Low Density and Rural Residential Strategy
Planning Scheme Amendment C83 - Rural Component
This amendment is designed to implement the recommendations relating to the townships of Glenrowan, Milawa and Oxley as outlined in the partially adopted version of the Strategy.
The strategy can be downloaded in the link below:
Partially Adopted Strategy: RCOW-LDRR-Strategy-Dec-2021.pdf(PDF, 43MB)
Due to outstanding submissions, a Planning Panel Hearing will be held on 30th May 2025 at the Council Chambers.
Additional Investigations Report - Wangaratta
Status: Adopted by Council September 2024.
The Low Density and Rural Residential Strategy was presented to Council in December 2021. At this meeting Council resolved to adopt the Strategy with the exception of those parts that apply to the City of Wangaratta. Council resolved that additional investigations should be undertaken into alternative areas around urban Wangaratta. These investigations have been undertaken and report has been prepared and outlines the following:
- Additional investigations into alternative areas for Low Density (LDRZ) and Rural Living (RLZ) around urban Wangaratta.
- A comparison against the previously recommended areas for rezoning (W-1C Northwest & South) and a final vision and direction.
- Investigations into other planning matters impacting on Low Density and Rural Living Zones.
The report can be downloaded in the link below:
Adopted Report: LDRRS-Additional-Report-Adopted-Sep-24.pdf(PDF, 2MB)
Next steps in the process
Council is currently undertaking a concept/structure planning process for precincts W-1C North-West and South due to a number of constraints within these areas. Landowners within these precincts will be consulted on these plan/s during this process.
Frequently Answered Questions:
We have developed the following list of questions and answers that we believe may assist the community in understanding the process and aspects of the report.
How and when will land be rezoned?
Land can only be rezoned through a Planning Scheme Amendment process that is governed by the Minister for Planning. Any rezoning’s will be a future process that may be subject to some additional work. Indicative timings for this are contained within the report at Section 7. Future planning scheme amendments will also be subject to a public exhibition process that is governed by the Planning and Environment Act 1987.
If my land is rezoned to Rural Living or Low Density – will I be forced to develop and subdivide my land?
No – The choice to undertake subdivision of your land, is your choice. The rezoning of the land will enable and guide future subdivision but will not force landowners to subdivide their land.
Municipal Rates - Will my rates rise if my land is rezoned?
Rezoning of land may result in a change to the rates that apply to land and is influenced by the property type and the capital improved value. Capital Improved Values of properties are assessed external to Council by the Valuer-General Victoria. If you have further questions about rates and your property, please contact Councils Rates department to discuss your individual circumstances.
Windfall Gains Tax (WGT) – State Revenue Office
The Windfall Gains Tax (WGT) is a State Government Tax that was introduced in June 2023 and applies to all land rezoned that results in a value uplift to the land of more than $100,000. The tax is calculated following approval of the rezoning into a planning scheme by the Minister for Planning.
If you own land that is within a precinct that is recommended for rezoning and require further information on the impacts of the WGT, you are advised to contact the State Revenue Office (SRO) directly. The SRO are the best qualified to provide advise on the implications and possible exemptions that exist.
State Revenue Office (website):Windfall Gains Tax
Wangaratta Freight and Land Use Strategy
The precinct recommendation maps display a ‘Potential Freight by-pass Route’ (options), this route including all options are outlined within the Wangaratta Freight and Land Use Strategy 2016. Any decision on an ultimate route is subject to further investigations that are being undertaken by Councils Infrastructure Department, prior to any community consultation and consideration by Council. Therefore, all of the options are nominated as possibilities and the design of future precincts must consider these routes as possible interfaces and respond appropriately.