About

Glismann Road Area Development Plan Background

Cardinia Planning Scheme Amendment C238 rezoned land in the Glismann Road Area to the Neighbourhood Residential Zone (NRZ2) to allow for residential subdivision using a development plan (DPO 19) and development contributions plan (DCP 05). A comprehensive summary of the Amendment C238 can be found on the Glismann Road area, Beaconsfield, Cardinia Planning Scheme Amendment C238 page.

The Glismann Road Area Development Plan Overlay (GRADP) (DPO19) requires that the Glismann Road Development Plan must be:

  • Approved by Council before any permits for subdivision can be granted.
  • Prepared for the entire site and be generally in accordance with Figure 1 of DPO19 (shown below).

Figure 1: Cardinia Planning Scheme, Schedule 19 to Clause 43.04 - Figure 1: Glismann Road Development Plan


Objectives of the GRADP

  • To create a residential precinct that delivers high quality urban design outcomes through a variety of lot sizes which respond to the existing natural topography and landscape features of the development plan area.
  • To protect and maintain the visual prominence of vegetated hilltops and hillsides when viewed from within and outside of the development plan area.
  • To encourage a subdivision layout which maximises the retention of existing vegetation, minimises the overall disturbance to the terrain and ensures that buildings and structures are sited so that they do not visually dominate the landscape.
  • To guide an integrated and coordinated design approach to an area with fragmented land ownerships.

What is the status of the GRADP?

Before landowners can apply for planning permits to subdivide and develop their land, the Glismann Road Area Development Plan must prepared and obtain Council approval. The Council’s 2024-2025 Budget has allocated funds for this purpose, and in January 2025, Council appointed Urban Design & Management (UDM) to prepare the Development Plan as required by DPO19.

What is happening now?

Urban Design & Management (UDM) has started working on the project. They're currently gathering information and data to help prepare the Glismann Road Development Plan (GRADP).

How will landowners in the GRADP be kept informed?

Council is committed to keeping landowners in the GRADP area informed and involved during the preparation of the GRADP. As part of a non-statutory exhibition process, Council will notify all landowners in writing about the content of this webpage and any updates made to it.

When will landowners be given the opportunity to provide feedback?

As shown in the timeline for this project, contact will be made with all GRADP landowners in March 2025, inviting them to meet with the Project Team to provide informal feedback and input for the Development Plan. This engagement activity will take place in May 2025.

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FAQs

As shown in Figure 1 (below), 21 properties are affected by the ‘Glismann Road Area Development Plan’:

  • 1 to 16 Glismann Road;
  • 111 to 123 Old Princes Highway; and,
  • 11 Mahon Avenue.

Figure 1: Properties affected by the Glismann Road Area Development Plan

The Development Plan must be generally in accordance with Figure 1 (of the DPO19 Schedule shown below) and include a vision statement, objectives, requirements and guidelines that will guide development in the development plan area.


Figure 2: Cardinia Planning Scheme, Schedule 19 to Clause 43.04 Glismann Road Area Development Plan (GRADP) (DPO19) Figure 1

The Glismann Road Area Development Plan will consist of written text, plans and drawings and respond to the requirements of DPO19, which includes the following topics:

  • Site analysis
  • Slope Management Guidelines and Design Principles
  • Staging
  • Housing requirements and subdivision
  • Vegetation, Landscape and views
  • Public open space
  • Road network and movement
  • Integrated water management and utilities

'Generally in accordance with' means there's some flexibility in following the approved plan (Figure 1 of DPO19).

Minor modifications are permissible, and each case is evaluated based on its specific circumstances. Any variation would require Council approval and would need to satisfy the objectives of the approved Glismann Road Area Development Plan.

For example:

  • a detailed site assessment can provide a more precise information to determine the extent of land that falls within the "substantial area of slope 20% and over" category, or
  • a minor realignment to the road layout may be better suited to the land's topography or achieve a more efficient lot layout.

Yes, as part of the preparation the Glismann Road Area Development Plan, landowners will be invited to meet with the Project Team to discuss their property and provide feedback to help shape the Development Plan. It is important to note that the project’s scope is governed by the requirements outlined in DPO19 and this is an informal engagement activity.

There are a number of aspects of the development plan process for the Glismann Road Area that cannot be influenced by feedback. These include:

The Glismann Road Area will be developed for residential development because it has a residential zoning under the provisions of the Cardinia Planning Scheme.

The ‘must’ controls in DPO19. For example, DPO19 states that a development plan must:

  • be generally in accordance with Figure 1 (of this Schedule)
  • be prepared to the satisfaction of the Responsible Authority for the whole site
  • include a vision statement, objectives, requirements and guidelines that will guide development in the development plan area.

A "must" indicates a mandatory requirement or obligation, meaning something needs to be done and that it cannot be altered or avoided, ensuring certain outcomes or standards are met.

