Huge ramifications for housing strategy due to policy delays

CRUCIAL strategies that will determine how Bass Coast Shire manages future housing and residential growth could be delayed until 2024. 

The shire had released the draft Neighbourhood Character Study, Residential Development Framework and Housing Strategy in late 2022, with the first stage of community consultation undertaken.

However, due to the delays of the finalisation of the Statement of Planning Policy as part of the Distinctive Areas Landscape Program (DAL), being undertaken by the Department of Environment, Land, Water and Planning (DELWP), the projects may not be adopted by council until 2024. 

The Neighbourhood Character Study involves a detailed assessment of neighbourhood character in Bass Coast’s residential areas and the preparation of preferred character objectives, and design guidelines that will guide the character of new residential developments.  

The Housing Strategy will be a long-term plan to manage housing growth and change across all residential areas. 

It will identify what housing needs are required, where housing growth will take place and changes to residential density.

Over the next 15 years, projections indicate that between 534 – 656 additional dwellings will be required per year, resulting in the need for approximately 10,000 additional dwellings in the Shire by 2036.  

The mainland areas are projected to accommodate the majority of population and dwelling growth over the period, with substantial growth projected in Wonthaggi, Inverloch and Waterline townships.

“The Neighbourhood Character and Housing projects are being undertaken concurrently to ensure the Shire’s future 15 years of housing supply respects preferred neighbourhood character. To carry out this work the settlement boundary of each town is required to be known,” the shire stated.

“While Bass Coast has settlement boundaries illustrated in its planning scheme, the draft SPP proposes a number of additional “protected settlement boundaries”, which in some cases differ to what is shown in the planning scheme. Unfortunately, it was unknown up until the draft SPP was released where these differences would occur.  

“As the location of the proposed settlement boundaries will not be finalised until the Minister of Planning has reviewed the Standing Advisory Committee’s recommendations, it would be inappropriate to design the Neighbourhood Character Study and Housing Strategy around draft boundaries and ask the community to comment on something which may change following the Standing Advisory Committee’s recommendations. 

“Once the settlement boundaries are confirmed by the Minister for Planning, the second stage of community engagement on the Neighbourhood and Housing projects can commence.”
Community feedback

The shire has also released the results of community engagement for the draft strategy.

This saw 344 individual responses, with the majority coming from residents aged between 60-69.

The main locality of respondents was Cape Paterson, followed by Coronet Bay, Inverloch, Wonthaggi and Cowes. 

For Cape Paterson, responses had included ‘mixed views’ on The Cape Eco Village, with some supporting the project as a good example of new residential development. 

Others felt that it was inappropriate due to lack of infrastructure, increased impact of traffic and impact to the environment.

There was also ongoing concern expressed about the potential for the future expansion of the ‘northern area’.

Overall, the top 10 threats to neighbourhood character included: 

• Subdivision into smaller lots 

• Lack of supporting infrastructure 

• No space for gardens around houses 

• Dominant built form 

• Development not respecting wildlife 

• Suburban style development 

• Built form not in keeping with landscape 

• Views and natural landscape 

• Tree removal and vegetation loss

• High density development