Moorabool Shire Council | Exhibition of Moorabool Planning Scheme Amendment C099moor – Halletts Way and Adelong Way Intersection, Bacchus Marsh

Project Overview

Moorabool Shire Council has prepared Amendment C099moor to the Moorabool Planning Scheme. The amendment has been prepared at the request of Beveridge Williams on behalf of Plenti Property Pty Ltd (the amendment proponent).

The amendment will guide and facilitate the coordinated subdivision and development of approximately 2.7ha of land near the intersection of Halletts Way and Adelong Way and allow for continuity of public open space along the Werribee River corridor open space.

The Amendment was on public exhibition from 21 March 2025 to 4 May 2025. The project will remain available for public inspection until the planning scheme amendment is approved or lapses.

Project Background
Project Timeline

The amendment is a combined planning permit application and planning scheme amendment under section 96A of the Planning and Environment Act 1987.

The land includes several parcels which are divided by Halletts Way and Adelong Way and bounded by the Werribee River.

Amendment C099moor proposes to make the following changes to the Moorabool Planning Scheme:

Rezones land from Farming Zone (FZ) to the Neighbourhood Residential Zone Schedule 9 (NRZ9).

Rezones land adjacent to the Werribee River from FZ to Public Park and Recreation Zone (PPRZ).

Applies the Development Plan Overlay – Schedule 8 (DPO8) to the land to be rezoned to NRZ9 to guide future development.

Removes the Design and Development Overlay – Schedule 2 (DDO2) relating to visual amenity in rural areas from the land to be rezoned to NRZ9.

Amends the map in the Schedule to the Farming Zone to remove the land from the boundary of the area designated as Farming Zone.

The proposed planning permit application aims to subdivide Lot A on PS821090T into five lots, including two lots along Werribee River that will become public reserves.

You may inspect the amendment, any documents that support the amendment and the explanatory report about the amendment free of charge on this website, or at; 

the Department of Transport and Planning website www.planning.vic.gov.au/public-inspection

during office hours, at the following Council office locations:

15 Stead Street, Ballan

Darley Civic and Community Hub, 182 Halletts Way, Darley

Lerderderg Library – Customer Service, 215 Main Street, Bacchus Marsh

A full explanation of Amendment C099moor can be found in the Explanatory Report and supporting documents on this webpage. 

Beveridge Williams on behalf of Plenti Property Pty Ltd requested a planning scheme amendment
Council considered whether to seek authorisation from the Minister to prepare and exhibit an amendment
Council requested Ministerial authorisation
Ministerial authorisation granted to prepare and exhibit amendment C099moor
Council prepares and exhibits amendment C099moor
Council refers submissions to a planning panel or Council abandons the amendment
Planning Panel considers submissions then prepares a report with recommendations to Council & the Minister
Council Considers the Panel’s report and decides whether to adopt the amendment (in whole or part) or abandon the amendment
Council seek Ministerial approval
Minister’s decision comes into effect upon gazettal

Making a Submission

The Amendment was on public exhibition from 21 March to 4 May 2025.

As the exhibition period for this amendment is now concluded, Council officers will review the submissions received, taking into account all matters raised, and the potential implications of those matters for landowners and the community.

Please be aware that submissions are public documents and copies may be made available to any person for the purpose of consideration as part of the planning process. Your personal contact details will not be published with your submission, and your personal information will be managed in accordance with the Privacy and Data Protection Act 2014.

Once the submissions have been reviewed, a response for each matter raised will be determined and a report will be prepared for consideration at a future Council meeting. You will be advised of the date of the Council meeting, when it is confirmed, and of any opportunities to address Council at the meeting. The Council meeting agenda is usually available on Council’s website here on the Friday evening preceding the meeting.

If Council does not support all of the changes to the amendment sought by submitters, it will then decide whether to abandon the amendment, or request the appointment of a Planning Panel by the Minister for Planning. A Panel is appointed by the Minister to hear submissions in response to an amendment, and to make recommendations or provide expert advice on whether or not the amendment should proceed.

If a Panel is requested and appointed, you will be advised in writing and provided with an opportunity to make a presentation to the Panel at a public hearing. Following the public hearing, a report will be produced by the Panel, which Council must consider before it resolves to adopt, change or abandon the amendment.

The Minister for Planning will then make the final decision in relation to the amendment after considering Council’s resolution and the recommendations of the Panel report.

FAQ

The amendment site is in Bacchus Marsh and located at the intersection of Halletts Way and Adelong Way. The Werribee River runs along the site’s south-east border.

