Amendment C286morn - Ocean Beach Road Sorrento Built Form Review

Sorrento drone image showing streets, ocean and buildings.PNG

Planning Scheme Amendment C286morn proposes to apply permanent, mandatory building design controls to the Ocean Beach Road Commercial Precinct in Sorrento to protect and enhance the valued character, heritage, and amenity of the area.

The amendment implements key recommendations of Council’s adopted Ocean Beach Road Sorrento Built Form Review

Approval of Amendment C310morn - July 2025 

Please note that Amendment C310morn was approved on 3 July 2025.

This amendment extended the expiry date of the existing interim DDO28, which applies to the Ocean Beach Road commercial precinct in Sorrento, by 12 months to 3 July 2026. This change is now reflected in the Mornington Peninsula Planning Scheme.

  The amendment ensures that the existing mandatory height, setback and design controls continue to apply to the commercial precinct while Council considers the Amendment C286morn Panel report, decides whether to adopt the Amendment C286morn, and awaits the Minister’s final assessment and decision on the amendment.

Summary of Proposed Built Form and Design Controls

A document is provided in the link below which summarises the built form and design controls for the proposed amendment. Specifically, it includes plans and diagrams that detail:

  • the existing interim built form and design controls applying to Sorrento’s Commercial Precinct area (DDO28)
  • the built form and design controls previously exhibited in 2022
  • the revised built form and design controls that were re-exhibited in 2024
  • controls associated with heritage sites and development scenarios
  • the important view lines within the amendment area and built form modelling examples demonstrating the proposed built form and design controls.

 

What land is affected by the Amendment?

The amendment applies to land located in the Ocean Beach Road Commercial Precinct shown below. This includes the following properties:

  • 2-8 to 174 Ocean Beach Road, Sorrento (even numbers)
  • 1-21 to 157-163 Ocean Beach Road, Sorrento (odd numbers)
  • 848 Melbourne Road, Sorrento
  • 854 Melbourne Road, Sorrento
  • 3293-3295 Point Nepean Road, Sorrento
  • 21 Constitution Hill Road, Sorrento
  • 19 Constitution Hill Road, Sorrento
  • Lot 1 TP223941 (1-17 Constitution Hill Road, Sorrento)
  • 8 Riley Lane, Sorrento
  • 1 Hayes Avenue, Sorrento
  • 2 Hayes Avenue, Sorrento
  • 56 to 60 Kerferd Avenue, Sorrento
  • 45 to 49 Kerferd Avenue, Sorrento
  • 37 Darling Road, Sorrento

 

Amendment C286morn map.jpg

Amendment C286morn zoning map.jpg

Why is the Amendment needed?

The amendment is required to replace existing building design controls within the Ocean Beach Road Commercial Precinct that are due to expire on 3 July 2026 with permanent new controls based on recommendations from the Ocean Beach Road Sorrento Built Form Review (MPS, May 2024).

The purpose of the new controls is to ensure that future development in the precinct will protect and enhance the valued character, heritage, and amenity of Ocean Beach Road into the future.

Importantly, the proposed controls contain objectives and requirements for things like building heights and setbacks that are mandatory – meaning they cannot be varied with a planning permit.

The amendment specifically proposes to:

  • replace existing interim Design and Development Overlay – Schedule 28: Ocean Beach Road Sorrento (DDO28) (see Figure 1) with a new DDO28 (see Figure 2),
  • replace existing DDO10 (Ocean Beach Road, Sorrento) which currently applies to seven properties on the north-western side of Ocean Beach Road (see Figure 3) with the new DDO28, and
  • remove DDO28 from two properties south of Ocean Beach Road zoned Public Use Zone – Schedule 1 & 6 (shown on the zoning map above) as the Ocean Beach Road Sorrento Built Form Review (MPS, May 2024) does not identify the need for mandatory building design controls for this land.

Figure 1: Area of existing interim DDO28

Amendment C286morn - existing DDO28.png

Figure 2: Proposed new DDO28

Amendment C286morn - proposed DDO28.png

Figure 3: Existing DDO10

Amendment C286morn - existing DDO10.png

Where can I see the Amendment documents?

You can view all the amendment documents free of charge: 

  • in person (on request) by visiting one of our customer service centres during office hours: 

  • 90 Besgrove Street, Rosebud VIC 3939 (Rosebud Office) 

  • 2 Queen Street, Mornington VIC 3931 (Mornington Office) 

  • 21 Marine Parade, Hastings VIC 3915 (Hastings Office) 

You can also read more about the revised amendment in the 25 February 2025 Council Meeting report and minutes. 

 

When was the amendment publicly exhibited?

The amendment was publicly exhibited from 25/07/2024 until 06/09/2024.

How many submissions did Council receive?

