Reasons for maintaining the current levels of protection
Sewerage connection should not be a defining feature
In their report, the Ministerial Advisory Committee relies on only one defining
measure - the existence of reticulated sewerage as the single feature determining
whether minimum subdivision limit of 0.4H should be maintained. This narrow focus
gives no weight at all to the many other key elements which define the role of the
LDRZ. Reticulated sewerage was a consideration in putting the LDRZ together in the
first place.
Low Density means ‘low density’
If a single defining feature had to be applied to the LDRZ, it would be the low density
control on residential development NOT sewerage. However, it is this very feature
which the subdivision changes will remove. Halving the subdivision controls removes
the very reason for the LDRZ existence. Over time development pressures and the
extension of reticulated sewerage across the Shire, it is likely the dwelling density of
the LDRZ will increase substantially beyond the current figure of 875 lots.
Amenity
The LDRZ occupies some of the most environmentally significant landscape in the
Shire, buffering the southern and part of the northern boundaries of the Dandenong
Ranges National Park. The LDRZ also defines the rural townships of Monbulk,
Warburton and Healesville. Residents have chosen to live in these areas because of
the amenity provided by the gentle rural and hilly, treed landscapes. Relaxing
subdivision controls will lead to much of this amenity being compromised as the
LDRZ becomes denser with additional housing.
Natural Habitats
The low density development in the LDRZ enables native habitats to survive and
connect. Relaxing the subdivision controls will lead to fragmented habitats
threatening survival of flora and fauna in these areas. The application of the 10/30
metre rule to the additional dwellings will accentuate threats to native flora and
fauna.
Bushfire Risk
Much of the LDRZ land lies in areas of high fire risk. Increasing population in difficult
to access land will increase the risk to fire crews and residents alike. The Ministerial
Authority proposed the Bushfire Management Overlay and building regulations are
intended to manage this risk. However subdivision controls are most appropriately
positioned as zone controls not as part of a planning scheme overlay. Relaxing
subdivision controls in high fire risk areas is inconsistent with the findings of the 2009
Victorian Bushfires Royal Commission recommendations “to ensure planning
provisions adopt a clear objective of substantially restricting development in the
areas of highest bushfire risk”.
Infrastructure
Sites adjacent to the National Park are often topographically challenging and subject
to erosion and landslip. The potential establishment of an additional 875 dwellings
through these subdivision changes will create a disproportionate demand on local
and state government services and infrastructure generally. Ratepayers and
taxpayers will need to cover much of these additional costs.
Oddly-Shaped Lots
Existing LDRZ subdivisions arise from a range of varied historic decisions. Such an
unplanned starting point is more likely to lead to oddly-shaped subdivisions due
occupiers attempting to fit an extra dwelling on to the lot. So-called ‘battle-axe’
subdivisions add additional issues for siting and servicing new dwellings.
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Inappropriate lots in the LDRZ
Where lot owners are able to show none of the key LDRZ features apply to their lot,
they should be able to make out a case to the local authority for a rezoning
amendment. This current arrangement is appropriate in that it does not rule out
subdivision through rezoning but it ensures the key features of the zone are better
protected as a whole.
Over-riding 30 years of planning and community opinion
The current subdivision controls are the result of over 30 years of strategic land use
planning including sewerage considerations and inclusive community consultation.
The current subdivision protections are broadly supported within the local
community.