Archive: 1005 Lots In Gisborne (DPO)
Last Updated 24/2/08
"1000 Lotter" Subdivision At Brooking Road In Gisborne A "Goer" Again
(11/10/07 - P) Even though two subdivision proposals have been knocked off at VCAT, THEY'RE BAACK - the original plans for a 105 lot subdivision, that is. VCAT has just agreed that the 2004 plans can be changed before another VCAT hearing gets underway on 11 December (amended plans to be circulated by 19 October).
Hard to believe, isn't it? Click here for VCAT's latest decision. Click here to see the saga so far (from MRRA's archives).
MRRA Says:
Not to worry if you can't quite work out what's going on with the land between Brooking and Willowbank Roads, next to the Freeway. The application that Vice President Helen Gibson has agreed to allow to move forward here with amended plans is from 2004! It's the application that was upheld at VCAT only to be overturned by the Supreme Court [Osborn, J: 7841/2004, MRSC v Murone & Ors] when Council appealed against the VCAT decision because VCAT had approved the 105 subdivision plan without the required approved development plan already being in place. Since then, parts of the land have been developed piecemeal and two other huge subdivision proposals for the same land have been rejected by VCAT as not in character with the surrounds (i.e. too suburban). The whole sad story in a way exemplifies the haphazard way planning is happening in Macedon Ranges.
Another VCAT Knockback For 800+ (previously 1005) Lot Brooking Road Subdivision Development Plan
(21/6/07 - P) Residents and objectors can rightly say "cop that" after developers told them it was a done deal, VCAT would decide and residents wouldn't have any say
VCAT decision P2080 / 2006, delivered on 8 June 2007, has confirmed a 2006 VCAT decision that a Development Plan proposal for acres of subdivision in the Brooking Rd / Willowbank Road area in Gisborne is just too suburban. VCAT Member Philip Martin sounded a tad peeved when he wrote the decision, and had this to say in knocking the Development Plan back:
"My overall conclusion has been that the density level of the proposal is still so intense as to be fatally inconsistent with broad "orderly planning" principles and also contrary to the key aspects of the Clause 22.02-2 local policy dealing with Gisborne. I have also found that the draft Development Plan inadequately deals with the linkages and potential synergies between the subject land and the balance of Gisborne."
This latest decision very much reflects the rationale given by Member Christina Fong in refusing the earlier application in 2006 (for 1005 lots) on the basis that the proposal was too intense and didn't respect the essentially rural character of the area.
We notice in this decision that due to changes made to ResCode by the State government, subdivision proposals for more than 60 lots can no longer be assessed against the neighbourhood character requirements in ResCode, something the proponents of this proposal made much of, but to no avail as it turns out. This change makes objectors have to work harder. Now, let's all see if we can guess who benefits from not having to meet ResCode neighbourhood character requirements? Wouldn't be developers, would it?
MRRA Says:
Trust VCAT? Mmm... Could be a bit tricky but in this instance, yes! What a result. Who would have bet on it? Not the developers (quite the opposite in fact) because they seemed to think they had it in the bag. Residents are entitled to feel elated if not outright smug, because over the several attempts to subdivide this 155ha, there have been occasions when residents and their objections were arrogantly dismissed. Onya VCAT for twice seeing the development as many Gisborne residents saw it - too much like Melbourne. YAY for VCAT... this time. We should also recognise that Council too rejected the proposal, so YAY for Council... this time.
7 To 1 Vote Sees Council Knock Back 876 Lot Subdivision Development Plan In Gisborne
(13/8/06 - P) Cr. Henry Bleeck says other residents are paying for Gisborne pool so bring on 'as much as' development in Gisborne
At last Wednesday's Planning Committee meeting, Macedon Ranges' Council voted 7 to 1 to not approve a development plan for some 876 lots at Brooking/Willowbank Roads. Cr. John Letchford (South ward) moved, Cr. Helen Relph (South) seconded a motion to support officer Bruce Lancashire's recommendation that the development plan be refused as inappropriate and not in accordance with the Gisborne ODP. The votes of Crs. Noel Harvey (West), Tom Gyorffy (West), John Connor (West), Sandra McGregor (East), and Geoff Neil (East) carried the motion. Note: Cr. Rob Guthrie was absent.
