THE State Government has set the course of development across 24 towns and settlements in Bass Coast for the next 50 years by releasing the long-awaited draft Statement of Planning Policy (SPP) for the shire as part of its Planning and Environment Amendment (Distinctive Areas and Landscapes) Act 2018.
However, while it is officially still a “draft”, there will be no opportunity for further community consultation.
The final draft Bass Coast SPP has been circulated for endorsement by responsible public entities, including Bass Coast Shire Council. The endorsement process is expected to take place between June and July 2025. Once endorsements are received, approval of the SPP will be sought from the Governor in Council (GiC).
It will be immediately operational after the publication of the notice of approval in the Victoria Government Gazette.
Among the features of the new SPP will be the contraction of the settlement boundary at Cape Paterson, back to Seaward Drive, and the massive expansion of San Remo out to Punch Bowl Road, practically doubling the size of the town.
The expansion is contrary to the original desires of the Bass Coast Shire Council, which only wanted the expansion of the town east to go halfway from Potters Hill Road to Punch Bowl Road.
There are also measures to protect natural bushland in the Western Port catchment from the ravages of the region's extractive industries.
Minister for Planning Sonya Kilkenny released the draft SPP on Tuesday, June 3.
“As part of the plan, 24 protected settlement boundaries have been proposed to clearly define where growth can occur. These boundaries will help maintain the region’s natural, cultural and scenic values for generations to come. Once approved, the Bass Coast will become just the fourth area in Victoria to have an SPP in place – joining the Bellarine Peninsula, the Surf Coast and the Macedon Ranges – giving it the state’s highest level of long-term planning protection,” according to the government.
“We have listened carefully to the inputs of local communities – this draft policy lays the groundwork for long-term protections that will preserve what makes the Bass Coast so special for future generations,” said Planning Minister Sonya Kilkenny.
Member for Bass Jordan Crugnale welcomed the finalisation of settlement boundaries and the new level of protection for Bass Coast.
“This declaration will deliver on our commitment to acknowledge the special significance of the Bass Coast, protect its settlement boundaries and what we love and value now and into the future.”
San Remo to grow
This is what the SPP says about the growth of San Remo:
Development should be sensitively designed in relation to the topography, coastal outlook and environs. The foreshore setting of San Remo’s town centre is the settlement’s main focus. Streetscapes should utilise distinctive native vegetation.
The strategic planning of the growth area and the design of development should address:
* Aboriginal cultural heritage values by engaging with the Bunurong people.
* The state-significant and regionally significant landscapes within which San Remo is located, including the scenic journey along Phillip Island Road by:
* Protecting the ridgeline that forms the westerly extent of the Bass Hills and the Anderson Peninsula.
* Using external materials that reduce the visibility of buildings.
* Transport, drainage and other infrastructure requirements to the satisfaction of the relevant authorities.
* Growth will be accommodated through development within the protected settlement boundary as indicated on the map below.
The draft SPP also has an impact on planning outside of the towns:
* Farming: Farmers must be supported to adapt to climate change impacts and to innovate and embrace new technologies for sustainability, water reuse, value-adding and agritourism. The declared area must protect its high-quality agricultural land and agricultural operations from encroachment by incompatible land uses.
* Natural resources The declared area’s natural resources are strategically important to Victoria. Bass Coast is a critical supply area for the raw materials needed for construction and infrastructure development. The area has active quarries (particularly sand quarries) and Extractive Industry Interest Areas, which indicate the land is likely to contain extractive resources (such as sand, hard rock and gravel) that may be considered for extraction in the future. Extractive industries require appropriate buffers during operation and rehabilitation at the end of their operating life in a way suitable to the surrounding landscape character, thereby providing a net community benefit. As remnant native vegetation is scarce in the declared area, new industries (including extractive industries) should be directed to areas of lesser environmental significance.
* Renewable energy technologies — wind, solar and small-scale hydroelectricity — are live, readily scalable technologies that deserve investment and community support. Emerging renewable technologies — bioenergy and marine energy, including wave, tidal and offshore energy — provide potential economic opportunities for the region and are important ways to reduce emissions
The overarching aims of the Planning and Environment Amendment (Distinctive Areas and Landscapes) Act 2018 are as follows: (a) to recognise the importance of distinctive areas and landscapes to the people of Victoria and to protect and conserve the unique features and special characteristics of those areas and landscapes; and (b) to enhance the conservation of the environment in declared areas including the unique habitats, ecosystems and biodiversity of declared areas; and (c) to enable the integration of policy development, implementation and decision-making for declared areas under Statements of Planning Policy; and (d) to recognise the connection and stewardship of traditional owners in relation to land in declared areas.
More information about the Distinctive Areas and Landscapes legislation, including the Bass Coast SPP, is available at engage.vic.gov.au/project/distinctive-areas-and-landscapes-program/page/bass-coast
See also the draft structure plan for San Remo: https://d3pbdxdl8c65wb.cloudfront.net/n/569/2025/Jun/06/Final_Draft_San_Remo_Structure_Plan_1.pdf
