NEITHER land developers, the Bass Coast Shire Council nor the Victorian Planning Authority could have been in any doubt about which blocks of land in Wonthaggi had an Environmental Audit Overlay (EAO) added to their titles when Amendment C152basc was incorporated into the shire’s planning scheme on January 18 this year.
Except that no one told the homeowners, block owners, and worse, those preparing to buy blocks of land in Wonthaggi’s new housing estates; Parklands, Powlett Ridge and Northern Views.
Even if you didn’t read the hundreds and hundreds of pages of explanation documents published with Amendment 152, the 16-page ‘Explanatory Report’ carried a full list of the properties involved.
Here’s the simple explanation:
“The amendment seeks to introduce and incorporate the Wonthaggi North East Precinct Structure Plan (PSP), Wonthaggi North East Development Contributions Plan (DCP), and Wonthaggi North East Native Vegetation Precinct Plan (NVPP) into the Bass Coast Planning Scheme.
“The Environmental Audit Overlay (EAO) applies to properties listed in Attachment 1 (see list below) to this explanatory report.
“The amendment applies the Environmental Audit Overlay across existing and future residential land identified as having a high or medium risk of potential contamination in accordance with Planning Practice Note 30. This will ensure that further environmental assessment and, if required, audit is undertaken prior to use for a sensitive purpose.”
A sensitive purpose includes housing.
The amendment applied an Environmental Audit Overlay (EAO) to the following sites identified as potentially contaminated land in accordance with Ministerial Direction No. 1.. It is important to note that if the Council required the developers, back in 2016, to carry out further investigation, many of these sites could have been ruled out of potential contamination and not had an EAO overlay applied. But the council didn't act.
Here is the list of properties in Amendment 152 gazetted on January 18 this year. It is not noted whether they are rated as high, medium or low for potential contamination.
* 100 Nelson Street North Wonthaggi 3995
* 102 Nelson Street North Wonthaggi 3995
* 7 Carbine Street North Wonthaggi 3995
* 5 Carbine Street North Wonthaggi 3995
* 6 Carbine Street North Wonthaggi 3995
* 8 Carbine Street North Wonthaggi 3995
* 10 Carbine Street North Wonthaggi 3995
* 14 Carbine Street North Wonthaggi 3995
* 12 Carbine Street North Wonthaggi 3995
* 16 Carbine Street North Wonthaggi 3995
* 11 Apple Berry Rise North Wonthaggi 3995
* 9 Apple Berry Rise North Wonthaggi 3995
* 2 Burgan Avenue North Wonthaggi 3995
* 9 Carbine Street North Wonthaggi 3995
* 12 Apple Berry Rise North Wonthaggi 3995
* 10 Apple Berry Rise North Wonthaggi 3995
* 8 Apple Berry Rise North Wonthaggi 3995
* 40 North View Drive North Wonthaggi 3995
* 6 Apple Berry Rise North Wonthaggi 3995
* 38 North View Drive North Wonthaggi 3995
* 42 North View Drive North Wonthaggi 3995
* 44 North View Drive North Wonthaggi 3995
* 4 Apple Berry Rise North Wonthaggi 3995
* 4 Ash Chase North Wonthaggi 3995
* 173 Wentworth Road North Wonthaggi 3995
* 4 Burgan Avenue North Wonthaggi 3995
* 6 Burgan Avenue North Wonthaggi 3995
* 5 Apple Berry Rise North Wonthaggi 3995
* 3 Burgan Avenue North Wonthaggi 3995
* 3 Apple Berry Rise North Wonthaggi 3995
* 6 Ash Chase North Wonthaggi 3995
* Regency Drive North Wonthaggi 3995
* 13-15 Regency Drive North Wonthaggi 3995
* 17 Regency Drive North Wonthaggi 3995
* 146 Wentworth Road North Wonthaggi 3995