The only dissenting voice came from Cr. Henry Bleeck (East) who said the Gisborne ODP had not yet been finalized and the application shouldn't be measured against it, and as Council was continually raising rates, what the Shire needed was more people in Gisborne. A bigger rate base would be a good outcome and further development was needed in Gisborne because others were paying higher rates to pay for Gisborne's pool. Cr. John Letchford (South) said it was a great opportunity to blow Council's trumpet about the ODP, which while it hadn't progressed quickly enough, had been with the community some time. He said the proposed development was out of proportion with community expectations, and this type of development belonged in the town centres instead of carving up open spaces and vistas. Cr. Helen Relph (South) said Council had been through a process with the community, had given them guidelines (ODP??), and listened to them. She said the earlier development plan had been through VCAT and this one still didn't meet what VCAT wants, that the lot sizes don't reflect what the community wants, this wasn't the way to get [Council?] votes, and it wasn't a community development. Cr. Tom Gyorffy (West) said Cr. Bleeck's view was the tail wagging the dog [Cr. Bleeck called a point of order here, objecting to Cr. Gyorffy calling him a dog]. Once the guffaws died down Cr. Gyorffy continued, saying Council had gone through a process, knew what people want and that as there had been no attempt to match the development plan with community expectations, the plan should be rejected.
MRRA Says:
The correct decision was made, but why do we feel it was almost by accident?
Planning Officer Bruce Lancashire went to great lengths to explain to Councillors that should the development plan be approved, there would be no further opportunity for community consultation about how the land was developed in future.
Of course, one of the larger problems with this application was the complete absence of public consultation - writing a few letters, as the developers' representative did, doesn't constitute either 'public' or 'consultation' on a proposal this size. Council's excuse for not ensuring a public consultation process took place was that the application would be recommended for refusal.
So?
MRRA wishes it had a dollar for every time its reps have seen Council overturn an officer's recommendation. In fact it happened again last Wednesday, when Council went with the Director of Planning's recommendation to approve yet another house on a small lot in a rural zone, when the original officer's recommendation was to refuse.
Council seems to have at some stage adopted a policy of not consulting when a refusal is on the books. There have even been instances where applications haven't been sent to referral authorities for the same reason, and have then been approved by Council 'on the night'. What sort of process is that?
We are hearing Council and Councillors copped a large smack around the ears from residents about the way this proposal, and the consultation for it, have been handled. MRRA stands solidly with the residents.
While it is pleasing that last Wednesday some Councillors discovered strategic planning and went on to uphold the strategic planning work done last year for the Gisborne ODP, this was a battle the community should never have had to fight. Council has now had fair warning, and it must significantly improve community consultation processes. Saying ‘trust us’ won’t wash. The community has a right to know.
ALERT 876 Lot Subdivision Development Plan In Gisborne Goes Before Council On Wednesday August 9 - Without Any Community Consultation
(7/8/06 - P) Uproar in Gisborne as Council shuts out community twice in two weeks on major development approvals that affect the whole town.
Outrage is building in Gisborne because this Wednesday, for the second time in a fortnight, Council will decide on a major development proposal in the town without a shred of community consultation on that proposal. MRRA has received calls and emails from residents who are horrified they aren't being consulted. The development plan for the subdivision (a replacement plan for the 1005 lot subdivision previously refused by the last Council and VCAT) is scheduled to come before Council at its Planning Committee meeting on Wednesday 9th August, at Kyneton starting at 7.00 pm.
MRRA Says:
It would be a mistake to think you aren't or won't be affected by what's happening in Gisborne. Any government that begins to make decisions without regard to what the community thinks isn't operating democratically, and it's an easy step from there to not operating ethically. If our Council isn't brought to heel right now, don't be surprised if you are next to feel the effects of an arrogant, out-of-touch Council giving a good impression of being besotted by thoughts of exercising absolute power - that is, not being accountable to anyone. Shutting down community consultation is starting to look like a habit - isn't it time we started asking what the State government is going to do about it?
Alert To Gisborne Residents: The 1,005 Lot Subdivision Returns As An 876 Lot Subdivision
(31/7/06 - P) Developers will hold a meeting with invitees tomorrow night (1 August) at the Mechanics Institute
The developer team behind this humungous proposal will hold a meeting with some Gisborne residents tomorrow night at the Mechanics Hall in Gisborne, starting at 7.30 pm. It seems residents near the site received invitations last week. MRRA hears an application and plans for the latest 876 lot version of the defunct 1,005 lot subdivision recently rejected by VCAT are already in the Gisborne Service Centre, so residents might like to check this out. Please direct all enquiries to Council.
We hope this isn't the only consultation planned to occur with this proposal, particularly as there are hot rumours around Gisborne that the developers may already have had a chance to put arguments for the proposal to several Councillors. Wouldn't be fair if the community at large didn't get a go, would it?