Any changes to DPO19 will require a planning scheme amendment, which involves community consultation and can take up to two years, incurring significant costs. Given the recent approval of the Cardinia Planning Scheme amendment AmC238card, which rezoned land and implemented DPO19 and DCPO5, it is unlikely that another amendment request to change DPO19 would be supported by Council at this time.

The AmC238card amendment process allowed for thorough debate and was assessed by an independent Panel appointed by the Minister. The Panel resolved that in terms of the Glismann Road area the Panel supports:

  • the use of the Neighbourhood Residential Zone
  • the use of the Development Plan Overlay
  • the proposal for Council to prepare the Development Plan.

Council is responsible for evaluating the proposed Development Plan. As part of this evaluation, feedback from the landowners affected by the Development Plan will be considered. All feedback from the informal engagement activity will be reviewed before finalising the Glismann Road Area Development Plan for Council adoption.

Yes, landowners within the Glismann Road Area Development Plan will be notified in writing about the Council Meeting date when the Development Plan will be presented for approval, as well as when the Council Meeting Agenda will be available.

No, you are not required to subdivide or develop your land.

Following Council approval of the Glismann Road Area Development Plan, the timing of development is at the discretion of the landowner.

The sale or transfer of the land does not trigger a development contribution payment.

The Development Infrastructure Levy (DIL) is payable upon subdivision of the land.

The Community Infrastructure Levy (CIL) is paid by the landowner of the newly subdivided lot prior to the issuing of a building permit for any new dwelling.

The Glismann Road Development Contributions Plan (DPO5) specifies that the contributions are listed in September 2019 values and that the DCP contributions are to be adjusted following annual indexation.

Clause 3.0 of Schedule 5 to Clause 45.06 Development Contributions Plan Overlay states the following:

Preliminary figures for the indexed value of the Glismann Road DCP contributions for the period from July 1, 2024, to June 30, 2025, are as follows:

Item

Development Infrastructure Levy (DIL)

Per Net Developable Hectare

Community Infrastructure Levy (CIL)

Per Dwelling

Roads and intersections

$437,367.69

$0.00

Open space

$91,099.26

$0.00

Planning

$18,816.79

$0.00

Community Infrastructure

$0.00

$1,040.88

TOTAL

$547,283.74

$1,040.88

The rates you pay depend on your property's value compared to others in Cardinia Shire. Independent valuers assess your property's value each year.

If property values in the Glismann Road Area go up, your property's value might increase too, which could change your rates. For more information about how rates are calculated go to https://www.cardinia.vic.gov.au/info/20063/your_rates.

Zone

The majority of the Glismann Road Area is in the Neighbourhood Residential Zone – Glismann Road Development Plan Area, Schedule 2 to Clause 32.09 (NRZ2).

One site in Mahon Avenue is in the General Residential Zone, Schedule 1 to Clause 32.08 (GRZ1).

https://planning-schemes.app.planning.vic.gov.au/static/maps/C238card/card/cardinia12zn.pdf

https://planning-schemes.app.planning.vic.gov.au/Cardinia/ordinance/32.09

https://planning-schemes.app.planning.vic.gov.au/Cardinia/ordinance/32.09-s2.

https://planning-schemes.app.planning.vic.gov.au/Cardinia/ordinance/32.08

https://planning-schemes.app.planning.vic.gov.au/Cardinia/ordinance/32.08-s1

Development Plan Overlay

The requirements for the Glismann Road Area Development Plan (GRADP) can be found in Schedule 19 to Clause 43.04 Development Plan Overlay (DPO19).

https://planning-schemes.app.planning.vic.gov.au/s...

https://planning-schemes.app.planning.vic.gov.au/Cardinia/ordinance/43.04-s19.

Development Contributions Plan Overlay

The requirements for the Glismann Road Development Contributions Plan can be found in Schedule 5 to Clause 45.06 (DCPO5).

The Glismann Road Development Contributions Plan is incorporated in the Cardinia Planning Scheme under Clause 72.04.

https://planning-schemes.app.planning.vic.gov.au/static/maps/C238card/card/cardinia12dcpo.pdf

https://planning-schemes.app.planning.vic.gov.au/Cardinia/ordinance/45.06 and https://planning-schemes.app.planning.vic.gov.au/Cardinia/ordinance/45.06-s5.

https://planning-schemes.app.planning.vic.gov.au/static/incorporateddocs/VC249/gazetted/Glismann%20Road%20Development%20Contributions%20Plan%20(Urban%20Enterprise,%20December%202023).pdf

Environmental Significance Overlay

The requirements for the Environmental Significance Overlay for the Northern Hills can be found in Schedule 1 to Clause 42.01 (ESO1).

https://planning-schemes.app.planning.vic.gov.au/Cardinia/ordinance/42.01

https://planning-schemes.app.planning.vic.gov.au/Cardinia/ordinance/42.01-s1