* 152 Wentworth Road North Wonthaggi 3995
* Colliery Avenue North Wonthaggi 3995
* 104 Nelson Street North Wonthaggi 3995
* 78 Griffiths Street North Wonthaggi 3995
* 80 Griffiths Street North Wonthaggi 3995
* 82 Griffiths Street North Wonthaggi 3995
* 84 Griffiths Street North Wonthaggi 3995
* 86 Griffiths Street North Wonthaggi 3995
* 88 Griffiths Street North Wonthaggi 3995
* 90 Griffiths Street North Wonthaggi 3995
* Heslop Road North Wonthaggi 3995
* Rib Court North Wonthaggi 3995
* Korumburra Road North Wonthaggi 3995 3028
* Korumburra-Wonthaggi Road North Wonthaggi 3995
* 30 Oates Road North Wonthaggi 3995
* Part Of 75 Oates Road North Wonthaggi 3995
* 33 Oates Road North Wonthaggi 3995
* 29 Regency Drive North Wonthaggi 3995
* 31 Regency Drive North Wonthaggi 3995
* 20 Colliery Avenue North Wonthaggi 3995
* 18 Colliery Avenue North Wonthaggi 3995
* 16 Colliery Avenue North Wonthaggi 3995
* 14 Colliery Avenue North Wonthaggi 3995
* 12 Colliery Avenue North Wonthaggi 3995
* 19 Colliery Avenue North Wonthaggi 3995
* 17 Colliery Avenue North Wonthaggi 3995
* 15 Colliery Avenue North Wonthaggi 3995
* 13 Colliery Avenue North Wonthaggi 3995
* 11 Colliery Avenue North Wonthaggi 3995
* 2 Lamp Road North Wonthaggi 3995
* 3 Splint Way North Wonthaggi 3995
* 5 Splint Way North Wonthaggi 3995
* 4 Lamp Road North Wonthaggi 3995
* 6 Lamp Road North Wonthaggi 3995
* 8 Lamp Road North Wonthaggi 3995
* 4 Splint Way North Wonthaggi 3995
* 10 Colliery Avenue North Wonthaggi 3995
* 104 Griffiths Street North Wonthaggi 3995
* 107 Griffiths Street North Wonthaggi 3995
* 6 Colliery Avenue North Wonthaggi 3995
* 4 Colliery Avenue North Wonthaggi 3995
* 70 Fuller Road North Wonthaggi 3995
* 68 Fuller Road North Wonthaggi 3995
* 66 Fuller Road North Wonthaggi 3995
* 64 Fuller Road North Wonthaggi 3995
* 62 Fuller Road North Wonthaggi 3995
* 9 Botanic Drive Wonthaggi 3995
* 7 Botanic Drive Wonthaggi 3995
* 5 Botanic Drive Wonthaggi 3995
* 8 Mowbray Court Wonthaggi 3995
* 8 Stirling Street Wonthaggi 3995
* 6 Stirling Street Wonthaggi 3995
* 4 Stirling Street Wonthaggi 3995
* 12 Civic Way Wonthaggi 3995
* 2 Stirling Street Wonthaggi 3995
* 1 Botanic Drive Wonthaggi 3995
* 2 Domain Drive Wonthaggi 3995
* 8 Civic Way Wonthaggi 3995
* 6 Civic Way Wonthaggi 3995
* 4 Civic Way Wonthaggi 3995
* 2 Civic Way Wonthaggi 3995
* 7 Stirling Street Wonthaggi 3995
* 5 Stirling Street Wonthaggi 3995
* 3 Stirling Street Wonthaggi 3995
* 1 Stirling Street Wonthaggi 3995
* 12 Fault Crescent North Wonthaggi 3995
* 10 Splint Way North Wonthaggi 3995
* 8 Splint Way North Wonthaggi 3995
* 6 Splint Way North Wonthaggi 3995
* 10 Fault Crescent North Wonthaggi 3995
* 8 Fault Crescent North Wonthaggi 3995
* 9 Splint Way North Wonthaggi 3995
* 7 Splint Way North Wonthaggi 3995
* 6 Fault Crescent North Wonthaggi 3995
* 4 Fault Crescent North Wonthaggi 3995
* 10 Lamp Road North Wonthaggi 3995
* 7 Lamp Road North Wonthaggi 3995
* 5 Lamp Road North Wonthaggi 3995
* 3 Lamp Road North Wonthaggi 3995
* 1 Lamp Road North Wonthaggi 3995
* 5 Colliery Avenue North Wonthaggi 3995
* 78 Fuller Road North Wonthaggi 3995
* 76 Fuller Road North Wonthaggi 3995
* 3 Colliery Avenue North Wonthaggi 3995
* 74 Fuller Road North Wonthaggi 3995
* 72 Fuller Road North Wonthaggi 3995
* 92 Nelson Street North Wonthaggi 3995
* 94 Nelson Street North Wonthaggi 3995
* 96 Nelson Street North Wonthaggi 3995
* 98 Nelson Street North Wonthaggi 3995
* 15 Runnel Drive Wonthaggi 3995
* 14 Runnel Drive Wonthaggi 3995
* 21 Connection Road Wonthaggi 3995
