98gpla and planning permit P21334. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.16) The section 96A pathway means the rezoning and permit are processed together, the Minister makes the final permit decision, and there is no further VCAT review right for the applicant if the Minister refuses the permit. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.16-17)

The subject land is described in the amendment documents as 38.36 hectares at 9 Mahers Road and 60 Terrier Road, made up of nine allotments historically used for farming, with two dwellings, associated dams and sheds, scattered and windrow trees, and a natural ephemeral wetland near the eastern boundary. (Source: Att 8.3a Amendment documents.pdf, pp.1-3) The council agenda describes the subdivision component as approximately 33 hectares of the subject land, while the development plan summary records a total area of 38.36 hectares, 32.80 hectares of lots, 5.02 hectares of roads, and 0.54 hectares of passive open space. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.20; Source: Att 8.3b DP Draft conditions_1.pdf, p.1) This creates an analytical distinction between the broader amendment land and the developable subdivision layout rather than a single uncomplicated site area figure. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.20; Source: Att 8.3b DP Draft conditions_1.pdf, p.1)

The land sits at the western settlement edge of Inverleigh, about 1,800 metres from the established village centre, within a growth area that the agenda states has been earmarked for residential growth since the 1978 structure planning period. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.22) Council officers describe the surrounding west-of-town land as fragmented 4.0 hectare parcels with existing dwellings and sheds, where servicing cost and ownership fragmentation have inhibited rural residential infill. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.22-23)

Analysis

Statutory Mechanism and Control Design

The amendment mechanism is a package: rezone the land from Farming Zone to Low Density Residential Zone, apply DDO5 to manage low density residential built-form setbacks, and apply DPO18 to specify the information and design response required before future development proceeds. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.20; Source: Att 8.3a Amendment documents.pdf, pp.1-3) DPO18 is framed as a precautionary control if the planning permit lapses, meaning the overlay preserves a site-specific development framework even if the combined permit does not remain operative. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.40)

The proposed DPO18 objectives are to facilitate staged low density subdivision that responds to Inverleigh character and to require the subdivision to address stormwater discharge, on-site wastewater, flood water, and native vegetation. (Source: Att 8.3a Amendment documents.pdf, p.12) DPO18 would require a planning report, site and context analysis, bushfire risk assessment, flood impact assessment, stormwater management plan, road network and traffic management plan, arboricultural assessment, staging plan, minimum 4,000m2 lots, bridle path provision, retention of the Grassy Ephemeral Wetlands, indigenous planting, street trees from the Golden Plains Shire Approved Street Tree Guide 2020, and a 30% public-street canopy target at 20-year maturity. (Source: Att 8.3a Amendment documents.pdf, pp.12-14)

This means DPO18 is doing more than sequencing permits; it is converting the site’s environmental and infrastructure constraints into mandatory information gates. (Source: Att 8.3a Amendment documents.pdf, pp.12-14) In simple terms, the overlay acts like a checklist at the front door: before future subdivision or works can proceed in an integrated way, the flood, stormwater, wastewater, roads, bushfire, tree, wetland, open space, and staging pieces must fit together. (Source: Att 8.3a Amendment documents.pdf, pp.12-14)

Land Supply and Lot Yield

The proposal is for 56 low density residential lots ranging from approximately 0.4 hectares to more than 3 hectares. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.20) The development plan summary breaks this down into 48 lots between 0 and 0.50 hectares, 3 lots between 0.50 and 1.00 hectare, 2 lots between 1.00 and 2.00 hectares, 1 lot between 2.00 and 3.00 hectares, and 2 lots above 3.00 hectares. (Source: Att 8.3b DP Draft conditions_1.pdf, p.1) The proposed lots area is 32.80 hectares, which is 85.5% of the total 38.36 hectare development plan area, while roads occupy 5.02 hectares or 13.1% and passive open space occupies 0.54 hectares or 1.4%. (Source: Att 8.3b DP Draft conditions_1.pdf, p.1)

