Planning Hurdles Persist for Places of Worship in Melbourne’s Growth Areas

Beyond their role as religious centres, places of worship are vital anchors for new and growing communities. They provide gathering spaces, social services and important communal support networks that help newcomers settle in and foster a sense of belonging. In greenfield communities, where social infrastructure is often limited in the early stages, these facilities play an important part in knitting together diverse groups and building lasting community connections.

However, there are significant challenges emerging in the establishment of such centres, both inside the Urban Growth Boundary (UGB) and in the peri-urban areas adjacent to the growth corridors.

As Melbourne’s outer suburbs continue to expand, we have observed a notable increase in planning permit applications for new Places of Worship. These proposals, often initiated by diverse faith communities, aim to establish churches, mosques, temples and other religious facilities in growth corridors, industrial zones, or in rural fringe areas where land is more accessible and affordable.

Their establishment requires planning approval and we find that often the path to approval is complex. Most proposals we see are located in Green Wedge, Farming, or Industrial zone areas. Common challenges include ensuring adequate car parking, assessing traffic impacts, addressing acoustic considerations, considering potential impacts from special events and ensuring compatibility with surrounding land uses. Councils are often concerned about the loss of land for a land use that is not consistent with the primary purpose of the zone. We also find that many religious groups have acquired a property cheaply due to its various environmental constraints, naïve to the challenges this then brings to seeking approvals for the development of the site.

A 2020 consultation paper on Planning for Melbourne’s Green Wedges and Agricultural Land (DTP) highlighted that, between 2014-2020, 34 applications had been submitted for places of worship on rural land across the Green Wedge zones and that nearly 40 percent of these applications were appealed to the Victorian Civil and Administrative Tribunal (VCAT), reflecting the contentious nature of such developments in these areas.

For the proponents, finding affordable land inside the Melbourne Urban Growth Boundary is a significant challenge. The nature of a Place of Worship is that it requires a substantial land parcel to establish to enable car parking and other infrastructure to be provided onsite. The expensive per hectare cost of greenfield land inside the UGB provides a significant affordability challenge to what are generally local community groups seeking to purchase land with limited financial resources. The Precinct Structure Planning process does not specifically set aside land for private community uses, including Places of Worship, and so they must compete with all other land purchasers when suitable parcels are available.

Further, as Places of Worship now provide services well beyond pastoral care and religious service attendance, thought must be given to their operation and compatibility with local residential areas. Community based events are often held in the evenings which can be disruptive in residential areas in terms of noise and other impacts. For these reasons, industrial and peri-urban land are often more affordable and attractive locations. However, these areas also provide challenges to the successful establishment of Places of Worship.

Recent cases underscore these challenges. The Weribbee Karen Baptist Community’s proposal to build a church near Little River was initially rejected by the City of Greater Geelong due to concerns over farming zone requirements and land protection strategies. However, VCAT later approved the development, noting the site’s limited agricultural viability and the project’s anticipated minimal impact on neighbouring properties.

Similarly, the Hindu Community of Geelong is renewing efforts to establish a multipurpose Hindu temple and community centre in Lara. A Previous proposal was overturned at VCAT, which found the development inconsistent with the predominantly rural living character of the area. The group is now launching a new fundraising campaign to support their renewed application.

Recently, Beveridge Williams provided planning support to the Melbourne Chin Church, assisting with site assessment, coordination of technical reports, and the preparation of the planning permit application. Whilst the project required engineering input, the primary focus was navigating the planning system and addressing council requirements. Some of the key issues related to managing noise, traffic and special events on a site located within an approved PSP area that was yet to be substantially developed. The assessment involved ongoing discussions with Council as to the anticipated nature of the operations and their likely impact on the future community.

One consideration of sites subject to Precinct Structure Plan areas is the imposition of (now) substantial developer contributions. We have found that community groups are unaware of the financial obligations for developer contributions when considering land purchases. As the sites are not set aside for private community uses, they are subject to full contribution rates (unless Council can be convinced to provide a waiver) which places potentially significant ongoing obligations to the community group looking to establish in the area.

Given the complexities involved with the establishment of Places of Worship, early engagement with experienced planning professionals is crucial. Comprehensive applications that address site constraints, ongoing financial obligations, local policies, event strategies and statutory requirements are more likely to achieve successful outcomes. As demand for Places of Worship continues to rise in Victoria’s growth areas, proactive planning and stakeholder engagement remain the key to facilitating these community facilities.

Looking ahead, there is an opportunity for policy reform to make this process easier and fairer. Advocating for these types of uses in zones where they are not the primary purpose is essential, as it acknowledges the necessity for such facilities to be established somewhere. Ensuring that there is zoned land available to accommodate them in suitable locations is crucial. Acknowledging the need for and benefit of these uses in new communities is an important first step. The Precinct Structure Planning process could provide specific policies for the establishment of private community uses, including Places of Worship, to assist the community in finding and setting up suitable sites. Similarly, tailored developer contribution settings could recognise the not-for-profit nature of these organisations. Clearer, more consistent guidance on suitable locations, design expectations, and amenity considerations would also reduce uncertainty for both Councils and proponents.

By taking these steps, Victoria’s planning system can better enable the delivery of Places of Worship as vital anchors for new communities, ensuring they continue to provide social benefit while balancing broader strategic planning objectives.