* 13 Runnel Drive Wonthaggi 3995
* 11 Runnel Drive Wonthaggi 3995
* 12 Runnel Drive Wonthaggi 3995
* 19 Connection Road Wonthaggi 3995
* 4 Rigger Drive Wonthaggi 3995
* 9 Runnel Drive Wonthaggi 3995
* 10 Runnel Drive Wonthaggi 3995
* 2 Rigger Drive Wonthaggi 3995
* 17 Connection Road Wonthaggi 3995
* 7 Runnel Drive Wonthaggi 3995
* 8 Runnel Drive Wonthaggi 3995
* 14 Levee Street Wonthaggi 3995
* 15 Connection Road Wonthaggi 3995
* 12 Levee Street Wonthaggi 3995
* 3 Runnel Drive Wonthaggi 3995
* Runnel Drive Wonthaggi 3995
* 6 Runnel Drive Wonthaggi 3995
* 13 Connection Road Wonthaggi 3995
* 4 Runnel Drive Wonthaggi 3995
* 17 Levee Street Wonthaggi 3995
* 6 Levee Street Wonthaggi 3995
* 11 Connection Road Wonthaggi 3995
* 15 Levee Street Wonthaggi 3995
* 13 Levee Street Wonthaggi 3995
* 4 Levee Street Wonthaggi 3995
* 9 Connection Road Wonthaggi 3995
* 11 Levee Street Wonthaggi 3995
* 9 Levee Street Wonthaggi 3995
* 7 Levee Street Wonthaggi 3995
* 5 Levee Street Wonthaggi 3995
* 3 Levee Street Wonthaggi 3995
* 5 Connection Road Wonthaggi 3995
* 1 Connection Road Wonthaggi 3995
* Mowbray Court Wonthaggi 3995
* Botanic Drive Wonthaggi 3995
* 17 Rigger Drive Wonthaggi 3995
* 15 Rigger Drive Wonthaggi 3995
* 13 Rigger Drive Wonthaggi 3995
* 11 Rigger Drive Wonthaggi 3995
* 9 Rigger Drive Wonthaggi 3995
* 16 Rigger Drive Wonthaggi 3995
* 14 Rigger Drive Wonthaggi 3995
* 12 Rigger Drive Wonthaggi 3995
* 10 Rigger Drive Wonthaggi 3995
* 8 Rigger Drive Wonthaggi 3995
* 6 Rigger Drive Wonthaggi 3995
* 23 Runnel Drive Wonthaggi 3995
* 21 Runnel Drive Wonthaggi 3995
* 19 Runnel Drive Wonthaggi 3995
* 17 Runnel Drive Wonthaggi 3995
* 24 Runnel Drive Wonthaggi 3995
* 22 Runnel Drive Wonthaggi 3995
* 20 Runnel Drive Wonthaggi 3995
* 18 Runnel Drive Wonthaggi 3995
* 16 Runnel Drive Wonthaggi 3995
* 33 Connection Road Wonthaggi 3995
* 31 Connection Road Wonthaggi 3995
* 29 Connection Road Wonthaggi 3995
* 27 Connection Road Wonthaggi 3995
* 25 Connection Road Wonthaggi 3995
* 23 Connection Road Wonthaggi 3995
* 33 Botanic Drive Wonthaggi 3995
* 3 Centennial Drive Wonthaggi 3995
* 5 Centennial Drive Wonthaggi 3995
* 35 Botanic Drive Wonthaggi 3995
* 7 Centennial Drive Wonthaggi 3995
* 37 Botanic Drive Wonthaggi 3995
* 9 Centennial Drive Wonthaggi 3995
* 2 Centennial Drive Wonthaggi 3995
* 11 Centennial Drive Wonthaggi 3995
* 26 Domain Drive Wonthaggi 3995
* 4 Centennial Drive Wonthaggi 3995
* 28 Domain Drive Wonthaggi 3995
* 6 Centennial Drive Wonthaggi 3995
* 30 Domain Drive Wonthaggi 3995
* 8 Centennial Drive Wonthaggi 3995
* 10 Centennial Drive Wonthaggi 3995
* Centennial Drive Wonthaggi 3995
* 14 Centennial Drive Wonthaggi 3995
* 16 Centennial Drive Wonthaggi 3995
* 40 McGibbonys Road Wonthaggi 3995
* Connection Road Wonthaggi 3995
* 7 Rigger Drive Wonthaggi 3995
* 5 Rigger Drive Wonthaggi 3995
* 3 Rigger Drive Wonthaggi 3995
* 1 Rigger Drive Wonthaggi 3995
* 21 Levee Street Wonthaggi 3995
* Banks Street Wonthaggi 3995
* 19 Levee Street Wonthaggi 3995
* 11 Fault Crescent North Wonthaggi 3995
* 9 Fault Crescent North Wonthaggi 3995
* 7 Fault Crescent North Wonthaggi 3995
* 5 Fault Crescent North Wonthaggi 3995
* 3 Fault Crescent North Wonthaggi 3995
* 16 Lamp Road North Wonthaggi 3995
* 14 Lamp Road North Wonthaggi 3995
* 19 Lamp Road North Wonthaggi 3995
* 92 Fuller Road North Wonthaggi 3995
* 17 Lamp Road North Wonthaggi 3995
* 90 Fuller Road North Wonthaggi 3995
* 15 Lamp Road North Wonthaggi 3995
* 2 Fault Crescent North Wonthaggi 3995
* 88 Fuller Road North Wonthaggi 3995
