The development rush in Ballarat that will break building-height records

In the 1800s, the lure of gold brought a rush of people and an influx of money to Ballarat, giving rise to the historic city and its much-loved heritage architecture.

Now, Ballarat is experiencing a new kind of rush: the development of ever-taller buildings catering for the regional city’s rapidly growing population.

Late last year, a state government-appointed panel endorsed plans for an eight-storey development, which includes offices and apartments. If the development proceeds, it will have the highest number of storeys of any building in Ballarat.

Historian Anne Beggs-Sunter at the site of the proposed eight-level development in Ballarat. Credit: Jason South

The project is among a series of new multi-level developments that are under construction or have received planning approval. They promise a higher-density lifestyle that, until recently, had been relatively rare in Ballarat.

However, the development rush has triggered alarm among heritage advocates who say the push to build higher is threatening their city’s historic character and skyline.

Federation University historian Anne Beggs-Sunter agreed the Humffray Street site of the eight-storey development was appropriate for housing. But she argued that eight levels was too high.

Beggs-Sunter said tall developments would diminish Ballarat’s skyline and views of other historic buildings as well as the surrounding mountains.

“It’s changing the character of Ballarat,” she said.

The Humffray Street property is located in a commercial one zone, which means it can accommodate residential and commercial uses, including offices. There is no heritage overlay on the site.

Ballarat is known for its historic architectural charm. Credit: Paul Jeffers

Beggs-Sunter, who specialises in Ballarat and its heritage conservation, said the property was surrounded by historic buildings, including the Parish of St Paul’s Anglican Church, which dates back to the 1850s. “High-rise and unsympathetic development within the CBD really threatens that idea of the historic urban landscape.”

Beggs-Sunter is a committee member of Ballarat Heritage Watch, which is calling for height limits to be restricted to four storeys in the central business district.

She said while the state government would still be able to override any mandatory height limits, they would provide a clearer guide to developers and residents.

Beggs-Sunter said there were numerous spaces above shopfronts that should be converted into housing instead of allowing developments above four storeys.

“Look along Bridge Mall: There are a lot of empty upstairs buildings which could be converted into wonderful apartments but nothing’s happening in that area.”

Development company Hygge Property is driving the Humffray Street project.

Beggs-Sunter beneath the chimney that will be preserved on the development site.Credit: Jason South

Hygge Property director Joseph van Dyk said the topography of the site meant the project would not dominate the skyline and would not be visible from many nearby streets.

“It sits well below any prominent sight line,” he said.

Van Dyk said the development location was near Ballarat’s shops and restaurants, which meant residents would be less reliant on cars.

He said there was demand for between 80 and 120 new apartments of varying sizes in Ballarat a year.

The 2021 Census showed the population of the Ballarat local government area had grown to 113,760 from 93,500 in 2011.

In addition to developments in Ballarat, Hygge also has projects in Daylesford, Geelong and Adelaide. One of its developments is a seven-storey residential complex in Ballarat due for completion this year.

Van Dyk said his company placed great value on environmental sustainability, building community and easing reliance on cars. He stressed he loved living in Ballarat and cared about delivering better housing in his community.

More development is coming to Ballarat as its population surges. Credit: Jason South

“We believe we are creating housing outcomes in regional Victoria which otherwise wouldn’t exist.”

The Humffray Street project will have 74 apartments. The Ballarat City Council originally approved the plans, but objectors sought to review the planning application in the Victorian Civil and Administrative Tribunal.

However, Planning Minister Sonya Kilkenny “called in” the proposal and referred it to the Priority Projects Standing Advisory Committee for advice. Late last year, the committee advised the project should proceed.

In its report, the committee determined some view lines would be impacted but said these were not protected by the planning scheme. The property is about 0.4 hectares in size and sits on the edge of Ballarat’s central business district.

The development will retain a 17-metre brick chimney used for the original steam-powered timber mill.

The committee report acknowledged the area was prone to flooding and recommended design changes for vehicle access. It found the development would not significantly impact the adjoining heritage precinct.

Ballarat’s gold rush brought people and money in the 1800s. Credit: Arsineh Houspian

Ballarat Council confirmed the Humffray Street development would have the highest number of storeys in the regional city by one level if it proceeded. The council said there were five developments of five storeys or above that had been approved but were yet to be built in Ballarat. Councillors approved one of them at a meeting last week.

A series of developments have been built in Ballarat recently, including the five-storey GovHub building that has capacity for 1000 government employees.

Ballarat Council’s development and growth director, Natalie Robertson, said the council considered planning applications on a case-by-case basis.

She said the council was preparing an urban design framework and structure plan for Ballarat’s CBD, which would consider state government policy around the intensity of development in activity centres while preserving the city’s heritage.

Robertson said discretionary and mandatory height limits in appropriate locations would be considered as part of the framework and structure plan.

A view of Ballarat East from the Black Hill lookout.Credit: Paul Jeffers

A spokesman for the state government said homes didn’t get built when development projects were held up in VCAT, so it stepped in to ensure the 74 homes could be built in the heart of Ballarat.

“Our regional cities are great places to live, and we’re pulling every lever we can to increase housing supply in these areas to ensure more families and young Victorians can find a place to call home,” he said.

Melbourne University urban planning professor Alan March said most places in Victoria did not have mandatory height limits, although they were enforced in locations where authorities deemed them necessary.

Height limits can be enforced to prevent overshadowing, blocking views and ensuring the character of existing streetscapes are respected.

March said authorities also typically considered heritage overlays, property sizes and natural or urban surroundings to determine whether the height of a development proposal was appropriate.

March said if the eight-level development was successful in Ballarat, there might be more to follow.

“It is an indication that land is worth enough to build on at that height,” he said. “You can probably expect more of the same assuming it’s a viable project, and they make enough money out of it.”

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