VCAT Rejects 1005 Lot Subdivision Development Plan Proposal In Gisborne
(19/4/06 - P) Previous Council's refusal upheld, but it seems to depend on who you get
Objectors to this mammoth proposal are celebrating VCAT Member Christina Fong's decision to refuse a development plan application for 1,005 lots in Brooking Road, Gisborne. The grounds for refusal were based on the application's "mainly suburban character" not being consistent with the existing low density neighbourhood character, the intention of 'lower density' character of the Development Plan Overlay (DPO1), and the 'village in a rural setting' character promoted by the Gisborne Township Policy". Member Fong also said of the development plan, "as the strategic blueprint for the development of this large site, I would also expect an analysis of how the proposed development plan would integrate with the development of the Gisborne township, and connectivity with Gisborne in terms of pedestrian, bicycle, public transport and open space."
MRRA Says:
We heard some of those supporting this application indulged in some old-fashioned 'bully' behaviour at a meeting held in Gisborne late last year to discuss the plan, telling very distressed residents that VCAT would decide this one, VCAT would approve, and there was nothing residents could do to stop it. Well, VCAT has decided and, for once, sub-standard, suburban-style development didn't get a green light. It's a pity the members who approved the destruction now underway at Dumbarton didn't see our planning scheme the same way Member Fong did.
1005 Lot Development Plan Rejected By Council
(15/12/05 – P) Gisborne ODP principles and community consultation win the day
Macedon Ranges’ Councillors last night unanimously upheld the officer’s recommendation to reject a development plan for 1,005 lots in Willowbank Road, Gisborne. The development plan had been the subject of much community concern. Councillors accepted that the level of community consultation that underpinned the Gisborne Outline Development plan – which proposes a completely different density of development – responded best to community values and expectations. The matter will proceed to VCAT for determination on January 16th, 2006.
Confused (Angry) Gisborne Residents Told VCAT Will Decide 1,005 Lot Development Plan
(24/10/05 – P) Victoria’s ‘pro-development’ planning system strikes again as community is left feeling powerless
Reports filtering through from the Information Night held on the 19th October in Gisborne suggest that the Victorian planning system, and developers, may win YET again, leaving an angry and disempowered community, YET AGAIN, in their wake.
MRRA understands residents who attended the meeting were told by the plan’s apparent creator, Mr. Keith Altmann, that the matter will be decided by VCAT. Now a familiar and nauseating tune, under Victorian planning law and the VPP planning system it seems, as always, the power is with developers, the government’s equally despised Residential 1 zone, ResCode, Melbourne 2030, Development Plan Overlay and, the (at times) despised, VCAT. Our lives - their rules, their decisions. Is it any wonder people across Victoria are unhappy, and they are particularly unhappy, right now, in Gisborne.
Information Session on 1,005 Lot Proposal in Gisborne on 19th October
(17/10/05 – P) Have your say
Gisborne residents in particular are alerted that there will be an information session on this very large development proposal at the Western Water offices, Robertson St., Gisborne on Wednesday 19th October. Starting time is 7.00pm (NB Please check time with Council – sorry, we couldn’t find any information on Council’s website)
Development Explodes In Gisborne
(28/8/05 – P) Application For 2 Lots Becomes A Development Plan for 1,005 Lots
Gisborne residents and councillors are stunned to find a Development Plan floating around for another 1,005 residential lots. An application for a 2 lot subdivision has been taken to VCAT and, because the land is covered by a Development Plan Overlay put in place last year by then Planning Minister Mary Delahunty, VCAT has ordered a Development Plan be prepared for all of the land in the precinct where the 2 lot subdivision application is located. The result? A Development Plan with 1,005 small residential lots covering all the land between Willowbank and Brooking Roads, and Brady Road and the Calder Freeway, in Gisborne. Residents will remember that the Outline Development Plan for Gisborne has only recently been exhibited. The 1,005 lot Development Plan isn’t even faintly similar to what the ODP is proposing.
MRRA Says:
We admit this one slipped under our guard and we don’t have a lot of information about it yet. The Development Plan was advertised in the Telegraph newspaper on 23rd August. The application is to approve the Development Plan, the applicant is Keith Altmann & Associates, the application reference number is 5/4000/5000/DP. Our advice is that the Development Plan is listed to go back to VCAT shortly. REMEMBER: This is not a plan of subdivision, it is a Development Plan. Once approved, a Development Plan ‘extinguishes’ your rights – that is, you will have no rights to be notified of any future subdivision and development applications on this huge chunk of land, and you also won’t be able to challenge those applications at VCAT.
Contact Macedon Ranges Council (Phone 5422 6999 Fax 5422 3623 or email mrsc@macedon-ranges.vic.gov.au) or VCAT (email vcat@vcat.vic.gov.au) for further information. In the meantime, get your objections in to Council. You could start the ball rolling on your submission with ‘what the hell is going on?’