Grange Planning Brain

title: Gisborne Futures Structure Plan council: macedon-ranges state: vic category: growth-area classification: MAJOR status: adopted last_compiled: 2026-05-31 source_docs:

  • gisborne-futures-structure-plan-adopted-july-2024-v11.pdf
  • residential-land-demand-and-supply-assessment-final-urban-enterprise-2020.pdf
  • gisborne-futures-economic-and-employment-analysis-urban-enterprise-final-may-2020.pdf
  • web-research-L0-gisborne-futures-adopted-structure-plan-project-page-916a34f656.txt
  • 25-february-2026-scheduled-council-meeting-agenda.pdf
  • 25-february-2026-scheduled-council-meeting-agenda-attachments.pdf
  • 25-march-2026-scheduled-meeting-agenda.pdf
  • 25-march-2026-council-meeting-agenda-attachments-updated-version.pdf
  • agenda-attachments-24-september-2025-council-meeting.pdf
  • final-agenda-attachments-council-meeting-22-october-2025-reduced.pdf

Gisborne Futures Structure Plan

The Gisborne Futures Structure Plan is the adopted long-range settlement framework for Gisborne and New Gisborne to 2050, but its main statutory mechanism remains incomplete because the Protected Settlement Boundary must be resolved through amendment to the Macedon Ranges Statement of Planning Policy before the full planning scheme implementation package can proceed (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.100; Source: final-agenda-attachments-council-meeting-22-october-2025-reduced.pdf, p.639). The plan shifts most medium- and long-term growth to New Gisborne, where the mechanism is a compact activity-centre catchment around the rail station, schools, sports precinct and proposed neighbourhood activity centre rather than continued outward low-density expansion around the existing Gisborne township (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.28-33).

Background

Gisborne Futures replaced the older Gisborne/New Gisborne Outline Development Plan framework after population growth exceeded earlier expectations and after the Macedon Ranges Statement of Planning Policy introduced the need for protected settlement boundaries in declared settlement areas (Source: web-research-L0-gisborne-futures-adopted-structure-plan-project-page-916a34f656.txt). Council adopted the final structure plan on 24 July 2024 following a multi-stage process involving the structure plan, an Urban Design Framework and a Neighbourhood Character Study (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.8-9; Source: web-research-L0-gisborne-futures-adopted-structure-plan-project-page-916a34f656.txt).

The plan sits inside a regional settlement hierarchy that identifies Gisborne and Kyneton as the principal regional centres in Macedon Ranges, with Gisborne expected to carry a large share of the municipality’s housing and employment growth because of its Calder Freeway and rail access to Melbourne, Sunbury, Kyneton and Bendigo (Source: residential-land-demand-and-supply-assessment-final-urban-enterprise-2020.pdf, pp.10-15; Source: gisborne-futures-economic-and-employment-analysis-urban-enterprise-final-may-2020.pdf, pp.16-18). The practical planning problem is therefore not whether Gisborne grows, but whether that growth is contained inside a defensible boundary and supported by activity centres, open space, transport, water, sewerage and employment land in the right sequence (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.26-33, 96-102).

Analysis

Settlement Boundary and Statutory Effect

The structure plan proposes a Protected Settlement Boundary to contain urban growth while protecting the environmental, rural and landscape qualities around Gisborne and New Gisborne (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.26-27). The plan is explicit that the PSB is not simply a dwelling target line; it was tested against housing and employment supply to 2050, infrastructure needs, landscape values, waterways, biodiversity, cultural heritage and bushfire risk (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.26-28).

The statutory mechanism is two-stage. First, the Statement of Planning Policy must be amended to insert the Gisborne PSB (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.100). Second, a Macedon Ranges Planning Scheme amendment is required to insert a new Gisborne framework plan into Clause 11.01-1L, include the structure plan as a policy or background document, rezone growth areas, apply overlays and update development contribution arrangements (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.100-102). Until those changes occur, the structure plan has strategic weight as an adopted Council policy but does not itself rezone land or issue development rights (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.100-102).

That distinction is visible in later Council reporting. The 2024-25 annual report states that implementation of both the Gisborne Futures Structure Plan and the Romsey Structure Plan had not begun because Victorian Government resolution of the protected settlement boundary under the Macedon Ranges Statement of Planning Policy was still pending (Source: final-agenda-attachments-council-meeting-22-october-2025-reduced.pdf, p.639). In mechanism terms, the adopted plan is the map and rulebook, but the State-controlled PSB decision is the gate that allows Council to start the rezoning and overlay machinery.