A range of planning controls are proposed by Amendment C099 that will ensure development is coordinated and respects the character and environmental values of the surrounding area. Proposed changes include:

Rezoning former agricultural land around the intersection of Halletts Way and Adelong Way, Bacchus Marsh (Lot A, B C D and E in Figure 2 below) from Farming Zone to Neighbourhood Residential Zone – Schedule 9 (NRZ9).

Applying a Development Plan Overlay Schedule 8 (DPO8) to coordinate and integrate development with the river corridor and existing road interfaces.

Removing the Design and Development Overlay Schedule 2 (DDO2) from the NRZ land, which will be superseded by guidance in the DPO.

Rezoning publicly owned land along the Werribee River (a narrow strip of land closest to the Werribee River in Figure 2 below) from Farming Zone to Public Park and Recreation Zone (PPRZ).

The proposed residential zone and overlay controls are supported by specialist assessments which investigate risks including bushfire, rockfall, drainage and flooding and contamination.

Any areas affected by flood risk are encumbered and covered by existing Land Subject to Inundation Overlay controls, and for this reason these areas are unable to be developed. This area is to be revegetated and added to the existing river reserve.

Planning Permit Application PA2020242 is being considered at the same time as Amendment C099moor and proposes to subdivide the land into five lots (under Section 96A of the Planning and Environment Act 1987). The proposed lot boundaries are based around the existing roads and areas of floodrisk. Lots C and E are affected by flood risk and covered by existing Land Subject to Inundation Overlay controls. Following subdivision, these two lots will be consolidated into existing public open space along the Werribee River. Lots A, B and D are outside of floodprone areas and are suitable for urban development subject to the proposed rezoning. These lots may be used for urban development including housing, medical or childcare facilities. The concept plan shows the indicative layout of building envelopes and areas for car parking.

A full explanation of Amendment C099moor can be found in the Explanatory Report and supporting documents on this webpage, or at the Department of Transport and Planning www.planning.vic.gov.au/public-inspection.

The Neighbourhood Residential Zone is the most restrictive residential zone either due to development constraints or the need to protect an identified neighbourhood character of an area.

A schedule to the Neighbourhood Residential Zone is proposed in Amendment C099moor to provide specific guidance by setting out the following purposes:

To recognise areas of predominantly single and double storey residential development.

To manage and ensure that development respects the identified neighbourhood character, heritage, environmental or landscape characteristics.

To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations.

The Schedule 9 to the Neighbourhood Residential Zone is proposed in Amendment C099moor to provide specific local guidance based on the neighbouring Underbank estate and Werribee River:

To integrate with the emerging and desired streetscape character and development pattern of the Underbank neighbourhood. 
To provide activated frontages to Halletts Way, Adelong Way and areas of open space. 
To protect and enhance the Werribee River corridor.

A Development Plan Overlay is proposed on Lots A, B, C, D and E to ensure development is well coordinated and managed across large sites or sites that have several landowners. It requires a landowner to first prepare a Development Plan (or Masterplan) including detailed guidance around movement, open space and development. Once a Development Plan has been prepared, it becomes the masterplan for the area, and development needs to be consistent with the plan. Future permits are not required to be publicly advertised if they are in accordance with the Development Plan and Development Plan Overlay.

The proposed Development Plan Overlay in Amendment C099moor includes Schedule 8 which provides specific guidance for subdivision and development of the Underbank site. The guidance requires future development:

To integrate development with the emerging and desired streetscape character and development pattern of the abutting neighbourhood.
To provide activated frontages to Halletts Way, Adelong Way and public reserves, with adequate setbacks for landscaping, fencing, open space and passive surveillance.
To protect and enhance the Werribee River corridor.

A development plan must satisfy all requirements specified in the schedule and must include a masterplan generally in accordance with the plan in the schedule

A Public Park and Recreation Zone (PPRZ) is used for public owned land and recognises the role the land plays for public open space and public recreation areas. A schedule allows specified uses or managers of public land to be exempted from specified requirements. The PPRZ is proposed for the pieces of land owned by Council and the State government which run along the edge of the Werribee River, consistent with the existing zoning to the east.

All individual submissions will be acknowledged in writing. Following the exhibition process, section 23 of the Planning and Environment Act 1987 requires Council to consider all submissions made to the amendment and either:

change the amendment in the manner requested in any submissions; or

refer the submissions to an independent Planning Panel appointed under Part 8 of the Act; or

abandon the amendment or part of the amendment.

More information about the amendment process is available here

A planning scheme amendment may involve a change to a planning scheme map, a change to the written part of the scheme, or both. Amendments 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.

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