The planning rationale is tied to a documented short-to-medium term Low Density Residential Zone supply issue in Inverleigh. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.23-24) The Housing Needs Assessment cited by Council found an average production rate of 8 Low Density Residential Zone lots per year and about 13 new LDRZ dwellings per year before Covid, while council records show 22 new lots in 2021, 42 new lots in 2022, 96 new lots in 2023, and 8 new lots in January-February 2024. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.23; Source: Att 8.3a Amendment documents.pdf, p.5) Council records also show 7 building permits in 2021, 22 in 2022, 25 in 2023, and 6 in January-February 2024, with the January-February 2024 rate projected to 36 building permits for the year. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.23; Source: Att 8.3a Amendment documents.pdf, p.5)

Council states there were 267 zoned LDRZ lots in Inverleigh, equating to 11-12 years of supply at an average construction rate of 23 LDRZ dwellings per year. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.24) Council also states that early 2024 building figures indicate demand may be closer to 30 new houses per year, which would reduce supply to 9 years. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.24) The proposed 56 lots would therefore add about 2.4 years of supply at 23 dwellings per year or about 1.9 years of supply at 30 dwellings per year, before allowing for staging, approvals, and lot take-up timing. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.20, 24)

At the municipal scale, Council identifies about 1,445 rural residential zoned lots in the south of Golden Plains Shire and states that, at an average rural residential construction rate of 107 lots per year, this represents about 13.5 years of supply. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.24) The amendment is therefore not a broad municipal housing-supply solution; it is a targeted low density residential supply response for Inverleigh’s western settlement boundary. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.22-24)

Flood, Drainage and Wetland Mechanisms

Flooding is the central physical constraint because the site is partly affected by the Land Subject to Inundation Overlay and the Floodway Overlay, and the eastern area of the amendment land is described as flood-affected. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.32-34; Source: Att 8.3a Amendment documents.pdf, p.3) The design response is to keep dwellings, sheds, and access points outside flood-affected areas through building envelopes and to maintain environmental flows to the ephemeral wetland at the current natural rate. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.33)

The draft conditions make the flood mechanism enforceable at later approval stages. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.7, 14) Condition 19 requires drainage analysis for major and minor storm events, retardation of peak flows to pre-development levels or as agreed, water-quality performance to best practice stormwater standards, detention basins in drainage reserves vested in Council, minimum 5 metre drainage easements for open drains through lots, and H2 or lower flood levels in open drains. (Source: Att 8.3b DP Draft conditions_1.pdf, p.7) Conditions 64-66 require cut and fill plans, supporting flood modelling, building envelopes outside the 1% AEP floodplain as modified by cut and fill plans, and a Terrier Road flood impact assessment showing no redirection or obstruction of floodwater, no reduction in flood storage, and no increase in flood levels or velocities outside property boundaries. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.14-15)

The drainage system also depends on land outside the main subdivision layout. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.34, 37) Council states the stormwater plan includes grassed swales in road reserves and private drainage easements, plus a single end-of-line detention basin, wetland, and retarding basin in an 8,820m2 drainage reserve on adjoining lots 34 and 35 Terrier Road. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.37) Council further states those adjoining lots are to be consolidated through a separate planning permit and tied to P21334 by a section 173 agreement. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.37)

This is the main dependency in the scheme: if the off-site drainage reserve, easement, consolidation, and section 173 agreement are not secured, the subdivision’s stormwater and floodplain response cannot operate as described. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.34, 37; Source: Att 8.3b DP Draft conditions_1.pdf, pp.7, 14) The draft permit note also records that the northern end of Terrier Road is unsafe for vehicles in large flood events and recommends a Municipal Flood Emergency Plan procedure to close the road during flood events larger than a 5% AEP, or 1 in 20 year, event. (Source: Att 8.3b DP Draft conditions_1.pdf, p.16)