Land Supply, Population and Housing Yield

The plan tests three growth scenarios. The low scenario assumes existing supply to 2036 and adds about 4,900 people to reach about 19,800 residents; the medium 2051 scenario assumes a sustained 2.2% annual average growth rate and adds about 12,000 people to reach about 27,000 residents; the high 2051 scenario assumes the DTP Urban Development Program high demand rate of 200 lots a year and reaches about 31,000 residents (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.28). These are planning scenarios rather than caps or targets, and the plan uses them to test community infrastructure, land supply, retail modelling and the urban structure for New Gisborne (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.28).

The 2024 vacant residential land estimate is 1,751 lots, which at an assumed 2.8 persons per household equates to housing for about 4,900 people and takes the district from a 2023 estimated population of 14,905 to about 19,800 (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.29). At demand of 130 to 200 lots per year, that stock represents about 13.4 to 8.7 years of supply, so existing zoned land is enough for the short to medium term but not for the 2050 settlement role assigned to the town (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.29).

The earlier Urban Enterprise residential assessment explains why Council adopted a growth-area approach even though the 2020 supply estimate showed 2,629 lots of zoned land and 20 to 24 years of separate-house supply under the demand rates available at that time (Source: residential-land-demand-and-supply-assessment-final-urban-enterprise-2020.pdf, pp.29-31). The same report identified latent demand, strong price growth, recent constraints on lot release and the Barro land accounting for 789 lots, or 30% of zoned capacity, with uncertain delivery timing (Source: residential-land-demand-and-supply-assessment-final-urban-enterprise-2020.pdf, pp.29-31). The adopted structure plan updates this logic by treating existing supply as a first tranche and New Gisborne growth areas as the mechanism for the next tranche (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.28-33).

The New Gisborne growth model seeks a local catchment of 8,000 to 10,000 people to support a viable neighbourhood activity centre (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.29). New Gisborne had about 2,600 people at the 2021 Census, with about 157 lots and a retirement village expected to add roughly 900 people in the short to medium term (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.29). To reach the activity-centre catchment, the plan requires about 2,300 dwellings across the New Gisborne growth areas, with 50 to 75 dwellings per hectare in the medium-density and mixed-use precincts and 15 to 35 dwellings per hectare in conventional residential precincts (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.29, 48-50).

The New Gisborne gross growth-area budget is 212.9 hectares, excluding investigation areas (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.33). Within that budget, future residential land is divided into 12.7 hectares of medium-density land, 42.5 hectares of conventional residential land, 29.5 hectares of constrained residential land and 12.9 hectares of semi-rural interface land (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.33). The land budget also includes 25 hectares of encumbered open space, 4.2 hectares of social recreation open space, 6.4 hectares of active open space, 27.3 hectares of roads and streetscapes, 33.1 hectares of future Industrial 3 Zone land and 9.4 hectares of future Commercial 2 Zone land (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.33).

Activity Centres and Employment Land

The activity-centre logic is to reduce car dependence by creating daily-service destinations closer to where new population is planned (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.35, 39-43). Gisborne town centre remains the primary activity centre, while New Gisborne is planned as a neighbourhood activity centre supported by local activity centres at Station Road, Willowbank Road and Ross Watt Road (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.35).

The existing Gisborne town centre has more than 12 hectares of Commercial 1 Zoned land and about 50,000 square metres of floorspace, including about 30,000 square metres of retail floorspace and 18,000 square metres of commercial floorspace (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.30). Retail modelling estimated demand for another 11,000 square metres of retail floorspace by 2036, needing about 2.5 to 3 hectares of commercial land at traditional densities, while commercial floorspace demand was estimated at 7,000 to 8,000 square metres, needing about 1 to 1.5 hectares (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.30; Source: gisborne-futures-economic-and-employment-analysis-urban-enterprise-final-may-2020.pdf, pp.8-10).

The problem is that only about 0.6 hectares of vacant Commercial 1 land remained in the Gisborne town centre in 2024, enough for about 2,400 square metres of floorspace at 40% site coverage (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.30). The plan therefore relies on redevelopment, shop-top housing, upper-level commercial floorspace and a new New Gisborne NAC rather than broad commercial expansion along gateways (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.30, 36-40).

