Kialla West Growth Corridor (former Investigation Area 2)

Greater Shepparton City Council is undertaking background studies and analysis to progress the Kialla West Growth Corridor.

The Greater Shepparton Housing Strategy 2011 (GSHS) was prepared to guide the long term identification and provision of residential land within the City of Greater Shepparton. The GSHS was implemented into the Greater Shepparton Planning Scheme (Planning Scheme) in 2012 via Amendment C93. Amendment C93 included framework plans for all future residential land in the Planning Scheme. It also identified six residential Investigation Areas; which included Investigation Area 2.

Clause 02.03-1 Settlement in the Greater Shepparton Planning Scheme (Planning Scheme) provides the following information on the former Investigation Area 2:

In facilitating growth in Shepparton, Kialla and Mooroopna, Council has identified four Investigation Areas that represent land with potential to be rezoned to a higher density residential use due to the proximity to services or growth areas. The areas however presently have significant issues or constraints such as environmental, flooding, infrastructure or land use conflicts. The relevant issues will need to be resolved through a more detailed analysis to determine the potential for higher density development.

The Shepparton & Mooroopna 2050 Regional City Growth Plan identified former Investigation Area 2 and land identified for future residential development immediately to the south (between Mitchell and Bennetts Roads) as the Kialla West Growth Corridor (Growth Corridor), which is designated as a medium-term growth corridor to be undertaken in the next 5 – 10 years.

The Growth Corridor is generally bounded by the Goulburn Valley Highway and Seven Creeks to the east, Bennetts Road to the south, Raftery Road to the west, and a flood constrained “pinch point” between the Sevens Creeks and the Goulburn River along Raftery Road to the north.

Next steps

The Growth Corridor will require the preparation of a precinct structure plan (PSP) and development contributions plan (DCP) to facilitate residential development. The Growth Corridor will consider standard or conventional residential densities if flooding, access, bushfire and servicing constraints can be resolved.

Council has recently allocated budget in the 2021/2022 & 2022/2023 financial years to prepare all background reports required for the Growth Corridor. Council will use the recommendations from these reports to prepare the PSP and DCP.

The PSP and DCP will provide information on appropriate densities for future residential development, identify all regional infrastructure required to support residential development and outline the cost of this infrastructure.

Council is currently progressing / has progressed several background assessments to inform the PSP and DCP for the KWGC including:

  • An Ecological Assessment – Council engaged DM Ecological Pty Ltd to undertake this work. This assessment is complete, and identified the extent and type of native vegetation present within the study area.
  • A Traffic Impact Assessment Report (TIAR) – Council has engaged Stantec Pty Ltd to undertake this work. The TIAR will identify the transport infrastructure required to support the KWGC, investigate the scale and nature of this infrastructure or any required upgrades, and, critically, the cost of this infrastructure.
  • An Integrated Water Management Plan (IWMP) – Council has engaged Alluvium Consulting Pty Ltd to undertake this work. The IWMP will investigate the management of flood risks, stormwater quality impacts on the local waterways, and the quantum and cost of and stormwater drainage infrastructure required to service the future community.
  • A Bushfire Impact Assessment – Council has engaged Terramatrix Pty Ltd to undertake this work. This assessment is completed and identified bushfire risks and provides a list of recommendations based on the determined bushfire risk.
  • An Aboriginal Cultural Heritage Impact Assessment (ACHIA) – Council has engaged Jo Bell Heritage Services Pty Ltd to undertake this work. This assessment is completed and investigated whether any sites are considered to be of high Aboriginal cultural heritage value and ensure they are protected.
  • A Soil Contamination Assessment Report – Council has engaged WSP Australia Pty Ltd. This has been completed and provides recommendations on the suitability of sensitive land uses (e.g. residential development) within the KWGC and outlines if any further detailed soil contamination assessments are required.
  • A Community Infrastructure Needs Assessment (CINA) – Council engaged ASR Research Pty Ltd to undertake this work. Across Kialla, the CINA assesses existing community facilities, heir capacity to meet the future community’s needs, and identify any future infrastructure requirements (e.g. maternal child and healthcare centre, sporting facilities, etc.). The findings of the CINA will inform the community facilities required to support the future Kialla West community, future growth corridors in Kialla and existing residents. The CINA was adopted by Council at the Ordinary Council Meeting held on 18 April 2023.
  • An Open Space and Landscaping Strategy (OSLS) – This report will be undertaken in the 2022/23 financial year. The OSLS will provide a framework for the planning, development and management of open space to ensure the future community’s needs are met. The OSLS will identify a comprehensive open space network to service the future community.
  • A Utilities Servicing Assessment – Council has engaged GHD Pty Ltd to undertake this work. The utilities servicing assessment will investigate the servicing requirements (e.g. sewer, water, gas, etc.) required to facilitate the future community’s needs. A final assessment has been completed.
  • An updated Model of Flood Behaviour – Council has engaged Water Technology Pty Ltd to prepare an updated model of flood behaviour. The update will use the latest hydraulic model calibration data from the Shepparton Mooroopna 1% AEP Flood Mapping Project 2021, which has recently included a climate change component. This work will inform the preparation of the IWMP for the KNGC currently being prepared by Alluvium Consulting Pty Ltd. A draft report has been completed. 

The PSP will guide the future development of all land in the KWGC. The DCP will identify and cost the quantum of infrastructure required to support the future development of the land, and ensure that it is equitably shared by all parcels of land identified for development.

Following the completion of all background documents, a planning scheme amendment will be prepared to implement the PSP and DCP in the Planning Scheme before the land can be developed for residential purposes. Further consultation will occur as part of this amendment.

Amendment C239gshe

Council has prepared Amendment C239gshe to the Greater Shepparton Planning Scheme. The proposed Amendment rezones approximately 271 hectares of land within the KWGC from the Rural Living Zone to the Urban Growth Zones to safeguard the area for future development as a strategic residential growth corridor.

The Amendment also amends the Municipal Planning Strategy to provide interim guidance for planning permit applications until the PSP is prepared and implemented through a future planning scheme amendment.

Amendment C239gshe was adopted by Council at the Ordinary Council Meeting held on 29 November 2022. The Amendment has been submitted to the Minister for Planning for approval.

More details about the Amendment can be found at the link below:

Timeline for development

  • Amendment C93 approved and gazetted by the Minister for Planning
  • Preparation of background reports to inform the Growth Corridor.
  • Preparation of the Precinct Structure Plan and Development Contributions Plan
  • Planning Scheme Amendment to apply the DCP and PSP to the land