Amendment C81 has been prepared by Rural City of Wangaratta with North East Catchment Management Authority (NECMA) to update the existing flood planning controls for properties in the municipality which are affected by flooding from the Ovens and King Rivers, and Fifteen Mile, One Mile, Three Mile and Reedy Creeks. The changes are being made to ensure that land, which is subject to flooding, relies on accurate and up to date information.
What the amendment does
The Amendment implements the findings of the Wangaratta Urban Waterways Flood Investigation Study Report 2017 (“the WUWFI”) which was adopted by Council in 2018, by amending planning controls to improve the performance of the planning scheme in response to flood risks and amending the Floodway Overlay (FO) and Land Subject to Inundation Overlay (LSIO) maps.
Specifically, the existing Floodway Overlay (FO) and Land Subject to Inundation Overlay (LSIO) are proposed to be changed to meet the current 1% Average Exceedance Probability (AEP) flood extent.
The amendment will also make changes to the planning controls of the FO and LSIO to update the way in which applications are considered by Council on flood prone land.
The changes are being made based on the WUWFI which was prepared by NECMA and included detailed flood modelling and consideration of more recent flood events.
To assist with explaining the amendment, Council has prepared a fact sheet on the amendment which answers some of the frequently asked questions.
How can I find information about the changes to flood maps?
To assist with understanding how the Amendment will directly affect your property or situation, Council have prepared online mapping information which will allow you to compare the existing and proposed Floodway Overlay (FO) and Land Subject to Inundation Overlay (LSIO) maps. You can visit the maps by following the link below
The exhibited amendment documents and other documents can be viewed on the Department of Land Water and Planning website, click here
Due to the current COVID-19 situation, you are encouraged to view the information relating to the amendment on Council’s website and call or email using the contact information below so that Council officers can discuss how the amendment directly impacts on your property or situation.
The amendment is on public exhibition until Monday 20 July, 2020.
Any person who may be affected by the Amendment may make a submission to the planning authority about the Amendment. Submissions must be made in writing giving the submitter’s name and contact address, clearly stating the grounds on which the Amendment is supported or opposed and indicating what changes (if any) the submitter wishes to make.
If you have any queries please contact the strategic planning team by email email@example.com or 03 5722 0888.
Council adopted Amendment C71 at its meeting on the 21 August, 2018. The Amendment has now been submitted to the Minister for Planning for consideration for Approval.
The latest Structure Plans and Development Contributions Plans have been updated.
Relevant costings of capital and land values have been updated to 2018 dollars.
What the Amendment proposes:
The land affected by the amendment is the Wangaratta North West and Wangaratta South Residential Growth Areas as described below:
The Wangaratta North West Residential Growth Area is generally bounded by Wangandary Road to the north, Christensen Lane, Worland Road and the Three Mile Creek to the east, farming land immediately north of 474 Reith Road and Reith Road to the west.
The Wangaratta South Residential Growth Area is generally bounded by Residential properties adjoining Cribbes Road to the north, Salisbury Street and One Mile Creek to the east, Clarkes Lane to the south and Greta Road to the west.
The Amendment proposes to to amend the Local Planning Policy framework, rezone approximately 500 ha of land and amend particular and general provisions in accordance with the Structure Plans, apply overlays in accordance with the Structure Plans and Development Contribution Plans, enabling the collection of Development Contributions in accordance with Development Contribution Plans and incorporating the documents into the Wangaratta Planning Scheme.
- The Amendment was exhibited from 19 October 2017 - 30 November 2017.
- After considering submissions Council has requested the Minister for Planning to appoint an Independent Panel as the next step in the process.
- Amendment documents can be viewed here
Following the exhibition of this amendment, a Panel was arranged to provide Council with additional directions about outstanding submission (i.e. where there is disagreement between Council and a submitter about the best way to move the amendment forward).
In preparation of the Panel, Council prepared the following documents in support of Planning Scheme Amendment C71:
- Part A Statement (including appendices 1, 2, 3, 4, 5a, 5b, 5c, 5c, 5d, 6a, 6b, 6c, 6d, 6e, 6f)
- Expert Evidence in Support of Drainage
- Expert Evidence in Support of Development Contributions
A Panel has reviewed Planning Scheme Amendment C71 and provided a report to Council which contains a number of recommended actions to address outstanding matters.
Amendment C72 applies to Lot 27 LP135240 and addressed as 68 Waldara Drive, Waldara. The land is identified as the Wangaratta Golf Course.