The New Gisborne NAC is planned with a 4.6 hectare Commercial 1 precinct and about 2.6 hectares of net developable town-centre commercial land, sufficient for about 10,400 square metres of retail and commercial floorspace (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.30). The updated retail estimate allocates about 7,350 square metres of the 15,000 square metres township-wide supportable retail floorspace to New Gisborne, including a 3,000 square metre full-line supermarket, with the balance allocated to the Gisborne town centre (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.30).

Employment land is a separate constraint. The Gisborne Business Park contained 38 hectares of Industrial 1 Zoned land in the adopted plan, with 6.2 hectares vacant in early 2023 and expected to be fully occupied in 6 to 7 years at a net consumption rate of 0.9 hectares per year (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.30). The adopted framework responds by providing 38 hectares of future Industrial 3 Zone land and 9.98 hectares of future Commercial 2 Zone land (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.30).

The 2020 economic assessment gives the deeper mechanism. It found only 8 to 14 years of remaining zoned industrial supply under 0.9 to 1.6 hectares per year consumption scenarios, and only 5.3 to 9.1 years if industrial land north of the railway line were rezoned away from industrial use (Source: gisborne-futures-economic-and-employment-analysis-urban-enterprise-final-may-2020.pdf, pp.99-100). It estimated 22.6 to 33.9 hectares of industrial land demand over 20 to 30 years, and found that if both relevant northern railway sites were rezoned away from industrial, an additional 17.3 hectares would be needed over 20 years and 28.6 hectares over 30 years (Source: gisborne-futures-economic-and-employment-analysis-urban-enterprise-final-may-2020.pdf, pp.100-101). Council’s March 2026 contract list shows this stream moving ahead through tender C26-128, a $213,972 consultant commission to realise Section 7 of the structure plan by finalising the proposal to expand the Gisborne Business Park south and east through a planning scheme amendment (Source: 25-march-2026-scheduled-meeting-agenda.pdf, pp.169-170).

Open Space, Community Infrastructure and Waterways

The structure plan treats open space as infrastructure, not residual land. In New Gisborne, it nominates a potential 4 hectare community-level sports park on Saunders Road, nearly 2 hectares of centrally located community-level social recreation space near the NAC and 0.5 to 1 hectare local parks within residential areas (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.32). It also uses 30 metre waterway offsets as a starting point for drainage, water treatment, recreation links and biodiversity outcomes (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.32).

The 2026 Open Space Strategy confirms that New Gisborne is expected to accommodate the majority of future population growth under Gisborne Futures and that new open spaces must include active, social and civic spaces as well as protection of creek environs as drainage, recreation and biodiversity corridors (Source: 25-march-2026-council-meeting-agenda-attachments-updated-version.pdf, pp.115-119). The same strategy records Gisborne including New Gisborne as the Shire’s largest town, with a 2021 population of 10,999 people and a 2036 forecast of 15,597 people (Source: 25-march-2026-council-meeting-agenda-attachments-updated-version.pdf, p.115).

Community infrastructure is also spatially tied to the New Gisborne growth model. The structure plan identifies shortages in community meeting spaces, arts and cultural spaces, youth spaces and senior citizens facilities, and nominates a 1 hectare community hub at Hamilton Road and Barringo Road near schools and the Macedon Ranges Sports Precinct (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.32). That siting matters because it allows community infrastructure to sit in the same walkable catchment as retail, schools, sport and higher-density housing rather than being delivered as isolated facilities at the edge of new subdivisions (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.32, 94-95).

Servicing, Drainage and Delivery Dependencies

Water and sewerage are hard delivery dependencies. Greater Western Water supplies water, sewerage and recycled water to Gisborne and New Gisborne, with water supplied from Rosslynne Reservoir and the Melbourne supply system (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.96). GWW projects identified in the plan include a new transfer main from the Rosslynne Reservoir water filtration plant to Magnet Hill and an additional storage tank on Magnet Hill (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.96).

