Strategic Planning

1. Strategic Planning 

Strategic planning is the art of creating places. It is a collaborative process that shapes the urban environment to ensure a desirable future for our community. Our economic, social and environmental needs are constantly changing. Planning for our future is a wicked problem because what we know today may not be true tomorrow. With all of this considered, strategic planning analyses current and future problems in great depth to ensure our shire can continue to thrive into the future.

2. Strategic Planning Projects 

Strategic planning projects provide the basis for undertaking future planning scheme amendments by researching identified planning issues and recommending measures to address them. These projects are usually undertaken by council officers or consultants with expertise in a certain field and undergo extensive community consultation to reflect community views and expectations. The projects are then implemented into the Mansfield Planning Scheme through a planning scheme amendment.

The general process of preparing a strategic document is outlined below: 

Step 1: Drafting a Strategy

Through existing strategic work, it is identified that particular issues need to be analysed further. These issues may include some of the following: residential, commercial, or industrial land supply, the need for building design guidelines, and heritage studies.

If the need is most crucial, Council will begin to draft the strategy, or engage expert consultants to start looking deeper into the issue.

Step 2: Draft presented to Council

When the draft is created, it is presented to Councillors for consideration. Council officers will put a request for a resolution to begin public consultation with the community, relevant agencies, and additional stakeholders.

If the draft needs more preparation prior to engaging with the public, it will go back to the drawing board and this step will repeat. 

Step 3: Public Consultation

The community is invited to comment on and engage with the strategy. Council sends out letters, places advertisements in the paper, social media, website updates, press releases, public drop in sessions, and online meetings to inform and consult with the community as much as possible. 

The engagement period runs for at least 30 days to ensure all stakeholders have adequate time to consider the document.

Comments and submissions to the strategy can be made either via email, through Council's Engage Webpage, by sending a letter, or raising any proposals, or concerns during engagement meetings, or in person at 33 Highett Street, Mansfield. 

Step 4: Assessment of Submissions

Council officers review every submission made to the draft strategy, and update it after all submissions have been considered. 

If the strategy requires no changes due to all submissions supporting the strategy, it will then be presented to Council. 

If the strategy requires extensive changes, it will be redrafted, and there will be another round of community consultation. 

Step 5: Council Adoption

If all submissions have been addressed, the draft strategy is presented at a Council meeting for adoption. 

Council may resolve to adopt the strategy, request further changes and or consultation, or refuse to adopt the strategy. 

 

Step 6: Planning Scheme Amendment

Once adopted, if the strategy has new urban planning policies, or proposed rezonings of land, it will be moved to a planning scheme amendment. 

Find out more about planning scheme amendments

View Current Planning Projects

4. About Planning Amendments

Changes to the planning scheme are called amendments and the process is set out in the Planning and Environment Act 1987 (the Act). An amendment may involve a change to a planning scheme map (for example: a rezoning), a change to the written part of the scheme, or both.

Amendments to a scheme can have significant planning implications and affect the wider community because they change the way land can be used or developed. They can also change the basis for making planning decisions in the future.

Find general information below about the amendment process including who can amend the planning scheme and how to find out what current amendments are proposed.

Overview of the amendment process

Before an amendment can be prepared it must be authorised by the Minister for Planning.

An amendment to the scheme involves consultation with all the parties who may have an interest in the amendment or may be affected by it. Usually, an amendment is placed on public exhibition for at least one month.

If there are submissions which cannot be resolved by the planning authority, the Minister for Planning will appoint an independent panel to consider submissions. When it receives the report from the panel, the planning authority must adopt the amendment, abandon the amendment or adopt the amendment with changes.

An amendment becomes part of the planning scheme when it is approved by the Minister and notice is published in the Victoria Government Gazette. A combined permit and amendment process is available if both are required.

 

Who can prepare or amend a planning scheme?

An amendment can be prepared by any planning authority as specified by the Act.

