FAQs

Council does not currently have a clear policy for managing subdivision and development of rural land to protect agricultural use, prevent rural land from being broken up, and to guide development to the right locations.

There is evidence that valuable agricultural land is being converted to non-agricultural use (primarily dwellings) even though the planning scheme is supposed to prevent this from happening.

Most other Councils in Gippsland have adopted rural land use strategies over the past 10 years to better manage planning decisions in rural areas. 

Over the past 20-30 years there has been considerable pressure on Council to approve rural subdivisions and dwellings on rural lots where people have purchased agricultural land for lifestyle or rural living purposes. This takes the land out of agricultural production.  

This breaking up of rural land and construction of dwellings can introduce land use conflict and deter investment in growing an agricultural enterprise. Speculation on land converting to residential uses artificially inflates land values. Agricultural land is being slowly “eaten away” for residential use and growing farming enterprises are finding it more difficult to expand.

It provides decision-making guidelines for planning decisions affecting subdivision and development of rural land which are proposed to be incorporated into the East Gippsland Planning Scheme. 

These guidelines place more emphasis on protection rural land for agriculture and other rural activities and discourage conversion of land for rural “lifestyle” purposes.

The draft Rural Strategy does not undertake a wholesale review of rural zoning in the Shire. Apart from specific areas identified to be rezoned to Rural Activity Zone, the Farming and Rural Conservation zones remain in place for most rural land in the Shire.

It does not address land within:

•    Rural Living Zone

•    Low Density Residential Zone

•    Public Land or Crown Land

•    Land within Township boundaries

It does not interfere with the day-to-day management of agricultural land.

There are four main changes:

1. More landowners will be required to seek planning permits for dwellings in rural areas and they will have to demonstrate that the dwelling is required to support the agricultural uses of the land. 
2. Dwellings on rural lots less than 80ha will be discouraged, unless required for the operation of a rural/agricultural enterprise.
3. Subdivision of rural land, other than to support farming purposes, will be discouraged.
4. Some land south and east of Bairnsdale is proposed to be rezoned to Rural Activity Zone, recognising that it is not, or is not likely to remain as viable farmland. These areas are potential future areas for rural living development, following further detailed investigations. 

The draft Rural Strategy includes guidelines for decision-making on rural tourism, rural industry and intensive animal husbandry and supporting environmental and cultural values in rural areas.

The draft is based on a Background Report prepared in 2015 and released for public comment. Further consultation on the draft strategy has occurred in 2021 with major rural landowners, the property sector, government agencies and the Shire’s Agriculture Sector Advisory Committee.

The draft Rural Strategy will be available for comment for 30 days and all comments will be considered in the presentation of a final report to the Council.

An on-line survey is provided for you provide your feedback, or you can make a separate written submission.

Yes. We expect that the draft Rural Strategy may be changed and refined based on public feedback

If adopted, the Rural Land Use Strategy will be used as the basis for a Planning Scheme Amendment which will require a further formal public consultation process and independent assessment.

You can contact Council’s Planning Department on 5153 9500 or e-mail us at feedback@egipps.vic.gov.au