The sewerage mechanism is more complex because Gisborne’s undulating landscape sends sewerage by gravity and pumped rising mains to the Gisborne Recycled Water Plant (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.96). GWW was upgrading the Gisborne Recycled Water Plant and considered future upgrades possible within the existing site footprint, but the plan identifies two unresolved constraints: a stronger buffer around the plant may be needed as capacity increases, and additional recycled water from growth cannot simply be discharged to Jacksons Creek and will need beneficial reuse (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.96). The proposed residential, industrial and open-space growth areas require sewer reconfiguration because both sewage volume and the geographic spread of customers increase (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.96).

Drainage responsibility is split. Council is responsible for catchments under 60 hectares, including roadside drains, sediment basins, retarding basins and swales, while Melbourne Water is responsible for drainage systems, capacity and flood mitigation works for catchments over 60 hectares (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.96). Development outside existing drainage schemes may trigger Melbourne Water drainage analysis and possibly a new drainage scheme, with costs recouped through developer contributions (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.96).

The plan’s Action 16 therefore requires development planning for New Gisborne to include flora and fauna assessment, Aboriginal and European heritage assessment, noise and visual impact assessment, an integrated water management plan, hydrology modelling, stormwater management, traffic impact assessment, open-space design, ESD measures and bushfire risk assessments targeting BAL 12.5 outcomes (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.50). This is the key delivery mechanism: the adopted structure plan defines the future urban form, but the development plan or PSP-level work must prove that water, sewer, drainage, traffic, heritage, ecology and bushfire constraints can be resolved at precinct scale before subdivision proceeds (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.50, 101-102).

Built Form, Heritage and Character Controls

The plan proposes substantial change in selected locations and protection of lower-change neighbourhood character elsewhere. Most existing residential neighbourhoods are proposed to be rezoned from GRZ to NRZ, while GRZ is retained in substantial-change areas and parts of Incremental Change Area 1 near the Gisborne town centre (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.102). New Gisborne growth areas are proposed for GRZ in medium-density and conventional areas and NRZ at low-density interfaces (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.102).

The overlay package is central to this control model. A Development Plan Overlay is proposed for New Gisborne growth precincts 1 to 4 and the Gisborne Business Park expansion precinct, because the DPO can coordinate staging, infrastructure and development conditions across multiple landowners before permits are issued (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.102). Design and Development Overlays are proposed for the Gisborne town centre, New Gisborne NAC, Saunders Road Commercial 2 land, Station Road and Ross Watt Road local activity centres, with an extension of DDO17 to selected blocks and entrance lots (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.102).

Heritage and culture are treated as both constraints and place-shaping inputs. The plan proposes a Heritage Overlay for Woiworung Cottage at 111 Saunders Road with adequate curtilage and a sympathetic design response (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.102). It also identifies Aboriginal cultural heritage around known sites and waterway corridors including Jacksons Creek, and requires consultation with the Registered Aboriginal Party so that cultural heritage is reflected in future open-space and development planning (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.66-69).

A later Council report for Amendment C147macr shows the adopted structure plan already being used as strategic policy evidence in statutory decisions. In that matter, Council described the structure plan as an adopted strategy to 2050 and used it to support an aged-care and retirement-living proposal in the Gisborne civic and health precinct (Source: 25-february-2026-scheduled-council-meeting-agenda.pdf, pp.21-22). This does not substitute for the broader Gisborne Futures implementation amendment, but it shows that adopted strategic directions can influence site-specific amendments and permits before the full planning scheme package is completed (Source: 25-february-2026-scheduled-council-meeting-agenda-attachments.pdf, pp.15-18).

Current Status

Council adopted the Gisborne Futures Structure Plan on 24 July 2024 (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.1; Source: web-research-L0-gisborne-futures-adopted-structure-plan-project-page-916a34f656.txt). Council requested that the Minister for Planning amend the Macedon Ranges Statement of Planning Policy to insert the Gisborne protected settlement boundary, and the Council project page states that Council was awaiting the Minister’s response before confirming next steps (Source: web-research-L0-gisborne-futures-adopted-structure-plan-project-page-916a34f656.txt). The 2024-25 annual report states that implementation had not begun by the end of that financial year because the protected settlement boundary decision remained unresolved (Source: final-agenda-attachments-council-meeting-22-october-2025-reduced.pdf, p.639).

