Grange Planning Brain

title: Broadford Structure Plan council: mitchell state: vic category: growth-area classification: MAJOR status: approved last_compiled: 2026-05-31 source_docs:

  • Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf
  • Summary report of the community consultation on the Draft Broadford Structure Plan.pdf
  • 2912017.pdf

Broadford Structure Plan

The Broadford Structure Plan converts Broadford from a slow-growth peri-urban township into a planned settlement capable of accommodating about 10,000 people, with the main residential expansion directed to Jeffreys Lane and the main employment expansion directed east of the Hume Freeway. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The planning mechanism is not a single subdivision approval; it is a staged framework of settlement boundary control, future rezonings, Development Plan Overlays, infrastructure funding requirements, and later detailed design. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The current statutory position is that the Mitchell Planning Scheme contains a local Broadford policy at Clause 11.01-1L-03, which applies to the township shown on the Broadford Structure Plan and directs growth within the structure plan boundary. (Source: 2912017.pdf) This means the structure plan now functions as a decision framework for rezoning, subdivision, infrastructure sequencing, environmental protection, and town centre change rather than merely as a consultation document. (Source: 2912017.pdf)

Background

Broadford sits outside Melbourne’s Urban Growth Boundary but is identified in Mitchell’s planning framework as a peri-urban township that serves the municipal community. (Source: 2912017.pdf) Mitchell Shire’s strategic directions distinguish the high-growth southern Urban Growth Boundary settlements from northern townships such as Broadford, Kilmore and Seymour, where growth is to be guided by structure plans. (Source: 2912017.pdf) The planning scheme direction for Broadford is to support viable growth as a peri-urban town with commercial, employment and civic services while protecting natural features from encroachment. (Source: 2912017.pdf)

The Broadford Structure Plan process began with an Emerging Options Paper released for consultation in November 2018, followed by a Draft Structure Plan released for consultation in August 2020 and a final Structure Plan dated 21 February 2022. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The final plan states that the draft engagement generated 70 submissions and two petitions, and that changes were made in response before finalisation. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The Structure Plan was informed by technical work including bushfire risk, community infrastructure, cultural heritage, drainage, ecological, employment, industrial feasibility, land capability and landscape assessments. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Those underlying reports are not included as separate source documents in this manifest, so this page can identify the mechanisms and constraints but cannot fully test the technical assumptions behind each constraint. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Analysis

Settlement Role and Population Mechanism

Broadford had a 2016 Census population of 4,741 and had been growing at about 100 residents per year. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Forecast ID projected an additional 2,124 residents between 2019 and 2041, equivalent to about 97 residents per year and an estimated 7,101 residents by 2041 under trend conditions. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The Structure Plan deliberately plans beyond that trend scenario by preparing Broadford for a population of about 10,000 people over the next two decades. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The practical effect is that Broadford’s future land supply is not being sized only for historical growth. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan treats Broadford as a receiving settlement for wider regional and metropolitan growth pressures, especially as growth in Melbourne and Victoria increases demand for well-connected regional towns. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) This explains why the plan identifies large greenfield areas even though the historic growth rate would not require immediate urbanisation of all identified land. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The settlement boundary is the main control device. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf) The Mitchell Planning Scheme directs decision-makers to avoid urban growth outside the boundary shown on the Broadford Structure Plan. (Source: 2912017.pdf) In simple terms, the boundary works like a fence around the town’s planned growth area: growth inside the fence can be considered through the structure plan pathway, while growth outside the fence is discouraged unless the strategic framework changes. (Source: 2912017.pdf)

