Shepparton South East

The Shepparton South East PSP will assist in delivering much needed land for new homes, services and jobs and continue to strengthen Shepparton’s place as Victoria’s fifth largest city and a centre for regional growth.

On 20 September 2023, the Victorian Government released Victoria’s Housing Statement: The decade ahead 2024-2034, in which it announced the Victorian Planning Authority will continue preparing precinct structure plans (PSPs) for new housing and jobs in Melbourne and regional Victoria. These projects will deliver a sustainable supply of greenfield land and more jobs close to home. Shepparton South East is one of the 21 projects named in the Housing Statement.

Providing more land for housing means Victorians will have access to a range of homes that suit different needs, budgets, and lifestyle choices. This includes houses, townhouses and units. Increasing housing supply helps put downward pressure on housing prices and contributes to making housing more affordable.

The VPA’s plan offers an exciting opportunity for Shepparton to grow while delivering connected urban neighbourhoods with high amenity. This will be through integrated transport to provide access to local jobs, destinations, and services for its future residents.

Coordinated and comprehensive planning for key precincts such as Shepparton South East ensures the city can grow but retain its local identity.

Shepparton South East has been set aside for urban development for more than a decade. It was identified in the Hume Regional Growth Plan, Greater Shepparton Housing Strategy (2011), and the Shepparton and Mooroopna 2050: Regional City Growth Plan.

Shepparton is the fourth largest city in regional Victoria and is an important location identified for major growth through both State Government and local policy.

As Shepparton continues to grow, the municipality requires more land to meet housing demand of the current and future population.

The Victorian Planning Authority (VPA) has been working with Greater Shepparton City Council to unlock development ready land through the preparation of the Shepparton South East PSP. In conjunction with land for more housing, we need to plan for supporting infrastructure that will be relied upon by the future community. This includes health and education facilities, utilities, employment opportunities, local parks and recreational reserves, roads and drainage infrastructure.

The VPA has been appointed the ‘planning authority’ by the Minister of Planning, which means we are responsible for preparing the amendment.

The Precinct Structure Plan (PSP) is a long-term plan for urban development. It describes how the land is expected to be developed and how and where services and infrastructure are planned to support the development of new communities.

Planning at a precinct scale will ensure that essential services and facilities can be delivered holistically and in line with development and community needs and essential infrastructure delivery is coordinated with development such as local parks, roads, and drainage assets.

A Development Contributions Plan (DCP) establishes a framework for developers to make a financial contribution towards the cost of key infrastructure projects, providing certainty for the future community around infrastructure timing, funding and delivery.

The PSP and DCP will provide a broad framework that will coordinate development and assist in the transition of the area from its current farming land and rural character into an urban residential expansion area for Shepparton.

To facilitate the implementation of the DCP and PSP, an amendment to the Greater Shepparton Planning Scheme is required to rezone the land from farming purposes to residential uses.

Development will gradually occur over the next 20-30 years in this precinct.

Greater Shepparton City Council is the responsible authority for the PSP and will be responsible for the planning application process that will deliver outcomes as outlined in the PSP and DCP.

Developers are responsible for preparing and lodging planning applications that must be generally in accordance with outcomes of the PSP and DCP.

The precinct will deliver various types of housing (on different sized lots) to respond to market demand. This will include conventional residential dwellings and higher density housing in areas closest to amenities (local parks, employment, or shopping areas) such as townhouses and units.

Around 275 local jobs will be created in the precinct for a range of professions. The PSP will include a local convenience centre (including a supermarket and other retail opportunities), a community facility, primary school and state health facility, recreational reserve and new local park network.   The state health facility will complement existing services in Shepparton.  These will also provide employment opportunities and access to essential services for future residents.

Land has been reserved in the PSP for a new government primary school in response to population demand. The timing and delivery of this school will be determined by the Department of Education.

The application of the PAO is considered best practice and will ensure the timely delivery of infrastructure needed to support the new community. It facilitates:

1. Transport infrastructure such as key intersections and shared path networks.
2. Community infrastructure such as community facilities, sports reserve and open space.
3. Flood mitigation and drainage infrastructure such as overland flow path, drainage and retarding basins.

Greater Shepparton City Council is the Acquiring Authority under the Planning and Environment Act 1987 to implement the public acquisition within the PSP and can assist with any further queries you may have on this.

Following the consideration of the VPA Projects Standing Advisory Committee Report, the VPA have made changes to the amendment documentation. The Public Acquisition Overlay (PAO41) associated with the Channel Road/Doyles Road Intersection Project has now been amended.  The remaining proposed PAOs to deliver drainage basins, open space, shared paths and community infrastructure have been reviewed and deemed necessary in delivering the precinct.

The development contributions plan (DCP) has been developed in response to a range of technical water, transport and community assessments. (These assessments are available on the VPA project page). The items identified have been included in the DCP and allocated a timing for their delivery in line with demand from the precinct.

Infrastructure in the DCP has been identified in consultation with Greater Shepparton City Council, Goulburn Broken Catchment Management Authority, Department of Planning and Transport, Goulburn-Murray Water, Goulburn Valley Water, Department of Education and Department of Health.