* 13 Lamp Road North Wonthaggi 3995
* 86 Fuller Road North Wonthaggi 3995
* 11 Lamp Road North Wonthaggi 3995
* 84 Fuller Road North Wonthaggi 3995
* 9 Lamp Road North Wonthaggi 3995
* 82 Fuller Road North Wonthaggi 3995
* 80 Fuller Road North Wonthaggi 3995
* 2965 Korumburra-Wonthaggi Road St Clair 3995
* 135b McGibbonys Road Wonthaggi 3995
* 15 Botanic Drive Wonthaggi 3995
* 13 Civic Way Wonthaggi 3995
* 13 Botanic Drive Wonthaggi 3995
* 11 Civic Way Wonthaggi 3995
* 4 Domain Drive Wonthaggi 3995
* 60 Oates Road North Wonthaggi 3995
* 11 Botanic Drive Wonthaggi 3995
* 6 Mowbray Court Wonthaggi 3995
* 4 Mowbray Court Wonthaggi 3995
* 2 Mowbray Court Wonthaggi 3995
Please note, while this is the list included with Amendment C152 of affected properties, individual owners should check the Land Vic's Property and Parcel Search site to see if an EAO has been added to their address. Go to: https://www.land.vic.gov.au/property-and-parcel-search
However, while the Victorian Planning Authority made it clear on January 18 this year which properties were “identified as potentially contaminated land”, the Bass Coast Shire Council was told about it in a GHD Pty Ltd report in April 2016, well before most of the land was subdivided and released for sale.
This is the recommendation that the Bass Coast Shire Council received in April 2016 in the comprehensive report prepared by GHD:
Recommendations
Following the conclusions made in this study and based on the information collected in the study area history and desktop reviews, GHD recommends that additional studies be completed for the properties identified as having high or medium potential for contamination.
Council may wish to implement planning controls such as requiring additional assessment phases on these properties to confirm the findings of this assessment, prior to implementing the advice of the DSE 2005, Potentially Contaminated Land, General Practice Note outlined below:
* Assessment Level ‘A’ properties (high rating for potential contamination) - An Environmental Audit Overlay (or equivalent planning mechanism) should be applied to these Properties to ensure an environmental audit is carried out at the site prior to redevelopment to sensitive residential or associated land use. The need for an environmental audit may be either confirmed or the PFC rating reduced if additional assessment is conducted and findings warrant the modification.
* Assessment Level ‘B’ properties (medium rating) – a Phase 1 environmental site assessment (ESA) (including comprehensive site inspections with access to locked structures) should be completed on these properties, specifically in those areas identified in the Study as containing specific PAoC. It is noted that a targeted ESA of these properties to evaluate the identified PAoC could be required and may either increase or reduce the PFC ratings and consequently the requirement for additional intrusive investigations. If a Phase 2 ESA was recommended following completion of the Phase 1, the level of investigation required could vary significantly between properties across the study area, depending on their size and identified potential contamination issues. ?
* Assessment Level ‘C’ properties – no further works are recommended for these properties, unless evidence of potentially contaminating activities or sources of contamination are identified at a later date. However, the site owner still retains a general duty under Section 12(2)(b) and Section 60(1)(a)(iii) of the Planning and Environment Act 1987.
