Planning Scheme Amendment C269morn proposes to implement the Baxter and Somerville Structure Plans by introducing building design guidance and height limits of up to three storeys to the commercial areas of Baxter and Somerville. It also proposes to rezone land at 18 Thomas Street, Baxter to Commercial 1 Zone as identified in the Baxter Structure Plan.

The amendment applies to:

The townships of Baxter and Somerville

The amendment is required to give statutory effect to the Baxter and Somerville Structure Plans. The Baxter and Somerville Structure Plans (prepared in 2018) set out the vision for the future development of the townships. They establish a planning framework to guide development and land use change into the future.

The amendment proposes to introduce and apply Schedules 25 and 30 to the Design and Development Overlay to the Baxter and Somerville Town Centres. These provide design guidance including height limits of up to three storeys and setback controls for development within the town centres. In addition, Schedule 31 to the Design and Development Overlay is applied to the local shops located on Frankston-Flinders Road, Baxter and introduces a discretionary height requirement of 9 metres (two storeys).

Land at 18 Thomas Street, Baxter is proposed to be rezoned to reflect the Baxter Structure Plan. The land is identified as appropriate for commercial uses.

You can view all documents relating to the amendment free of charge via the Mornington Peninsula C269morn webpage on the Department of Environment, Land, Water and Planning’s website

Viewing of Submissions

Exhibition of the amendment concluded on Friday 2 April 2021.

You can view all submissions, which have been redacted to protect submitters’ privacy:

Independent Planning Panel

Council must consider all submissions received during the exhibition period for the amendment which it did at its Planning Services Committee meeting on 15 June 2021. At the meeting, the Committee resolved to refer submissions to a planning panel. The report and committee decision can be found via the following link: Council/Committee Meeting Agendas and Minutes - Mornington Peninsula Shire (

The appointment of a planning panel was requested on 16 June 2021.

Indicative dates for the directions and panel hearings are as follows:

Directions hearing – to commence the week beginning 26 July 2021.

Panel hearing – to commence the week beginning 23 August 2021.

Due to COVID-19 and the associated physical distancing requirements, a Directions Hearing for Mornington Peninsula Planning Scheme Amendment C269morn was held by video conference on 28 July 2021.

The Main Hearing is scheduled to commence by video conference at 10am on Monday 23 August 2021.

Parties to the Hearing have been contacted regarding these arrangements. The Panel will hear this matter in an open forum, consistent with its obligation to conduct hearings in public.

To observe proceedings, you can access the live stream at Mornington Peninsula C269morn - Panel Hearing. If you have any questions, please contact Planning Panels Victoria at

As with in-person hearings, please be advised that the Hearing must not be recorded in any part or in any way without permission from the Panel. This includes audio and video recording.

Next Steps

Once the Panel has been appointed, Planning Panels will send a letter to all submitters with:

  • The date, time and venue of the Directions Hearing
  • Information on the Panel process
  • A link to the ‘Request to be heard’ form if submitters wish to speak at the main Panel Hearing (or wish to be kept informed)
  • An indication of dates when the main Panel Hearing will be held.

If you made a submission, we will update you on the amendment’s progress. If you did not make a submission but would like to receive notification of the amendment’s progress, please click ‘Follow’ on the amendment’s webpage.