The ecological constraint is connected to the drainage constraint because the site contains a seasonal or ephemeral grassy wetland, identified as a significant ecological vegetation community and proposed for retention. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.19, 21; Source: Att 8.3a Amendment documents.pdf, pp.3-4) DPO18 requires the stormwater system to protect the EPBC-listed grassy wetland from changed flow conditions, and draft permit conditions require a Construction Environmental Management Plan with a Wetland Management Plan for the Grassy Wetland area on Lot 24. (Source: Att 8.3a Amendment documents.pdf, p.13; Source: Att 8.3b DP Draft conditions_1.pdf, p.12) The wetland is therefore not merely a mapped feature; it is a receiving environment that constrains road alignment, stormwater design, construction management, and title restrictions. (Source: Att 8.3a Amendment documents.pdf, pp.13-14; Source: Att 8.3b DP Draft conditions_1.pdf, pp.11-12)

Wastewater, Servicing and Unsewered Low Density Development

The LDRZ mechanism is partly justified because Inverleigh is not serviced by reticulated sewerage and the cited Amendment C87gpla Panel found limited capacity for smaller lots close to the town centre due to the absence of sewerage and flooding constraints. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.31) The Low Density Residential Zone purpose cited by Council is to provide for low density residential development on lots which, in the absence of reticulated sewerage, can treat and retain all wastewater. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.31)

The Land Capability Assessment is therefore a central, not peripheral, technical input. (Source: Att 8.3a Amendment documents.pdf, p.5) The amendment documents state Provincial Geotechnical concluded wastewater can be managed on each lot, including lots adjacent to waterways where specific secondary septic systems allow reduced setbacks. (Source: Att 8.3a Amendment documents.pdf, p.5) Draft permit conditions convert that into restrictions requiring secondary effluent treatment on all lots below 8,000m2, effluent disposal envelopes or exclusion zones near surface waters needing 30 metre setbacks, and wastewater treatment and retention within lots under the Environment Protection Regulations. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.6-7)

Water supply is a separate infrastructure dependency. (Source: Att 8.3a Amendment documents.pdf, p.4; Source: Att 8.3b DP Draft conditions_1.pdf, pp.12-13) The explanatory report states the amendment will result in a 2.6 kilometre water main extension delivering potable water to the west of Inverleigh. (Source: Att 8.3a Amendment documents.pdf, p.4) Draft Barwon Water conditions require reticulated potable water mains, delivery through Barwon Water’s Developer Works process, creation of easements or reserves over potable water infrastructure, and payment of New Customer Contributions for new or upsized connections. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.12-13)

Power supply is also controlled through referral-style permit conditions rather than resolved in the exhibited documents. (Source: Att 8.3b DP Draft conditions_1.pdf, p.13) Powercor conditions require electricity supply to all lots, compliance with Victorian Service and Installation Rules, possible substation areas, and easements for existing or new electric lines. (Source: Att 8.3b DP Draft conditions_1.pdf, p.13)

Movement, Roads and Emergency Access

The site interfaces with Hamilton Highway, Mahers Road, Cemetery Road and Terrier Road, with Hamilton Highway identified as Transport Zone 2. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.19, 37) The application seeks approval for subdivision adjacent to Hamilton Highway and alteration of access from Mahers Road to Hamilton Highway. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.37)

Road and access conditions are a major delivery obligation. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.8, 15) Construction plans must include Terrier Road construction including a causeway structure, widening improvements to Mahers Road, Cemetery Road and Terrier Road, fully sealed road pavements of at least 7 metres for those roads unless otherwise agreed, drainage infrastructure, bin pads, 1.5 metre paths, 2.4 metre granitic sand bridle path, sealed driveways, overland flow paths, and perimeter drains where required. (Source: Att 8.3b DP Draft conditions_1.pdf, p.8)

Department of Transport conditions require a full-length left turn lane from Hamilton Highway into Mahers Road, a basic right-turn lane from Hamilton Highway into Mahers Road, removal of existing Hamilton Highway vehicular access except for the access required for the new Lot 58, local-road access for all new allotments, a left-turn lane from Hamilton Highway into Terrier Road, and completion of Terrier Road flood works before subdivision completion. (Source: Att 8.3b DP Draft conditions_1.pdf, p.15) Council also states the Mahers Road and Hamilton Highway intersection upgrade has been designed and costed, and that the proponent is delivering the significant Hamilton Highway and Mahers Road intersection upgrade as works in kind. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.21, 40)

