FAQs

Property owners affected by the EMO between 2014 and 2024 may recall that the overlay was applied over the whole of their lot, however the erosion risk may have only related to smaller areas on the land, such as gullies and other slopes. 

Led by the Department of Transport and Planning, with support from Council, this project is to review and update the EMO, to ensure that the planning control only applies to land which has an erosion hazard. The revised maps have removed areas with low or no erosion risk and may be the entire property, or there may be areas retained which represent elevated erosion risk.

The changes to the planning scheme as part of this review will reduce red tape and unnecessary planning permit applications. 

The EMO is to protect areas prone to erosion, landslip, other land degradation or coastal processes by minimising land disturbance and inappropriate development. 

A geotechnical report may be required to address any risks and hazards on the land. 

Where a planning permit application is under assessment by Council, any implications of these changes will be discussed with individual applicants.

A planning scheme amendment is a process used to change the planning scheme either maps or a written part of the scheme, or both.

More information on planning scheme amendments can be found on the Department of Transport and Planning website or via https://www.planning.vic.gov.au/guides-and-resources/guides/guide-to-victorias-planning-system/amendments 

A free planning map that shows current zones and overlays that apply to a property can be viewed or downloaded via the Department of Transport and Planning website or at: https://mapshare.vic.gov.au/vicplan/

Council’s planning team can also provide advice regarding the zone and overlays on land.

Property owners considering new buildings and works where an EMO has applied should review their property EMO mapping. 

There is a schedule to the EMO that lists instances where a planning permit may not be required.