Landlocked: Property owners worry about consequences of DAL rezoning

THE broad planning changes proposed in the Surf Coast Distinctive Area and Landscape (DAL) program may produce some undesirable outcomes, with landowners in Bellbrae worried that rezoning could unfairly limit them from any kind of development on their properties.

The DAL Standing Advisory Committee is running hearings (via Zoom) four days a week until April 29 to hear from submitters to the draft Surf Coast Statement of Planning Policy (SPP).

One of the areas included in the DAL is the Addiscott Road Estate, which is defined as several large properties east of the Great Ocean Road, north of Jarosite Road and west of Bells Beach.

The draft SPP recommends the area be managed as a green break area, with no new residential development or subdivision.

The settlement background paper to the SPP further notes evidence that the area’s existing Low Density Residential Zone area be rezoned to Rural Conservation Zone, as well as the need for “scrutiny of any new development”.

In his submission, David O’Brien argued his working farm had more relationship to the Bellbrae hinterland (as did the properties north of Bones Road and west of Bells Boulevard) than it did with the Bells Beach Hinterland or the Addiscott Road Estate.

“Much greater and specific community consultation ought to occur if it is intended to unfairly restrict the legitimate expectations of property owners beyond this area, especially when their neighbours on all sides have enjoyed the benefit of greater residential subdivision (with five-acre lot subdivision potential being realised).

“It is clear that the values of Bells Beach being presently enjoyed would not alter one bit if both sides of Bones and Addiscott Roads were developed to the same low density intensity.”

Mr O’Brien has proposed building a winery/meadery on his property, and said there was already a cluster of tourism shopping and agribusinesses nearby.

“There is a need to ensure a careful balance between the tourist development and commercial needs of the area,” he said.

“The proposed landscape overlay is too broad and would dilute these valid characteristics by seeking to place a more restrictive control really designed to protect more sensitive areas such as that recently protected in the Bells Beach Hinterland planning scheme amendment.”

Last week, Mr O’Brien declined to elaborate on his submission but said he would speak further on the issue when he presented to the Standing Advisory Committee in late April.

In his submission, Blair Hart, whose Bellbrae property is within the Addiscott Road Estate, said he had no intention of development or subdivision within his boundaries.

“I feel that once again, like with the Bells Beach Hinterland proposal, whereby the Surf Coast Shire tried to quietly pass through rezoning laws with little to no consultation with the local property owners affected, that this is happening once again,” Mr Hart said.

“The rezoning should be focused only back towards Jan Juc, e.g. the Great Ocean Road should not be made the boundary.”

To watch the DAL hearing via Zoom or read all the submissions, head to engage.vic.gov.au/dalsac.