A planning authority is a minister or agency that has been authorised by the Minister for Planning to prepare amendments. In most cases, the initiating planning authority is a local council, but it may be another minister or government agency. Sections 8, 8A, 8B and 9 of the Act set out who is authorised as a planning authority to prepare an amendment.

Anyone can ask a planning authority (usually the council) to prepare an amendment, but you must be able to demonstrate adequate justification for it. The planning authority will have to be certain that the amendment has planning merit and is consistent with the future strategic directions for the municipality.

The department's Planning Practice Note 46 – Strategic Assessment Guidelines for Planning Scheme Amendments (PDF, 332.3 KB) sets out the matters council should consider before amending its planning scheme.

 

Types of Amendments

There are four types of amendments:

  • a ‘V’ amendment – makes changes to the Victoria Planning Provisions (VPP) only
  • a ‘VC’ amendment - makes changes to the VPP and one or more planning schemes
  • a ‘C’ amendment – makes changes to one planning scheme only
  • a ‘GC’ amendment – makes changes to more than one planning scheme.

A ‘C’ amendment can change a planning scheme in a number of ways, such as inserting, amending or deleting a local provision, inserting a new local provision, inserting or deleting a zone or overlay or amending a planning scheme map.

A ‘C’ amendment cannot change a State standard provision selected from the VPP. This can only be done by a ‘V’ or ‘VC’ amendment.

‘V’ and ‘VC’ amendments are prepared by the Minister for Planning.

A ‘GC’ amendment can be used to make changes to more than one planning scheme for a particular matter, such as a regional initiative.

 

Ministerial Intervention

In certain circumstances the Minister for Planning has the power to intervene on matters associated with planning scheme amendments.

 

View Mansfield Shire's Current Planning Scheme

Planning schemes, amendments to planning schemes and the VPP can be inspected free of charge at the relevant Victorian local government offices and online.

Notice of public exhibition of amendments and approved amendments is published in the general Victoria Government Gazette every Thursday, although special gazettes may be published on other days, if necessary.

 

5. The Amendment Process

Below is guidance on the planning scheme amendment process. 

Step 1: Request an amendment

Council can request an amendment to a planning scheme. An individual can also do this, but the request will usually have to be discussed and made through Council. 

During this time, Council officers will begin drafting the amendment and preparing the relevant documents with regard to Ministerial Direction No. 15 – the planning scheme amendment process which sets times for completing steps in the planning scheme amendment process.

More details about the set times are provided in the department’s Advisory note 48: Ministerial Direction No. 15 – the planning scheme amendment process (September 2012) and Practice note 77: Pre-setting panel hearing dates (July 2015).

Step 2: Authorisation

The draft amendment will be presented to Council seeking a resolution to request authorisation from the Minister for Planning to proceed with the amendment.

A municipal council can only prepare an amendment if authorised to do so by the Minister under section 8A of the Planning and Environment Act 1987. The purpose of authorisation is to identify whether a proposed amendment is consistent with State policy or interests and ensure that it makes appropriate use of the Victorian Planning Provisions.

The Minister may also authorise another Minister or public authority to prepare an amendment under section 9 of the Planning and Environment Act 1987.

Step 3: Preparation for Exhibition

This stage occurs once the amendment has been authorised. It covers the preliminary investigation, strategic assessment, consultation with relevant parties - including the department's regional office - and the preparation of the amendment documentation.

If the amendment is given to the Minister under section 17(1)(c) of the Act, the planning authority must submit the exhibition documentation with the department using the Amendment Tracking System (ATS) no less than 10 business days before it first gives public notice . It must also pre-set panel hearing dates at least 25 days prior to notice of exhibition being given using ATS. This is to ensure that accurate information about the amendment is available when it is exhibited.

The planning authority must also arrange publication of the notice of the preparation in the Government Gazette. This can be done by contacting the Victorian Government Gazette Office.

Step 4: Exhibition

Mansfield Shire Council will give notice to the community and relevant authorities about the amendment, inviting them to make submissions to Council about the amendment proposal. A submission can be sent via email to council@mansfield.vic.gov.au or via post. Please note that submissions should include your name, address, and specific issue you are writing about. Unlike objections to statutory planning applications, you details and personal information remain confidential and will not be shown to the public. 

