Often they make uncomfortable reading for strategic planners as he outlines what he feels is wrong - and, less frequently perhaps, what is right - with how rapid growth is being handled.

Sharing a platform with the mayor Cr Daniel Moloney this week, Professor Buxton focused on the Ballarat planning scheme.

Underlying his measured tone in front of a packed Minerva Theatre, there was a clear warning of what could, in his view, go wrong at a time of unprecedented growth for the city.

Most stark was his perception of Melbourne's growth and his fear that could be replicated in Ballarat and other regional places. He said he had done an extensive study of the state capital's new outer urban suburbs. "They are terrible, truly terrible, world's worst development," he told the audience. He said he had seen numerous examples around Victoria, which made him worry the same mistakes were being repeated.

"All these townships are developing suburbs - growing into quite large suburbs in the case of Ballarat - that are replicas of what is failing in Melbourne. That is: standardised housing."

DOES BALLARAT HAVE THE BALANCE RIGHT? HAVE YOUR SAY BELOW

Development in outer urban areas was an important part of growth, he said - but stressed his view there should be very clear guidelines in the way it is managed.

"We have to make available land, but there are other ways to do it rather than simply taking the easy option of just rezoning land on urban fringes and putting in standardised products," he said.

"We need greater housing diversity, we need different housing products for different people of different ages and needs. We're not going to get that if developers are allowed to roll out their standardised products. It suits them, it's their business model."

House dimensions relative to land size was another issue in Professor Buxton's sights, citing one statistic that suggests the footprint of Australia's outer urban houses is the largest in the world. He said that many homes in growth areas covered up to 80 per cent of the site they are built on, effectively leaving them without a garden.

Another concern was how few houses in Melbourne growth areas have "solar orientation" - ie allowing light into their living areas. "I bet that's happening in Ballarat," he said.

As well as greater housing diversity, he called for new developments to be denser in parts and within walking distance of town centres. Otherwise, he said: "We will end up with all these thousands of new people coming to Ballarat in poorly serviced areas, dependent on bus services that are problematic."

There were several pointed observations of Ballarat's planning scheme, which Professor Buxton described as having "some strength in it but many weaknesses."

"It is terribly important for the council to prioritise and outline in very clear and very specific detail what has to be done to mandate the kind of outcomes they want... quantifying those outcomes, and allowing them to be measured and enforced."

"I don't see in the council planning the fine-grained identification of the different housing types that are needed for different areas in Ballarat."

WATCH THE FULL TALK AT THE BALLAARAT MECHANICS' INSTITUTE HERE

The city's historic buildings, in particular, needed to be given "top priority", he said. He described heritage as Ballarat's "most important economic asset."

"There needs to be a review of the planning instruments to deliver a stronger protection of heritage."

Again citing the dramatic changes in Melbourne, he recommended more controls on building heights allowed in the city, pointing towards the rapid increase in high-rise residential developments in the state's capital. "The tidal wave is coming," he warned. "It's over the horizon but it's on the way."

Building more homes on land in established urban areas - known as infill - is another key to balancing growth, Professor Buxton said. Making the point that very little of this was happening in Ballarat - which he contrasted with the situation in Bendigo - he said this was a "vexed question".

"If that's not done very carefully, you are going to lose the key attraction of Ballarat, its heritage."

He highlighted that the council's own figures did not always reflect reality - in particular with the push for a balanced mix of greenfield vs infill development. As reported in The Courier last year, he said new homes in greenfield areas in Ballarat were often being classed as "infill". "That's a bit of a misleading figure," he said.

Taking questions at the end, Professor Buxton was asked by one member of the audience if he could come and undertake work for the City of Ballarat. "I'm always on the lookout for a quid," he joked, before adding: "There is no need for consulting. We're really happy to come and work with the council. I think it would be wonderful."

Mapped: How Ballarat tilted west

Ballarat Strategy 2040 (City of Ballarat document)

Planning report: Find what zones and overlays your house is in

New Greenfield areas (September 16, 2020 council meeting broadcast - watch from 1hr10 on)

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