THE character of the place is fundamental to what we love about Bass Coast.
The Bass Coast Shire Council’s Neighbourhood Character Study, produced in August 2022, puts that front and centre: “The character of these settlements and the lifestyles that they offer make them highly desirable places for people to live, work and visit.”
So important is that character, in fact, not only to Bass Coast locals, but also to the rest of Victoria that the State Government declared it a ‘distinctive area and landscape (DAL)’ on October 23, 2019.
It’s one of only a handful of such areas in the state declared ‘distinctive’.
Since then, a draft Statement of Planning Policy (SPP) has been published but as the ‘Save Western Port Woodlands’ group lamented, the SPP doesn’t even mention a ‘distinctive area’ like the Woodlands.
The SPP also unequivocally states that Cape Paterson should be allowed to expand north, beyond Seaward Drive.
“Growth will be accommodated by developing vacant residential land and a more substantial greenfield development north of Seaward Drive that will be sensitively designed to integrate with the regionally significant landscape…”
The SPP says the expansion of the settlement north will offer long-term protection to the coast, retains the open break north towards Wonthaggi but allows for the expansion of a coastal settlement that is close to “Wonthaggi’s regional services and facilities”.
It’s these and other contentious issues, such as dictating to local farmers where and out of what materials they can build their fences, that many hoped would be put firmly on the table before the November 26 State Election.
We hear now that the final SPP for Bass Coast will not be completed for at least 12 months.
Bass MP Jordan Crugnale, who has been quizzed about the timeline for the Bass Coast DAL issued the following statement this week.
“The Andrews Labor Government is protecting the coastal landscapes, farmland and biodiversity on the Bass Coast so that locals and visitors can continue to enjoy what makes the area so special for generations to come.
“All written submissions to the draft Bass Coast Statement of Planning Policy (SPP) and proposed landscape planning controls have been referred to the Distinctive Areas and Landscapes Standing Advisory Committee for independent advice.
“This process will ensure the community can continue to have its say on stronger protections for the character of the Bass Coast.
“The Committee will provide timely advice on the draft SPP and will make recommendations including on whether or not it creates an appropriate framework for the future use and development of land in the Bass Coast declared area.
“Everyone who has made a written submission on the draft Bass Coast SPP and proposed landscape planning controls will be given an opportunity to be part of the committee process.
“The Committee process is expected to run for six months from its establishment, and is expected to be completed within 12 months. The Committee has 40 business days from the completion of its proceedings to provide its report to the Minister.
“The draft Bass Coast SPP includes protected settlement boundaries for 25 of its townships: Bass, Cape Paterson, Cape Woolamai, Corinella, Coronet Bay, Cowes and Silverleaves, Dalyston, Grantville, Harmers Haven, Inverloch, Jam Jerrup, Kilcunda, Newhaven, Pioneer Bay and The Gurdies, Rhyll, San Remo, Smiths Beach, Sunset Strip, Sunderland Bay, Surf Beach, Tenby Point, Ventnor, and Wimbledon Heights.
“A protected settlement boundary is also proposed for Wonthaggi, with the boundary location being subject to further work.”
Ms Crugnale has welcomed the process:
“I want to thank our community for their active participation in this process. This is a positive step and will see all written submissions go to the expert independent Standing Advisory Committee for advice on how we can best protect our Bass Coast from the pressures of development.”
Council worried by cost
Given that reference to the distinctive area’s declaration has been included in many Bass Coast Shire Council planning documents and those still in development, we asked Bass Coast Mayor Cr Michael Whelan what the delay might mean.
Both the shire’s Township Character Assessment and Landscape Character Assessment were prepared as input into the State Government’s Distinctive Areas and Landscapes project, ready to make key changes to the planning scheme about height limits, vegetation removal and such things as protection from coastal erosion.
Now all that has to wait.
“Council has not had formal notification of the decision and is following up with the Department and will take a little time to fully consider whether there are any implications arising,” said Cr Whelan.
“You will recall that Council, in its submission on the DAL, sought planning panel consideration on a number of key points specifically Cape Patterson North, Newhaven West and the Grantville Industrial area. Council considered that more work was required on these matters,” he said.
“I have an initial concern over the apparent scope of the Panel reference in that it does not specify areas of focus and that the whole of the DAL may be the subject of examination.
“This could drive Council’s costs considerably and hence the budget if we are required to be represented across the full DAL Scope. Costs could reach into the hundreds of thousands of dollars.
“One Gippsland has previously raised the cost of inquiries such as this as well as Environmental Effects Statements with government and advised that the costs can be crippling for rural and regional councils.
“One Gippsland is advocating for a better approach to the management of inquiries and is seeking assistance for Councils in representing their communities on these legal inquiries.
“Our costs for this inquiry could run to into the hundreds of thousands of dollars,”
As to whether the decision impacts Council over planning matters Council has already introduced town boundaries and they are set out in the Planning Scheme. Council’s work on the Neighbourhood Character study, Rural Tourism and Affordable Housing Strategy are progressing well and Council will be well prepared for those parts of the Panel’s considerations.
Conservation group’s concerns
The South Gippsland Conservation Society was one of a number of community groups to make submissions to the DAL process.
They listed the following threats the area’s landscapes and scenic views:
- Road expansion proposal for 5 lanes on Phillip Island Road at Surf Beach, slicing through a beautiful Reserve, bay and rural view. This would encourage increased car traffic, especially in peak periods when not needed
- Inappropriate development, including caravan and camping parks on coastline, which should no longer be encouraged
- Industrialisation of Western Port leading to increased large industrial shipping traffic in the bay intruding on otherwise unspoiled bay views
- Intrusion of poorly located and unsympathetically designed housing and other buildings and storage facilities (e.g. shipping containers) onto coastal and rural views
- Legal and illegal vegetation removal
- Unsympathetic roadside planting or on adjacent private land such as pine and cypress trees which block off the view for little habitat value
- Inappropriate roadside vegetation management techniques such as vertical slashing which are visually abhorrent and bad for vegetation
- Development of a car ferry terminal and all required infrastructure on the Cowes coast