Notice is provided via letters to affected landowners, through the local paper, and on Council's website. If there are any questions regarding the amendment, Council advises individuals to contact Council officers via the phone, email, or at the municipal office located at 33 Highett Street, Mansfield. 

The Department of Environment, Land, Water and Planning will also make the amendment publicly available to view on it's ‘Browse Amendments' on the day the first notice is given. 

The Department of Environment, Land, Water and Planning will also list the amendment on the 'Planning documents on Exhibition' web page.

Step 5: Submissions, panels & advisory committees

If Council receives multiple submissions to an amendment, and cannot resolve issues raised by these submissions, then the amendment will be presented again to Council. 

During this Council meeting, Councillors will consider submissions to the amendment and may resolve to either: 

  • Refer the amendment to an independent panel
  • Abandon the amendment

If the amendment is referred to an independent panel, each submitter, and Council, will present further submissions for assessment by an independent body. Further information on panel hearings can be found below:

Step 6: Adoption

If no submissions have been received, or all have been resolved, the amendment will be presented to Council to seek a resolution to adopt the amendment. 

If the amendment has been sent to an independent panel, Council will need to consider the panel report after the hearing and decide to either adopt, or abandon the amendment. 

Step 7: Approval

If Council has adopted the amendment, it is then submitted to the Minister for Planning for consideration and decision.

Step 8: Gazettal

Once a decision is made, the amendment outcome is published in the Victoria Government Gazette and the amendment is available on  ‘Browse Amendments'. Council will also publish notice of approval within the local paper and on Council's website.

 

6. Current Amendments

C48mans Mansfield Township Approaches  

Amendment Purpose

The amendment applies to four highway approaches around the Mansfield township, outlined being:

  • Approach 1:            Maroondah Highway approach on the western side of Mansfield.
  • Approach 2:            Mount Buller approach on the eastern side of Mansfield.
  • Approach 3:            Midland Highway approach on the northern side of Mansfield.
  • Approach 4:            Mansfield Whitfield Road approach on the northern side of Mansfield.

The amendment is required to implement the Township Approaches Planning Controls and Guidelines Study, Mansfield, June 2018 with objectives to:

  • Identify the preferred future character of the four (4) township approaches.
  • Ensure future development makes a positive impact on the amenity and environment within the township approaches.
  • Ensure future development within the four (4) township approaches have regard to their local context and reinforces the valued character of the township.
  • Clearly define township approaches through built form and landscaping treatments within the private realm.
  • Provide clear, logical and useful guidelines for all – including, but not limited to developers, residents, Council officers and Councillors. 

 

Panel Hearing

C48mans has been referred to an independent panel. The panel has since assessed the amendment and provided their report, below. 

Report Due Date:

Monday 18 April 2022

Panel Chair:

Lisa Kendal

Panel Report:

Mansfield C48mans Panel Report .pdf

 

Council Resolution: Pending

Outcome: Pending

Gazettal: Pending

    

C50mans Development Plan Overlay Review

 

Amendment Purpose

The amendment implements the Mansfield Planning Scheme Development Plan Overlay Review, May 2021 by reducing the application of the Development Plan Overlay and streamlining and simplifying the overlay schedules. 

The amendment is required to reduce the application of the Development Plan Overlay and streamlining and simplifying the overlay schedules to guide the preparation and assessment of development plans to guide the future use, development, subdivision and servicing of land.

 

Panel Hearing: Not Required

Council Resolution: Adopted Amendment Tuesday 21 December 2021

Outcome: Ministerial Approval

Gazettal: Gazetted Friday 13 May 2022

     

C51mans Commercial and Industrial Land Use Strategy

Amendment Purpose

The amendment applies to various sites in the Mansfield and Bonnie Doon townships. 