Residential Growth Area: Jeffreys Lane

The principal residential expansion area is Precinct 1, the Residential Growth Area at Jeffreys Lane. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Its boundaries are the tributary to Dry Creek to the north, Jeffreys Lane to the south, Dry Creek and the railway line to the east, and Mount Piper Conservation Reserve to the west. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The total residential study area is 565.57 hectares, with a net residential area of 320.9 hectares. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan allocates 189.54 hectares to conventional residential land and 131.3 hectares to low-density residential land. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The estimated lot yield is 2,158 lots, made up of about 1,895 conventional lots at 10 dwellings per hectare and about 263 low-density lots at 2 dwellings per hectare. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Using the plan’s assumed 3.0 persons per household, this precinct accounts for an estimated 6,474 people. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The headline planning mechanism is a deliberately lower-density growth model than metropolitan fringe PSP areas. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan states that the residential growth area has about 50 per cent net developable land and is intended to distinguish itself from suburban development on Melbourne’s outskirts through wider streets, larger lots and more open space. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) This creates a planning trade-off: Broadford gets a growth area that better fits its landscape and community character, but the same gross land area yields fewer dwellings than a higher-density PSP-style precinct. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The Jeffreys Lane precinct also carries the largest internal infrastructure burden. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan identifies a new local connector road network, two intersection upgrades to Broadford-Kilmore Road, a new sewerage pump station, a community hub, a primary school, active open space, consolidated wetlands and retarding basin infrastructure, and active transport infrastructure. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The consequence is that rezoning cannot sensibly proceed parcel-by-parcel without a shared infrastructure funding and staging framework. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The Structure Plan proposes that the Jeffreys Lane land be rezoned from Farming Zone to General Residential Zone and Low Density Residential Zone, with lot sizes to be resolved at the planning scheme amendment stage after further analysis of site conditions. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The proposed planning controls include a Development Plan Overlay, development contributions via Section 173 Agreement, and a Development Contributions Plan. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Employment Growth Area: Hume Freeway

Precinct 2 is the Employment Growth Area east of the Hume Freeway, with the core area bounded by the Hume Freeway, Strath Creek Road, the State Motorcycle Complex and a drainage reserve. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan identifies three employment stages with a combined total employment area of 219.65 hectares and an unencumbered employment area of 182.6 hectares. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) At a high-yield assumption of 20 jobs per hectare, the precinct is estimated to generate 3,652 jobs; at a low-yield assumption of 15 jobs per hectare, it is estimated to generate 2,739 jobs. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The Employment Study cited in the Structure Plan identified a need for around 70 hectares of new industrial land based on projected population growth. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The Structure Plan therefore identifies more employment land than the immediate 70-hectare need because it anticipates broader constraints on employment land in the Northern Growth Corridor and the possibility of demand spilling north. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The mechanism is staged industrial rezoning rather than immediate full industrial conversion. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Stage 1 would rezone 110 and 140 Strath Creek Road from Farming Zone to Industrial 1 Zone, Stage 2 would rezone part of 103 Mia Mia Road, and Stage 3 would address land at 165 and 195 Strath Creek Road, 2, 3 and 5 Goulding Court, and 20, 30 and 40 Marchbanks Road. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The staged approach reduces the risk of premature land use conflict while preserving a long-term employment reserve. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The key constraint is the former landfill at 315 Mia Mia Road. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The Structure Plan identifies a 500 metre default buffer under the relevant environmental management protocol because of potential landfill gas generation. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) That buffer can affect both sensitive and less sensitive uses, so land inside the buffer needs further assessment before development proceeds. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Infrastructure, Servicing and Funding

The Structure Plan is explicit that trunk and reticulated services will need to expand as rural land is converted to urban-standard residential and employment land. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Because the expected development rate is less than 200 lots per year, the plan states that trunk infrastructure capital costs will need to be developer-provided works. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Sewerage is a binding constraint. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Goulburn Valley Water advised that existing sewer assets are generally at capacity, although land is available for expansion at the wastewater management facility at 265 Kennys Lane. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The Structure Plan identifies a 700 metre potential buffer around the wastewater management facility to mitigate effects on sensitive land uses. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The Jeffreys Lane residential precinct requires a pump station on Dry Creek adjacent to Casey Crescent, and the employment precinct also requires an additional pump station. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Water supply is less restrictive than sewer in the plan’s description, but still requires augmentation. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Goulburn Valley Water advised that the residential growth precinct can be serviced from existing reservoirs west of the township, while the employment precinct can be supplied from the existing Water Treatment Facility with augmentation to pipe networks. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Drainage is both a constraint and a design opportunity. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Flood modelling identified a flood-prone area near Dry Creek and Broadford-Kilmore Road, and detailed drainage design is required. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan expects drainage reserves to manage stormwater, provide passive recreation, support biodiversity and maintain waterway health in Sunday Creek and Dry Creek. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The funding mechanism is a hard gate for rezoning. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The Structure Plan states that Council will not entertain rezoning land until a Development Contributions Plan, or another document achieving the same objectives, is in place. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan also gives an indicative comparable Regional Development Infrastructure Levy of $163,906 per developable hectare as at January 2022, subject to confirmation through the Development Contributions Plan. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Community Infrastructure and Open Space