A business-park implementation stream had progressed by March 2026, when Council listed contract C26-128 for a consultant to finalise the Gisborne Business Park expansion proposal and associated planning scheme amendment work with a budgeted value of $213,972 excluding GST (Source: 25-march-2026-scheduled-meeting-agenda.pdf, pp.169-170). Open-space implementation had also been aligned through the 2026 Open Space Strategy, which directs New Gisborne growth-precinct open spaces to be delivered in accordance with Gisborne Futures (Source: 25-march-2026-council-meeting-agenda-attachments-updated-version.pdf, pp.115-119).

Dependencies

  • Blocks: Full rezoning of New Gisborne residential growth areas, Business Park expansion, NAC zoning, DPO/DDO application, updated DCP settings and detailed precinct development cannot proceed in a complete statutory form until the PSB and planning scheme amendment pathway is resolved (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.100-102; Source: final-agenda-attachments-council-meeting-22-october-2025-reduced.pdf, p.639).
  • Blocked by: The primary blocker is Victorian Government resolution of the Protected Settlement Boundary under the Macedon Ranges Statement of Planning Policy (Source: final-agenda-attachments-council-meeting-22-october-2025-reduced.pdf, p.639).
  • Informed by: The plan is informed by technical work including Urban Enterprise economic, employment and residential land assessments, movement and transport work, servicing work, heritage and cultural heritage assessments, community infrastructure assessment, bushfire assessment and visual impact assessment (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.7).
  • Implements: The structure plan implements the settlement role assigned to Gisborne and New Gisborne in state, regional and local policy, including the Macedon Ranges Statement of Planning Policy and local settlement policy for Gisborne as a major southern urban centre (Source: residential-land-demand-and-supply-assessment-final-urban-enterprise-2020.pdf, pp.12-15; Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.15-16).
  • Conflicts with: No direct policy conflict is identified in the provided source set, but unresolved tensions remain between compact growth and semi-rural character, industrial land protection and station-area residential intensification, and recycled-water generation and Jacksons Creek discharge limits (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.29-30, 48-50, 96).

Gisborne’s growth depends on infrastructure and labour-market systems that extend beyond Macedon Ranges Shire. Greater Western Water controls water, sewerage and recycled water servicing for Gisborne and New Gisborne, while Melbourne Water has drainage scheme responsibility for catchments over 60 hectares (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.96). Powercor is responsible for electricity supply, AusNet owns regional gas infrastructure, and new substantial development must be referred to Powercor systems engineers for network load impacts (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.96-97).

The economic evidence also ties Gisborne to Sunbury, Melbourne Airport, Melton, Bacchus Marsh, Essendon Fields, Kyneton, Romsey and Woodend as part of a wider employment and retail system (Source: gisborne-futures-economic-and-employment-analysis-urban-enterprise-final-may-2020.pdf, pp.16-18). This matters because local employment land is not only a municipal land-use issue; the plan is trying to reduce the need for outward commuting by preserving and expanding the Business Park and by adding C2Z land for business types currently leaking expenditure to other centres (Source: gisborne-futures-economic-and-employment-analysis-urban-enterprise-final-may-2020.pdf, pp.101-102; Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.60-64).

Gaps in This Analysis

The source set includes the adopted structure plan, Council project page, two Urban Enterprise technical studies and selected Council agenda/annual-report material, but it does not include the full text of several technical reports listed as informing the structure plan (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, p.7; Source: web-research-L0-gisborne-futures-adopted-structure-plan-project-page-916a34f656.txt). The main missing reports are the Traffic and Transport Report, Movement and Transport Strategy Review, Town Servicing Report, Community Infrastructure Assessment, Heritage Assessment, Cultural Heritage Values Assessment, Bushfire Risk Assessment and Visual Impact Report (Source: web-research-L0-gisborne-futures-adopted-structure-plan-project-page-916a34f656.txt).

Those gaps limit the ability to quantify intersection upgrades, road cross-sections, drainage basin land take, sewer augmentation timing, bushfire interface treatments, cultural heritage management requirements, visual-impact buffers and community infrastructure costings (Source: gisborne-futures-structure-plan-adopted-july-2024-v11.pdf, pp.50, 87-99). The corpus also flags a specific research gap for Protected Settlement Boundary approval material for Romsey and Gisborne, which is critical because the PSB is the current implementation gate (Source: web-research-L0-gisborne-futures-structure-plan-adopted-july-2024-v11-pdf-be1b878bf1.txt; Source: final-agenda-attachments-council-meeting-22-october-2025-reduced.pdf, p.639).

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