Amendment C133 proposes to implement the findings of the Newport Structure Plan and Inner Newport Heritage Gap Study into the planning scheme.
The amendment seeks to introduce new zones, overlays and local policy. The amendment will complete the introduction of the new residential zones in Hobsons Bay by rezoning areas around Newport that were excluded from Amendment C131 and form part of the Inner Newport Heritage Gap Study.
Amendment and Structure Plan Area
This amendment will impact properties within the amendment area as shown on the map below.
What is the Newport Structure Plan?
The Newport Structure Plan is a strategic planning document that provides long-term vision and guide for land use changes, public spaces and buildings in the Newport Activity Centre. The structure plan was developed in consultation with the community and key stakeholders over several years and adopted by Council on 8 March 2022.
To view the Newport Structure Plan click here. To find out more about the background of the document click here.
What is the Inner Newport Heritage Gap Study?
The Inner Newport Heritage Gap Study was commissioned by Council to identify if there were any sites within the structure plan area of heritage significance not covered by a Heritage Overlay (HO). The study area extended beyond the structure plan boundary to include buildings of a similar historic period to the west.
The study recommends 151 additional properties be included in HO22 and HO23, the removal of four properties from HO23, and the creation of a new Mason Street Ecclesiastical and Residential Heritage Precinct (HO322) for sites associated with the Christ Church complex. The heritage study has been used to inform the final Newport Structure Plan.
To view the Inner Newport Heritage Gap Study click here.
Proposed changes to the Hobsons Bay Planning Scheme
Amendment C133 proposes to make changes to local policy at Clause 11.03-1L to implement the vision and key strategies in the Newport Structure Plan and Inner Newport Heritage Gap Study, and introduce new policies in relation to integrated transport (Clause 18.01-1L).
The following new zones are proposed to be introduced to implement the Newport Structure Plan and are consistent with state guidance and Council’s Housing Strategy 2019:
- a Neighbourhood Residential Zone (NRZ)
- a General Residential Zone (GRZ)
- a Residential Growth Zone (RGZ)
- a Mixed Use Zone (MUZ)
- a Commercial 1 Zone (C1Z)
The Neighbourhood Residential Zone is applied to areas where there is no anticipated change to the predominantly single and double storey character. It is also applied to areas that have been identified as having specific neighbourhood, heritage, environmental or landscape character values that distinguish them from other parts of the municipality. The purpose of the zone is:
- 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
This zone has a default maximum building height of 9 metres and 2 storeys.
The General Residential Zone allows moderate housing development of three storeys and includes areas that generally have good access to transport and services. The purpose of the zone is:
- to encourage development that respects the neighbourhood character of the area
- to encourage a diversity of housing types and housing growth particularly in locations offering good access to services and transport
This zone has a default maximum building height of 11 metres and 3 storeys.
The Residential Growth Zone allows for greater housing intensification, a diverse mix of dwellings and increased building heights in areas close to activity hubs with good access to services, jobs and public transport. The purpose of this zone is:
- to provide housing at increased densities in buildings up to and including four storeys
- to encourage a diversity of housing types in locations offering good access to services and transport including activity centres and town centres
- to encourage a scale of development that provides a transition between areas of more intensive use and development and other residential areas
The amendment proposes to introduce Residential Growth Zone - Schedule 3 which has a mandatory maximum building height of 13.5 metres and 4 storeys.
The following zoning changes are proposed to retail areas on Mason Street and Melbourne Road:
- a Mixed Use Zone (MUZ) is proposed for properties along Mason Street to allow for residential development above existing ground floor retail. The MUZ provides a transition between residential and commercial areas. A Mixed Use Zone - Schedule 2 (MUZ2) is proposed that would limit building heights to 14.5 metres and four storeys. These sites are currently zoned GRZ1
- a Commercial 1 Zone (C1Z) is proposed for sites on the periphery of the existing commercial areas where commercial uses already exist, however land is currently zoned residential. This includes sites at 28 Mason Street, the rear of 24-26 Mason Street, 21-23 Tait Street, 146 North Road, and 300-308 Melbourne Road, 461-463 Melbourne Road, and 2 Newcastle Street. Building heights for these locations is set by the proposed Design and Development Overlay.
Amendment C133 proposes to introduce four new Design and Development Overlays (DDOs) to manage future building height and guide design in the activity centre. The DDOs seek to apply the design guidelines outlined in the Newport Structure Plan as follows: Northern (DDO6) and Southern (DDO18) Precincts, Mason Street (DDO7) and Hall Street (DDO12) Precincts.
Amendment C133 will apply an Environmental Audit Overlay (EAO) to four properties to ensure land is appropriately remediated before any sensitive use can occur. This includes sites at 146 North Road, 45 Mason Street, 438 Melbourne Road and 432 - 436 Melbourne Road, Newport.
A Heritage Overlay ensures future development does not negatively impact heritage places.
Amendment C133 proposes to extend Heritage Overlays HO22 and HO23 and include a new HO322 Mason Street Ecclesiastical and Residential Heritage Precinct as recommended by the Inner Newport Heritage Gap Study.
Changes to the Heritage Overlay include:
1) HO22 – Newport Civic and Commercial Precinct
Properties for inclusion in HO22 includes:
- Paine and Whitwam Reserves
- 4 Market Street, Newport Bowls Club
- 6 Market Street, Second Newport Scout Hall
- 24-28 Market Street, RSL Hall
- 429-431 Melbourne Road
2) HO23 - Newport Estate Residential Heritage Precinct
Properties for inclusion in HO23 includes:
- 59-73 Schutt Street
- 26-40 Newcastle Street
- 14-40 Ford Street
- 3-19 Mirls Street
- 19-33 and 18-36 Speight Street
- 10 and 21 Ross Street
- 34-56 and 33-41 Oxford Street
- 35-99 and 40-54 William Street
- 15 Kohry Lane
- 3-29 and 2-24 Durkin Street
3) HO322 (proposed) – Mason Street Ecclesiastical and Residential Heritage Precinct
Properties for inclusion in HO322 includes:
- 53-63 and 67-71 Mason Street
4) HO23 – Newport Estate Residential Heritage Precinct
Properties for removal from HO23 includes:
- 5 and 27-29 Steele Street
- 37 Mirls Street
5) HO182 - Christ Church Complex:
59-61 Mason Street to be deleted from the schedule as these properties will be included and absorbed within the new HO322 Mason Street Ecclesiastical and Residential Heritage Precinct.
The map show the proposed changes to the Heritage Overlay.
Following public exhibition, Council will review all submissions received in relation to Amendment C133. Council will then recommend changes to the amendment in response to submissions as appropriate.
Any unresolved submissions will be referred to an independent Planning Panel for consideration. Any person who makes a submission will have the opportunity to make their views heard at the panel hearing.
Council will then consider the recommendations of the panel and decide to adopt or abandon part or all of the amendment. The Minister then decides whether the amendment can be approved.