The Structure Plan links population growth to quantified community infrastructure needs. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) At 10,000 residents, Broadford is expected to need 3.65 kindergarten rooms, 1.22 Maternal and Child Health rooms, one library and nine community facility rooms under the Integrated Community Services and Infrastructure Plan. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) A new two-room kindergarten is needed because of the introduction of government-funded three-year-old kindergarten from 2022. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Education planning is tied directly to the Jeffreys Lane growth area. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The Department of Education advised that a population doubling would require an additional primary school, and the Structure Plan sets aside 3.5 hectares for a government primary school in the residential growth precinct. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan states that no additional land is required for growth of the secondary college. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Active open space is also quantified. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) At 10,000 residents, Broadford is expected to need about 2.5 netball courts, 3.5 tennis courts, 3 indoor courts, 3.5 ovals and 2.5 rectangular pitches. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The new residential growth precinct is expected to provide about 10 hectares of additional active open space, with the final configuration to be resolved through detailed design. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Environment, Heritage and Landscape Constraints

The Structure Plan treats Mount Piper, Dry Creek, Sunday Creek, vegetated roadsides and flora reserves as structural constraints rather than decorative features. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Broadford contains ecological values listed under the Environment Protection and Biodiversity Conservation Act and Flora and Fauna Guarantee Act, and areas of high diversity include Mount Piper Nature Conservation Reserve and Colin Officer Flora Reserve. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan states that connectivity through vegetated roadsides and creek lines is critical to maintaining biodiversity in an urbanising landscape. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Aboriginal cultural heritage is a major due-diligence issue for future development. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Broadford is within the traditional boundaries of the Taungurung Clans, and Sunday Creek, Dry Creek, hilltops, waterways and gullies are identified as areas where artefacts are likely to be found. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The cultural heritage assessment had limited desktop and survey coverage but recorded two new Aboriginal Places, which is why the Structure Plan requires Cultural Heritage Management Plans when development occurs. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Post-contact heritage also shapes the town centre framework. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan identifies the town centre precinct as locally significant because shops, houses and community buildings along High Street evidence Broadford’s nineteenth-century to late-1950s development associated with flour milling, tanning, paper milling and transport service industries. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan states that Broadford has seventeen heritage overlays. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Contested Issues and Consultation

Consultation was unusually active for a Mitchell township structure plan. (Source: Summary report of the community consultation on the Draft Broadford Structure Plan.pdf) Council received 62 submissions by the end of the initial consultation phase and 70 submissions after late submissions were accepted to 1 June 2021. (Source: Summary report of the community consultation on the Draft Broadford Structure Plan.pdf) The initial 62 submissions included 40 local resident submissions, seven government or servicing agency submissions, six consultant or developer submissions, five local business submissions and four community group submissions. (Source: Summary report of the community consultation on the Draft Broadford Structure Plan.pdf) Of those initial submissions, six were supportive, 25 were supportive with requested changes, 21 objected with requested changes and 10 objected. (Source: Summary report of the community consultation on the Draft Broadford Structure Plan.pdf)

The two largest community flashpoints were the Pine Plantation and Jeffreys Lane. (Source: Summary report of the community consultation on the Draft Broadford Structure Plan.pdf) The Pine Plantation petition lodged on 1 October 2020 had 1,197 digital signatures. (Source: Summary report of the community consultation on the Draft Broadford Structure Plan.pdf) The Save Mount Piper and Jeffreys Lane petition lodged on 28 May 2021 had 1,086 digital signatures and 391 paper signatures. (Source: Summary report of the community consultation on the Draft Broadford Structure Plan.pdf) Landowners in the Jeffreys Lane Growth Area responded with a supporting submission or petition signed by 16 landowners. (Source: Summary report of the community consultation on the Draft Broadford Structure Plan.pdf)

The Pine Plantation outcome shows the plan responding to community opposition. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The four-hectare Pine Plantation is unreserved Crown land beside Broadford Secondary School and is managed by DELWP. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The final Structure Plan’s strategic direction is for the land to be investigated as open space, with Council aspiring for it to remain open space and not be developed. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Jeffreys Lane remains a more difficult contested issue because the final plan keeps it as the main residential growth area while also acknowledging vegetation, landscape, slope, waterways, infrastructure capacity and character concerns. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The plan attempts to resolve the conflict through lower-density land, wider road reserves, larger lots, protected vegetation, creek reserves, open space, and a later Development Plan process. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Current Status

The Broadford Structure Plan is dated 21 February 2022. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf) The Mitchell Planning Scheme now contains Clause 11.01-1L-03 Broadford, introduced under C157mith and dated 25 January 2024, which applies to land shown on the Broadford Structure Plan. (Source: 2912017.pdf) The planning scheme was last updated by VC271 on 6 February 2026 in the source extract. (Source: 2912017.pdf)