The amendment implements the Mansfield Commercial and Industrial Land Use Strategy, 2021 (‘the strategy’) by:

  • Amending Clause 21.07, Economic Development. 
  • Amending Clause 21.09, Mansfield Township. 
  • Amending the Schedule to Clause 34.01, Commercial 1 Zone.
  • Introducing Schedule 4 (Industrial 1 Zone) to Clause 43.04, Development Plan Overlay.
  • Amending the Schedule to Clause 72.08, Background Documents.   
  • Rezoning parcels of land in the Bonnie Doon township area as follows:
  • Rezone 1621 – 1625 and 1627 (part) Maroondah Highway, Bonnie Doon from Commercial 1 to General Residential 1;
  • 1738 Maroondah Highway, Bonnie Doon (Bonnie Doon Hotel) from Farming to Commercial 1

(Planning scheme map 7zn). 

  • Rezoning parcels of land in the Mansfield township area as follows:
  • Rezone 175 Dead Horse Lane from Farming to Industrial 1;
  • Rezone 264 - 282 Dead Horse Lane from Low Density Residential to Mixed Use;
  • Rezone 5 – 17 Crosbys Lane from Mixed Use to Commercial 2.

(Planning scheme maps 9, 11 and 12zn).

  • Rezone parcels of land in Curia Street from Commercial 1 to General Residential
  • Applying the Development Plan Overlay 4 to 175 Dead Horse Lane and 141 Lakins Road, Mansfield (Planning scheme maps 9DPO, 11DPO and 12DPO).

 

Outcome: Split Amendment

 

C51mans Part 1

 

Amendment Purpose

The amendment applies to various sites in the Mansfield and Bonnie Doon townships. 

The amendment implements the industrial sections of the Mansfield Commercial and Industrial Land Use Strategy, 2021 (‘the strategy’) by:

  • Amending Clause 21.07, Economic Development. 
  • Amending Clause 21.09, Mansfield Township. 
  • Introducing Schedule 4 (Industrial 1 Zone) to Clause 43.04, Development Plan Overlay.
  • Amending the Schedule to Clause 72.08, Background Documents.   
  • Rezoning parcels of land in the Bonnie Doon township area as follows:
  • Rezone 1621 – 1625 and 1627 (part) Maroondah Highway, Bonnie Doon from Commercial 1 to General Residential 1;
  • 1738 Maroondah Highway, Bonnie Doon (Bonnie Doon Hotel) from Farming to Commercial 1

(Planning scheme map 7zn). 

  • Rezoning parcels of land in the Mansfield township area as follows:
  • Rezone 175 Dead Horse Lane from Farming to Industrial 1;
  • Rezone 5 – 17 Crosbys Lane from Mixed Use to Commercial 2.

(Planning scheme maps 9, 11 and 12zn). 

  • Applying the Development Plan Overlay 4 to 175 Dead Horse Lane and 141 Lakins Road, Mansfield (Planning scheme maps 9DPO, 11DPO and 12DPO).

 

Panel Hearing: Not Required

Council Resolution: Adopted amendment Tuesday 15 February 2022

Ministerial Approval: Pending

Gazettal: Pending

C51mans Part 2

Amendment Purpose

The amendment applies to various sites in the Mansfield Township.

The amendment implements the Commercial Considerations of the Mansfield Commercial and Industrial Land Use Strategy, 2021 (‘the strategy’) by:

  • Amending Clause 21.07, Economic Development. 
  • Amending Clause 21.09, Mansfield Township. 
  • Amending the Schedule to Clause 34.01, Commercial 1 Zone.
  • Amending the Schedule to Clause 72.08, Background Documents.   

(Planning scheme map 7zn). 

  • Rezoning parcels of land in the Mansfield township area as follows:
  • Rezone 264 - 282 Dead Horse Lane from Low Density Residential to Mixed Use;
  • Rezone 5 – 17 Crosbys Lane from Mixed Use to Commercial 2.

(Planning scheme maps 9, 11 and 12zn).

  • Rezone parcels of land in Curia Street from Commercial 1 to General Residential

 

 

Panel Hearing: Pending

Council Resolution: Pending

Ministerial Approval: Pending

Outcome: Pending

Gazettal: Pending