Bass Coast: We'll tell you how and where to live

MAKING the rules about where and how people can live and play along the Bass Coast in the future is expected to get a whole lot clearer after the State Government published its long-awaited draft Statement of Planning Policy (SPP) as part of its Distinctive Area and Landscape project for Bass Coast.

However, while Bass MP Jordan Crugnale has welcomed the release of the SPP as an important step towards protecting the distinctive character and landscapes of Bass Coast, the devil is expected to be in the detail.

Ms Crugnale has also encouraged community feedback on the draft report available on the Engage Vic website (see link below).

“The draft Statement of Planning Policy is out, open for public consultation and I want to hear from everyone,” Ms Crugnale said on Friday, March 3.

“The DAL project is about setting the long-term settlement boundaries, protecting both the space between them and the surrounding natural environment from wetlands to the marine parks, inlets to the hills which make the Bass Coast a special place to live, work and visit.

“Bass Coast does have development pressures and I want to make sure we can plan for the area’s future in a way that protects its distinctive character and landscapes.

“In October 2019 we declared the entire Bass Coast Shire a Distinctive Area and Landscape (DAL) which started a process to develop a policy statement to guide the future use and development of land and make sure we recognised and protected the natural environment as well.

“We wanted to protect this iconic region, strengthen the planning scheme and develop a 50-year vision. In the lead up we held community sessions to get a real sense and picture of what we as residents and visitors valued and loved about the region.

“It was no surprise that beaches, pristine environments, Aboriginal heritage, township character and the green space between them were the most highly valued attributes.”

The Bass Coast Shire Council has been eagerly awaiting the release of the SPP to address such issues as protecting neighbourhood character in its planning scheme, especially as it relates to height limits on housing, the size of building envelopes on town blocks, removal of vegetation and ultimately which towns should be allowed to grow.

The SPP may also have a say in whether or not Bass Coast gets a coastal walking and riding trail as part of the Yallock-Bulluk Marine and Coastal Park Access and Infrastructure Plan.

The shire said this recently about the issue of managing growth:

“Currently, DELWP is in the process of producing a Statement of Planning Policy for Bass Coast (as part of the Distinctive Areas and Landscapes Project),” said a spokesman for the shire.

“At a high level, this will seek to address the critical issue of managing the ongoing tension between population growth and development pressures against the protection of the environment and significant landscapes.

“To achieve this, it is likely that there will be further restrictions on urban encroachment into sensitive areas than what is currently stipulated in the Bass Coast Planning Scheme.

“What the SPP will not do, however, is consider how Council manages the population growth and housing change that will occur once land available in greenfield areas is consumed and growth is directed to the established residential areas within the existing settlement boundaries.

“So, to complement the SPP, Council is preparing a housing strategy and neighbourhood character study. Combined, these two separate pieces of work will help Council manage the tension between balancing the demand for new residential development (within the existing residential areas) with the impact on neighbourhood character.

“This work is essential because it guides the level of housing change across the established residential areas and will inform the appropriate Residential Zones and Overlays that should be applied to achieve the desired outcomes.”

So, it is also crucial how long it takes for the state’s planning report on Bass Coast to be completed.

A government media release on Friday included the following details:

“The State Government is protecting the distinctive character of Bass Coast from over-development to ensure the area’s valued rural and coastal landscapes, farmland and biodiversity will be enjoyed for generations to come.

“The Bass Coast community is invited to have its say as part of the public consultation process on the draft Statement of Planning Policy (SPP) which will run until April 29, 2022.

“The consultation process is part of the Labor Government’s commitment to protecting the significant landscape, economic, environmental, and cultural attributes found in the peri-urban areas surrounding Melbourne, Geelong, and other regional cities.

“These areas are vital to the State’s biodiversity and functioning of our urban areas, providing people with clean air, drinking water, food, resources, and recreational opportunities.

“They are also significant tourism destinations with pristine coastlines, surf beaches, historic towns and stunning rural hinterlands supporting local and artisan producers.

“The Department of Environment, Land, Water and Planning (DELWP) has prepared the draft Bass Coast SPP in collaboration with the local community, Bass Coast Shire Council and Traditional Owners, the Bunurong Land Council Aboriginal Cooperation. Once implemented, this policy will provide permanent protection from encroaching suburban growth and help mitigate climate change impacts in the Bass Coast.

“It recognises the importance of effectively managing growth and change while protecting the Bass Coast’s natural assets, unique landscape features, Bunurong cultural heritage and historic heritage. For more information go to: https://engage.vic.gov.au/project/distinctive-areas-and-landscapes-program/page/bass-coast