The combined amendment and planning permit application seeks to facilitate the development of a retirement village on land bound by Robertson Street, Neal Street and Hamilton Street in Gisborne.

The amendment applies to approximately 15,400 square metres of land described as:

• Part of 5 Neal Street, Gisborne known as Lot 8 on LP58420
• Part of 8 Neal Street, Gisborne known as land in CP166202 and Lot 1 on LP205979
• 76 and 78 Hamilton Street, Gisborne known as Lot 1 on TP236007G, Lot 1 on TP561612X, Lot 2 on TP561612X and Lot 1 on TP318877T
• 80 Hamilton Street, Gisborne known as Lot 7 on LP58420
• Part of the Neal Street road reserve in Gisborne.

Rezoning and application of the overlay

Under the current zoning, development of the land for the purposes of a retirement village is prohibited. Amendment C147macr seeks to rezone the land from its current Special Use Zone, Schedule 4 Private Hospital (SUZ4) to the General Residential Zone (GRZ1) which allows the use and development of the land for a retirement village.

The SUZ4 covers the land on which the former Gisborne and District Bush Nursing Hospital operated from 1958 until its closure in 1997. The Gisborne Oaks aged care facility is also located on the land but is reaching the end of its operational life. It is proposed to be replaced by a new aged care facility, to be located at the north-west corner of Hamilton and Neal Streets.

The amendment also seeks to expand the Design and Development Overlay, Schedule 17 (DDO17) to all GRZ1 land in this block.

The Amendment will also make minor changes to Clause 11.01-1L of the Macedon Ranges Planning Scheme to insert a new Gisborne/New Gisborne Framework Plan. Changes to the plan will identify the land as a preferred area for medium density housing and correct a labelling error in the legend.

Removal of Covenant

The amendment is also required to remove the restrictive covenant from Lot 1 on Plan of Subdivision 205979T. The wording of the covenant does not expressly allow for the use of the land for a retirement village. The removal of the covenant will ensure that a permit can be granted for the development of the site for a retirement village.

Changes to Gisborne/New Gisborne Framework Plan

As a part of this amendment the Department of Transport and Planning required Council to make a number of changes to the Gisborne/New Gisborne Framework Plan located at Clause 11.01-1L of the Macedon Ranges Shire Planning Scheme.

The proposed changes include:

• Change the designation of the amendment site from Community Facilities + Public + Special Use to Preferred Area for Medium Density Housing (Gisborne).
• Apply the correct description for the General Residential Zone (GRZ) which incorrectly reads ‘Residential Growth Zone’ in the map legend.

Alongside the amendment, approval of planning permit PLN/2022/354 is being sought for:

• the use of land for a retirement village
• buildings and works associated with a retirement village
• the removal of native vegetation (one tree)
• alterations to access to a Transport Zone 2 (TRZ2 – Principal road network).

Land affected by the permit.

• 5 Neal Street, Gisborne known as Lot 8 on LP058420
• Part of 8 Neal Street, Gisborne known as land in CP166202, Lot 1 on LP205979 and Lot 1 on PS335823K.
• Part of 80 Hamilton Street, Gisborne known as Lot 7 on LP58420
• 1A to 10A (inclusive)/61 Robertson Street, Gisborne known as Lot 1 on PS335823K.

The Proposal

The current permit application PLN/2022/354 forms stage two of a two-stage aged care and retirement masterplan for the site, as pictured [below]. Council approved stage one under permit number PLN/2020/473 in 2023.

Stage two of the masterplan proposes the development of a Retirement Village including a retirement and villa unit accommodation and a communal clubhouse facility.

The proposed retirement village is designed so that shared areas (café, dining, activities and so on) will be outwardly oriented to create shopfronts on a village street and village square or green. This will be an active and publicly accessible area that is also overlooked by the Residential Aged Care facility.

The active village centre also includes retirement living apartments. These will suit more dependent residents, typically singles on lower incomes, and gives them direct access to the active core of the village. The balance of the site will be developed for more traditional retirement villas, mainly single storey. The villas will suit more active residents, with their own street address, front and back gardens and attached garages.

Building 1

The built form will be orientated to Neal Street and will feature a semi basement/ground floor with a car park (21 spaces), amenities and a clubhouse, library, billiards room, lounge etc that opens out to a centrally located terrace. At first and second floor level, each level will contain seven (7) two bedroom apartments and two (2) one bedroom apartments.

Building 2

The built form will be orientated to an internal accessway and sits to the rear of Apartment Building 1. The building will feature a semi basement/ground floor with a car park (20 spaces), storage, services and a studio accessed via the communal terrace area. At first and second floor level, each level will contain seven (7) two-bedroom apartments and one (1) one bedroom apartments.

Retirement Villas

The proposal will provide for forty-six (46) semi-detached retirement villas to address the internal road. These dwellings will be a mix of single and double storey and be rear loaded in order to avoid individual vehicle crossovers to the Robertson Street allowing landscaping across the frontage.

The dwellings will comprise:

• Forty (40) two-bedroom dwellings (with ensuite bathrooms), each with a single garage, porch/entry and kitchen living areas that open out onto either north, east or west facing secluded private open space areas. Some dwellings feature a study.
• Six (6) three-bedroom dwellings (double storey) that feature a lift, single car garage, two bedrooms, separate laundry, study and kitchen living area that opens out to a north facing balcony.

Further information on the proposed designs is available in the supporting document section.

Anyone can make a submission. However, submissions are usually made by people who may be affected by a proposed Planning Scheme amendment (either as the owner or occupier of land which is to be the subject of changed planning scheme provisions) or who may be affected by changes on other land, such as neighbouring residents or business owners.

• The amendment number (e.g. Amendment C147macr).
• The name of the person making the submission with preferred contact details (and if you represent a group).
• The address of the affected property (if applicable).
• Clearly identify whether you support or oppose any part of the proposal and your reasons for this.
• Any specific changes you would suggest we consider.

Submissions must be made in writing and lodged before the advertised closing date.

You can lodge your submission to Council a number of ways:

• Email your submission mrsc@mrsc.vic.gov.au and include the amendment number (C147macr) and the word submission in the subject line. E.g. Amendment C147 Submission
• Post your submission to: Strategic Planning, Macedon Ranges Shire Council, PO Box 151, Kyneton VIC 3444
• In-person: lodge your submission at any of Council’s customer service centres located in Gisborne, Kyneton, Romsey or Woodend.

Submissions to an amendment become public documents and are to be made available for viewing during the amendment process. Submissions received will be redacted with all personal/identifiable details removed.

All submissions will be put before Council and considered at a Planning Delegated Committee meeting.