The Amendment is a combined planning permit application and planning scheme amendment under Section 96A of the Act.
What the Amendment Does
The amendment rezones approximately 7.98 hectares of golf course land (Lot 27 LP135240) from Special Use Zone - Schedule 4 (SUZ4) to General Residential Zone - Schedule 1 (GRZ1).
The planning permit aproves:
- The development of the land for a staged multi lot residential subdivison (59 lots); the removal of native vegetation and the creation of an access to a Road Zone Category One.
The amendment has been approved by the Minister for Planning.
The amendment affects all land within the municipality as the amendment makes changes to the Municipal Strategic Statement (MSS).
The Amendment changes the Wangaratta Planning Scheme, specifically replacing the existing Local Planning Policy Framework (LPPF), including the MSS with an updated version, based on the Wangaratta Planning Scheme Review: background, issues and review report, July 2016.
Schedule 1 to Clause 43.02 Design and Development Overlay Wangaratta Central Activities Area is also amended to delete height controls.
The new Local Planning Policy Framework is clearer and more concise, making policy easier to interpret.
The Amendment has been approved by the Minister for Planning and all changes approved by the Amendment are incorporated into the Wangaratta Planning Scheme.
The Industrial Strategy was adopted by Council after public advertising in October 2017. The planning scheme amendment process involves a further public exhibition period, which allows people to review the amendment details and provide written submissions. The relevant recommendations of the Strategy are to be implemented into the Wangaratta Planning Scheme by:
- Rezoning land and applying relevant planning overlays in accordance with the recommendations of the Strategy.
- Amending the Local Planning Policy Framework to include the relevant recommendations of the Strategy.
- Amend Schedules to the Special Use Zone and Design and Development Overlay to update these in line with current Victorian Planning Provision (VPP) templates and use current VPP land use terms.
The public Exhibition Period closed on 27 May 2019.
Council’s Strategic Planning Team are currently assessing all submissions received.
If you have any queries, please phone 03 5722 0888 and ask to speak to a Strategy Planner.
Amendment C77 applies to land at the Wangaratta Aerodrome and surrounding areas which are contained within the Obstacle Limitation Surface.
What the Amendment Does?
The Amendment will implement the objectives of the Wangaratta Aerodrome Master Plan 2017 (WAMP) and the relevant objectives of the Wangaratta Urban Waterways Flood Investigation 2017 (WUWFI) by undertaking the following:
- rezoning land from the Public Use Zone 4 to Special Use Zone –Schedule 8;
- rezoning land from the Farming Zone to Special Use Zone –Schedule 8;
- applying the Design and Development Overlay (DDO) for airspace protection surfaces based on an Obstacle Limitation Surface (OLS) plan; and
- amending the Flood Overlay and the Land Subject to Inundation Overlay Maps in accordance with the WUWFI.
The amendment will implement the land use planning objectives of the WAMP by rezoning all of the Public Use Zone – Schedule 4 (PUZ4) and part of the Farming Zone (FZ) to Special Use Zone – Schedule 4 (SUZ4). The SUZ is proposed to be used to enable appropriate development opportunities to be considered for the aerodrome.
The Amendment will also introduce Design and Development Overlay Schedule 6 (DDO6) which includes controls to protect against structures penetrating airspace protection surfaces and requiring planning permits for tall structures such as aerials, antennas, domestic wind turbines, flagpoles, canopy trees and tall vegetation or other high structures which would exceed the OLS height limits. DDO6 is based on the building height limits recommended in the WAMP. (Refer to fact sheet and map below for further information on the DDO).
The amendment will also update the Flood Overlay and the Land Subject to Inundation Overlay for land at the Aerodrome Precinct, using the most recent flood data information in accordance with the WUWFI.
The amendment does not alter the current Airport Environs Overlay as it applies to the airport and surrounding land.
Comment and more information
The amendment is on public exhibition until 6 November 2019. A full copy of the amendment will be available for viewing at Rural City of Wangaratta, 62-68 Ovens Street, Wangaratta or at the Department of Environment, Land, Water and Planning website https://www.planning.vic.gov.au/schemes-and-amendments/browse-amendments?query=wangaratta
Council’s Strategic Planning Team can also assist with enquires on particular properties.
C77 – DDO6 Fact Sheet
C77 – DDO6 Interpretative Map
C77 - DDO6 Interpretative Cross Section