Amendment C286morn - Ocean Beach Road Sorrento Built Form Review

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

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

Figure 2: Proposed new DDO28

Figure 3: Existing DDO10

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

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

You can view all submissions free of charge by:

• downloading -  Amendment-C286morn-Submissions-1-to-35-Redacted.pdf(PDF, 121MB) & Amendment-C286morn-Submissions-36-to-77-Redacted.pdf(PDF, 246MB)
• 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) 

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.

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

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.

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

Council has notified all submitters, as well as owners and occupiers of land affected by the amendment of this decision and submitted the amendment to the Minister for Planning for approval on 3 October 2025.

The Minister for Planning has approved the amendment with changes. Notice of the decision was provided to Council on 29 December 2025.

• call us on (03) 5950 1003
• email us at strategic.admin@mornpen.vic.gov.au
• visit the State Government’s website for more information about:
  • the planning scheme amendment process
  • planning panels and how public planning panel hearings work