The live planning task is implementation rather than plan preparation. (Source: 2912017.pdf) The main unresolved implementation items are the Development Contributions Plan or equivalent infrastructure funding document, the proponent-led planning scheme amendment for the Jeffreys Lane residential precinct, staged employment rezonings east of the Hume Freeway, and detailed infrastructure designs for roads, drainage, sewerage, open space and community facilities. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Dependencies

  • Blocks: The Structure Plan blocks urban growth outside the Broadford Structure Plan boundary through the Mitchell Planning Scheme direction to avoid such growth. (Source: 2912017.pdf)
  • Blocks: The Structure Plan blocks ad hoc rezoning in the residential and employment precincts by requiring Development Plan Overlay controls, development contributions and detailed infrastructure planning. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)
  • Blocked by: Major greenfield rezoning is blocked until a Development Contributions Plan or equivalent infrastructure funding document is in place. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)
  • Blocked by: Residential growth at Jeffreys Lane depends on sewer pump station delivery, Broadford-Kilmore Road intersection upgrades, drainage and retarding basin design, and community infrastructure land provision. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)
  • Blocked by: Employment land delivery east of the Hume Freeway depends on staged industrial rezoning, servicing arrangements, Strath Creek Road access, former landfill buffer assessment and cost-sharing between Council, the State Motorcycle Complex and private landholders. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)
  • Informed by: The plan was informed by bushfire, community infrastructure, cultural heritage, drainage, ecology, employment, industrial feasibility, land capability and landscape assessments. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)
  • Implements: The plan implements the Mitchell Planning Scheme direction to promote Broadford as a peri-urban town with a rural atmosphere and lifestyle choice. (Source: 2912017.pdf)
  • Conflicts with: The plan must balance residential land supply with landscape, vegetation, cultural heritage, waterway, sewerage and community infrastructure constraints. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Broadford’s planning framework is tied to state and regional growth policy through the Hume Regional Growth Plan and Plan Melbourne references in the Structure Plan. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf) The Mitchell Planning Scheme also places Broadford in the Hume regional settlement framework, where growth in Broadford, Kilmore and Seymour is supported without undermining Seymour’s economic and social service role. (Source: 2912017.pdf)

The servicing dependencies involve Goulburn Valley Water because sewerage and water advice shape the sequencing of both the residential and employment precincts. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The transport dependencies involve the Department of Transport and ARTC because the Structure Plan identifies Hamilton Street bridge, Short Street bridge, High Street-Hamilton Street intersection, Short Street railway bridge and Short Street-High Street intersection upgrades as advocacy items. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The cultural heritage dependency involves Taungurung Land and Waters Council because the Structure Plan requires continued work with TLaWC and future Cultural Heritage Management Plans when development occurs. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

Gaps in This Analysis

The source set includes the final Structure Plan, a consultation report, duplicate extracted copies of the final Structure Plan, and the Mitchell Planning Scheme, but it does not include the standalone technical reports listed by the Structure Plan. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) The missing reports include the bushfire risk assessment, community infrastructure assessment, cultural heritage assessment, drainage study, ecological assessment, employment study, industrial park feasibility report, land capability assessment and landscape analysis. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The most important analytical gap is the Development Contributions Plan or equivalent infrastructure funding framework. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Without that document, this page can identify the likely infrastructure items and the indicative $163,906 per developable hectare benchmark, but cannot verify final levy rates, apportionment areas, works-in-kind rules, timing triggers or per-lot cost implications. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The second major gap is the drainage and flood modelling. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Without the drainage study, this page cannot quantify the exact land take for wetlands, retarding basins, waterway corridors or flood-affected land in the Jeffreys Lane and employment precincts. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The third major gap is the cultural heritage and ecological evidence base. (Source: Broadford_Structure_Plan_-FINAL_STRUCTURE_PLAN-21_FEBRUARY_2022.pdf) Without the underlying assessments, this page cannot map the two new Aboriginal Places, identify specific ecological vegetation classes by location, or quantify biodiversity offset exposure for the residential and employment precincts. (Source: Broadford_Structure_Plan-FINAL_STRUCTURE_PLAN-_21_FEBRUARY_2022.pdf)

The fourth major gap is post-2024 implementation evidence. (Source: 2912017.pdf) The planning scheme confirms that a Broadford local policy is now in force, but the manifest does not include council reports, amendment documentation, DCP exhibition material, panel reports or gazettal material showing how each proposed rezoning has progressed since the final Structure Plan. (Source: 2912017.pdf)

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