The movement network also has a non-car function. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.21, 29-30) The Inverleigh local policy directions cited by Council require pedestrian and cycle links to the town centre, primary school, recreation reserve, open space and other key destinations, as well as a bridle path network around the town and through river environs and Victoria Park. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.29-30) The proposed subdivision includes linear open space connections and bridle paths intended to integrate with existing and future walking and horse-riding networks. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.21; Source: Att 8.3b DP Draft conditions_1.pdf, pp.1-3)

Bushfire, Salinity, Native Vegetation and Amenity Controls

The land is not within the Bushfire Management Overlay, but Council states the amendment is supported by a South Coast Bushfire Consultants assessment and DPO18 requires a bushfire response. (Source: Att 8.3a Amendment documents.pdf, p.6; Source: Att 8.3a Amendment documents.pdf, p.12) The subdivision design includes a 19 metre defendable space setback along lot frontages to Mahers Road, while the agenda also refers to a 9 metre defendable space setback included through negotiation, creating a discrepancy that should be checked against the final endorsed plan and conditions. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.21; Source: Att 8.3b DP Draft conditions_1.pdf, p.10) The draft section 173 agreement requires 19 metre defendable space setbacks from the north, west and south boundaries unless otherwise agreed by CFA, vegetation management in defendable space, open rural-style fencing, no timber paling or brush fencing, and BAL-12.5 minimum construction for buildings on new lots. (Source: Att 8.3b DP Draft conditions_1.pdf, p.10)

The site is partly affected by the Salinity Management Overlay. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.34-35) DEECA advice recorded by Council states the site is mapped under the SMO but is not recorded for primary or secondary salinity on the CCMA Soil Health Knowledge Base, and recommends providing a CCMA soil report to building professionals and considering salinity risks for underground components and landscaping. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.35) That advice is included as a note on the draft planning permit rather than as a core development prohibition. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.35; Source: Att 8.3b DP Draft conditions_1.pdf, p.16)

Native vegetation removal is quantified at approximately 1.374 hectares and one large tree in the agenda, with draft DEECA conditions identifying 1.374 hectares of native vegetation with a strategic biodiversity value of 0.360, including 1 scattered large tree and 3 scattered small trees. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.35-36; Source: Att 8.3b DP Draft conditions_1.pdf, p.11) The offset requirement is 0.195 general habitat units within the Corangamite CMA boundary or Golden Plains Shire, with a minimum strategic biodiversity value of 0.288 and protection of 1 large tree. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.36; Source: Att 8.3b DP Draft conditions_1.pdf, p.11) The timing of the offset was not yet provided in the agenda table, but the draft condition requires evidence of secured offset before Statement of Compliance for each stage. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.36; Source: Att 8.3b DP Draft conditions_1.pdf, p.11)

Amenity controls are also used to manage rural interface and rail proximity. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.5, 10-11) Condition 1 requires lots adjoining Cemetery Road to have building envelopes set back at least 80 metres from the railway line. (Source: Att 8.3b DP Draft conditions_1.pdf, p.5) The draft section 173 agreement requires acknowledgements on Mahers Road lots about adjoining Farming Zone land and possible agricultural amenity effects, and acknowledgements for all lots about the nearby operating railway corridor. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.10-11)

Development Contributions and Public Open Space

Council states that an apportionment of future infrastructure costs has been calculated from projected Inverleigh infill and greenfield growth and a list of development infrastructure items required to service growth under the Inverleigh Structure Plan 2019. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.39) Rather than preparing a formal Development Contributions Plan, Council proposes a section 173 agreement because the land is in single ownership, while applying DCP-style guiding principles. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.39) The calculated contribution charge is $22,720.89 per net developable hectare excluding drainage, based on the Inverleigh Development Contributions Assessment, October 2022 prepared by Mesh Planning. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.39)