Council received a total of 77 submissions during both the 2022 and 2024 public exhibition processes. 

Can I see the submissions?

You can view all submissions free of charge by:

Did Council refer submissions to a planning panel?

Yes. Council decided at the Council meeting on 25 February 2025 to refer submissions to an independent planning panel for review and recommendations. The panel was appointed by the Minister for Planning.

 

Was there a public panel hearing?

Yes. A Directions Hearing was held on 28/03/2025. The Panel Hearing was held on 07/05/2025 until 09/05/2025.

 

Where can I see panel-related documents?

The panel delivered its report to Council on 17 June 2025. All panel-related documents including Council’s submission to the panel and the panel’s report can be found in the Document Library.

 

What has Council decided to do with the amendment?

After reviewing all submissions and the panel’s report, Council decided to adopt the amendment with changes during the Council meeting on 23 September 2025. You can view all the amendment documents in the attachments to the meeting minutes. 

Council/Committee Meeting Agendas and Minutes - Mornington Peninsula Shire  

Council has notified all submitters, as well as owners and occupiers of land affected by the amendment of this decision.  

 

 

What happens next?

Council submitted the amendment to the Minister for Planning for approval on 3 October 2025. 

Council is now waiting for the Minister for Planning to decide whether to approve the amendment with or without changes. 

If the Minister approves the amendment, a notice will appear in the Victorian Government Gazette and the amendment will come into effect. The planning scheme will be updated on the day of the gazettal notice. 

If the Minister refuses the amendment, the planning scheme will not change. 

We will notify all affected landowners and occupiers of the Minister’s decision as directed by the Minister. 

The Minister’s decision on the amendment can’t be appealed. 

 

How can I get updates about the amendment’s progress?

If you made a submission to Council about the amendment during public exhibition, we’ll continue to notify you in writing about the amendment’s progress. 

Where can I get more information?

 

Document Library

Panel Documents 
Mornington-Peninsula-Shire-Council-Amendment-C286morn-Part-A-Submission-dated-16-April-2025.pdf(PDF, 3MB)
Town-Planning-Expert-Evidence-Statement-prepared-by-John-Glossop-at-Glossop-Town-Planning-dated-28-April-2025.pdf(PDF, 19MB)
Urban-Design-Expert-Evidence-Statement-prepared-by-Alastair-Campbell-at-Hansen-Partnership-dated-28-April-2025.pdf(PDF, 22MB)
Amendment-C286morn-Part-B-Submission-on-behalf-of-the-Planning-Authority-dated-5-May-2025.pdf(PDF, 1MB)
Mornington-Peninsula-C286morn-Panel-Report.pdf(PDF, 1MB)

Background Documents 
Amendment-C286morn-Built-Form-Modelling.pdf(PDF, 2MB)
Amendment-C286morn-FAQs-Re-exhibition.pdf(PDF, 553KB)
Amendment-C286morn-Re-exhibition-Submission-form.pdf(PDF, 294KB)
Amendment-C286morn-Summary-of-key-changes-Proposed-DDO28.pdf(PDF, 297KB)
Ocean-Beach-Road-Sorrento-Built-Form-Review-Report-May-2024.pdf(PDF, 332MB)
Proposed-DDO28-2024.pdf(PDF, 153KB)

Timeline

Stage 1 - Awaiting Authorisation
The Minister for Planning authorised Council to prepare and publicly exhibit the amendment on 20 May 2022.

 

Stage 2 - Preparing for exhibition
The Minister for Planning authorised Council to prepare the amendment for exhibition on 28 July 2022.

 

Stage 3 - Exhibition
The amendment was publicly exhibited from 28 July 2022 to 24 October 2022.

 

Stage 4 - Reviewing submissions and Council decision
Submissions were reviewed and Council decided at the 28 May 2024 Council Meeting to re-exhibit the amendment for public comment after changes were made to the amendment in response to submissions

 

Stage 5 – Re-exhibition
The amendment was publicly re-exhibited from 25 July 2024 to 6 September 2024

 

Stage 6 - Reviewing submissions and Council decision
Council reviewed all submissions and decided on 25 February 2025 to refer the submissions to a planning panel.

 

Stage 7 - Planning Panel 

A panel hearing was held on 7, 8 and 9 May 2025 to consider submissions. The panel delivered its report to Council on 24 June 2025.  


★Stage 8 – Council decision

Council decided to adopt the amendment on 23 September 2025. Council submitted the amendment to the Minister for Planning for approval on 3 October 2025.

 

Stage 9 – Ministerial decision
The Minister for Planning decides whether to approve the amendment.

Contact us

P: 5950 1003
E: stategic.admin@mornpen.vic.gov.au

In writing:
Amendment C286morn
Mornington Peninsula Shire
Private Bag 1000, Rosebud, Victoria, 3939

 

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