Using the development plan’s 32.80 hectares of lots as a proxy for net developable residential lot area, the indicative contribution implied by 22,720.89 per hectare would be about 745,245 before accounting for the precise definition of net developable hectare, drainage exclusions, credits, works in kind, or final section 173 drafting. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.39; Source: Att 8.3b DP Draft conditions_1.pdf, p.1) This estimate should be treated as analytical only because the source documents do not provide the final contribution schedule, final net developable area calculation, or value of agreed works in kind. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.39-40)

Public open space is handled in two ways. (Source: Att 8.3a Amendment documents.pdf, p.14; Source: Att 8.3b DP Draft conditions_1.pdf, p.9) DPO18 requires a passive open space contribution equal to at least 5% of net developable area and specifies that encumbered land, including land required for future retarding basins, will not be credited as public open space. (Source: Att 8.3a Amendment documents.pdf, p.14) Draft condition 33 requires payment to Council of a sum equivalent to 5% of the site value of all land in the subdivision in lieu of public open space. (Source: Att 8.3b DP Draft conditions_1.pdf, p.9) The development plan itself shows 0.54 hectares of passive open space, equal to 1.4% of the total 38.36 hectare area, so the final open space outcome appears to rely on both land/network provision and a cash contribution mechanism. (Source: Att 8.3b DP Draft conditions_1.pdf, p.1; Source: Att 8.3b DP Draft conditions_1.pdf, p.9)

Current Status

As documented in the 23 April 2024 agenda, the matter was at the stage where Council was being asked to support preparation and exhibition and request Ministerial authorisation for Amendment C98gpla and planning permit P21334. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.16) The agenda states that, subject to authorisation, the amendment and planning permit application would be formally exhibited, with notice to relevant Ministers, public authorities, councils, affected owners and occupiers, adjoining owners and occupiers where material detriment may arise, prescribed parties, a newspaper notice, and a Government Gazette notice. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.26)

If submissions are received, the planning authority must request a panel to consider submissions and must consider the panel report before deciding whether to recommend that the permit be granted. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.26) Council identified the risk that a panel may recommend approval with or without changes, or may recommend abandonment of the amendment and no permit. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.41)

Dependencies

  • Blocks: The amendment controls the statutory pathway for converting the land from Farming Zone to Low Density Residential Zone and for issuing the combined staged subdivision permit. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.16-17)
  • Blocks: The DPO18 framework would govern any future development plan response if the permit lapses, including flood, stormwater, wastewater, vegetation, bushfire, traffic, staging, bridle path, open space and canopy requirements. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.40; Source: Att 8.3a Amendment documents.pdf, pp.12-14)
  • Blocked by: Ministerial authorisation, exhibition, submission handling, any panel process, Council’s post-exhibition position, Ministerial approval of the amendment, and Ministerial decision on the permit are all required before the combined process can produce an operative rezoning and permit. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.16-17, 26, 41)
  • Blocked by: The drainage strategy depends on off-site arrangements for adjoining lots 34 and 35 Terrier Road, including consolidation, drainage reserve or easement arrangements, and a section 173 agreement tying the retarding basin and easement to P21334. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.34, 37)
  • Blocked by: Staged subdivision delivery depends on potable water servicing through Barwon Water’s Developer Works process, strategic potable water infrastructure arrangements, New Customer Contributions, and easements or reserves for water assets. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.12-13)
  • Blocked by: Subdivision certification and statement of compliance depend on road, drainage, flood modelling, landscape, environmental management, wastewater, native vegetation offset, power, water, and title agreement conditions being satisfied. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.5-15)
  • Informed by: The amendment is informed by a planning report, design plans, stormwater management plan and flood impact assessment, flora and fauna assessment, traffic assessment, infrastructure servicing assessment, land capability assessment, bushfire risk assessment, cultural heritage due diligence report, landscape masterplan, urban design concepts, environmental assessment, arboricultural assessment, titles, and a Planning Practice Note 37 response. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.22)
  • Implements: The amendment is presented as implementing Clause 11.03-6L-03 Inverleigh and the Inverleigh Framework Plan by supporting moderate residential growth within the settlement boundary and providing walking, cycling, bridle path, open space, and environmental responses. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.29-30, 40)
  • Conflicts with: The proposal must reconcile settlement growth with Farming Zone purposes, floodplain management, salinity management, native vegetation protection, wetland protection, road safety on Hamilton Highway, wastewater capability, and agricultural interface amenity. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.30-37; Source: Att 8.3b DP Draft conditions_1.pdf, pp.6-15)

Barwon Water is a servicing authority for potable water and its draft conditions require reticulated potable water mains, water easements or reserves, Developer Works delivery, strategic potable water infrastructure arrangements, and New Customer Contributions. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.12-13) Powercor is the electricity distributor and its conditions address electricity supply, Victorian Service and Installation Rules compliance, possible substation areas, and easements for electric lines. (Source: Att 8.3b DP Draft conditions_1.pdf, p.13) Corangamite Catchment Management Authority is the floodplain management authority for the flood, cut and fill, basin, swale, Terrier Road flood impact, and works on waterways requirements. (Source: Att 8.3b DP Draft conditions_1.pdf, pp.14-16) The Department of Transport is linked through Hamilton Highway access and intersection upgrade requirements. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.37; Source: Att 8.3b DP Draft conditions_1.pdf, p.15) Wadawurrung were provided with the application and supporting documents and comments were provided, while the due diligence report found the site was not within an area of possible cultural heritage sensitivity and did not require a mandatory Cultural Heritage Management Plan. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.27-28, 39)

Surf Coast Shire was listed among agencies provided with the application and supporting documents, with further information requested and no comments recorded in the agenda table. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.27-28) This is a minor cross-boundary signal rather than a documented planning dependency because the source material does not state why Surf Coast Shire requested further information or whether any cross-municipal infrastructure, drainage, traffic, or settlement issue was raised. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.27-28)

Gaps in This Analysis

The available source documents are sufficient to understand the statutory mechanism, proposed controls, draft conditions, and council officer assessment, but they are not sufficient to independently test the technical conclusions. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.22) The underlying Water Technology Flood Impact Assessment, Water Technology Stormwater Management Plan, Cardno Flora and Fauna Assessment, ESR Traffic Impact Assessment, Provincial Geotechnical Land Capability Assessment, South Coast Bushfire Consultants Bushfire Risk Assessment, Ochre Imprints Cultural Heritage Due Diligence Report, Environmental Site Assessments Consulting contamination assessment, Mesh Development Contributions Assessment, Ethos Urban Inverleigh Residential Supply and Demand report, and final section 173 agreement are referenced but not included in the manifest source documents. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.22, 31, 35-40; Source: Att 8.3a Amendment documents.pdf, pp.4-9)

The most important analytical gap is the absence of the detailed flood and drainage modelling, because the subdivision depends on maintaining flood behaviour, securing an off-site basin and floodway easement on lots 34 and 35 Terrier Road, and demonstrating that Terrier Road works do not redirect water or increase off-site flood levels or velocities. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.34, 37; Source: Att 8.3b DP Draft conditions_1.pdf, pp.14-15) The second major gap is the absence of the final section 173 agreement, because that agreement is expected to carry development contributions, swale maintenance, bushfire, rural interface, rail interface, wetland, wastewater, and flood acknowledgement controls on title. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.39-40; Source: Att 8.3b DP Draft conditions_1.pdf, pp.9-11) The third major gap is the absence of exhibition submissions or any panel report, because the documents pre-date exhibition and therefore do not reveal contested community, agency, or landowner issues. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.26, 41)

A corpus gap should be logged in _gaps for the full technical report package supporting Amendment C98gpla and P21334, with critical priority for the flood, drainage, land capability, traffic, and development contributions reports because they determine whether the proposed controls are adequate rather than merely documented. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, p.22) A second gap should be logged for any post-exhibition Council report, submissions, panel report, adopted amendment documents, approved permit, and gazettal material because the current corpus only shows the pre-authorisation April 2024 position. (Source: PUBLIC Agenda - Council Meeting - 23 April 2024.pdf, pp.16, 26, 41)

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