In addition, consultation has occurred with utility providers, such as Telstra, NBN Co and PowerCor, which has advised that the PSP will be serviceable into the future through developer-led expansions to their networks.

The VPA has prepared the PSP with assistance from Greater Shepparton City Council, State Government agencies, service authorities and key stakeholders.

Our plan considers the existing natural and built features of the site, the surrounding areas, and the infrastructure needs of the future community.

We have prepared the following technical investigations to draft our plans:

• Aboriginal cultural heritage and post-contact heritage
• Site suitability including contamination, geology, hydrology, noise and amenity
• Stormwater drainage and flood management
• Flora and fauna
• Bushfire assessment
• Community facilities and open space
• Economic and retail
• Transport and movement
• Utilities servicing

A planning scheme governs the way land can be used and developed within the bounds of the Victorian Planning System. A planning scheme is updated from time to time via an amendment process to change the way land can be used or developed.

The planning scheme amendment will introduce the PSP, DCP and other ordinance into the Greater Shepparton Planning Scheme that will govern how land and infrastructure are delivered within the PSP area into the future.

Greater Shepparton City Council is the responsible authority who administers the Greater Shepparton Planning Scheme and any future planning applications will need to adhere to its conditions.

Any proposed changes to a planning scheme, such as incorporation of the PSP, have to go through a public consultation process. See the ‘Having your say’ section below for more information.

The Victorian Planning Authority (VPA) is a Victorian Government statutory authority that plans for urban growth across Victoria. We report to the Minister for Planning.

The VPA’s main task is to make sure Melbourne and Victoria’s regions remain great places to live and work. This requires vision and long-term planning to ensure our growing population has equitable access to employment, public transport, attractive public spaces and affordable housing.

We do this by working closely with councils, government agencies and the planning and development community on integrated land use and infrastructure coordination for new communities and strategically important precincts.

The VPA and the Greater Shepparton City Council have worked collaboratively to prepare the Shepparton South East PSP, development contributions plan (DCP) and associated planning scheme controls. Greater Shepparton City Council is a partner in this engagement process, supporting the VPA as the lead agency for the amendment.

Greater Shepparton City Council is the responsible authority, this means that they are responsible for administering any future planning application process for the PSP in line with the direction of the PSP, DCP and planning controls that are in the Greater Shepparton Planning Scheme.

In this instance, Greater Shepparton City Council is also the drainage authority responsible for review and approval of any proposed drainage infrastructure related inclusions in planning applications and their future management.

Greater Shepparton City Council will also be the acquiring authority for any land identified by the Public Acquisition Overlay (PAO) within the PSP. See the Public Acquisition Overlay section below for more detail.

The VPA is leading the preparation of the PSP and planning controls for the Shepparton South East Precinct in consultation with Greater Shepparton City Council. The VPA is also coordinating and facilitating a whole-of-government approach which includes engaging with all relevant agencies and council.

The Department of Transport and Planning centralises key planning and land use activities, precinct and policy functions in a single department.

DTP’s transport division plans, builds and operates an integrated, safe and sustainable transport network for Victoria. DTP Transport (DTP-T) has been involved in transport decisions that have influenced the Shepparton South East PSP. Any future development application that impacts the declared road network (Doyles Road and its intersections) will be referred by Greater Shepparton City Council to DTP-T which is a determining authority as part of that application. This includes any applications in response to the Urban Growth Zone Lot Cap Provision associated with the Doyles Road intersections.

DTP’s planning division is responsible for setting up the overarching frameworks and managing the rules and regulations that ensure safe, coordinated and sustainable growth and development across Victoria. DTP planning has been involved with the review and approval of the draft PSP, DCP and planning controls for public consultation.

GBCMA is the floodplain manager responsible for the integrated planning and coordination of land, water and biodiversity management in the Goulburn Broken Catchment. GBCMA has been involved in flooding and drainage decisions that have influenced the Shepparton South East PSP.

GBCMA will be responsible for reviewing and approving any future development in areas impacted by the Land Subject to Inundation Overlay in the PSP or associated with the Broken River Floodplain. This includes any interaction the PSP’s stormwater management infrastructure has with the Broken River.

All flood modelling conducted through the PSP process and the proposed flood and stormwater management and mitigation outcomes have been endorsed by the GBCMA.

GMW is a statutory corporation that manages, stores and delivers water through drainage infrastructure across northern Victoria. GMW was involved in flooding and drainage decisions that have influenced the Shepparton South East PSP and will continue to be an asset manager for irrigation channels and drains in the PSP until they are decommissioned/upgraded as part of future development. Development that requires the decommissioning or upgrade of GMW assets will need to engage directly/enter into agreement with GMW as part of the future development application process.

The Victorian Planning Authority, Greater Shepparton City Council and Goulburn Broken Catchment Management Authority have prepared a plan to ensure future development within the Shepparton South East Precinct Structure Plan is resilient to future flood events.

The precinct currently includes land that is subject to inundation in a 1% Annual Exceedance Probability (AEP) event.

We have undertaken extensive flood modelling to determine the impacts of 1% AEP flooding, under current and future climate changes, and to ensure no increase in flooding downstream or offsite is created by the precinct.

In our plan, we have included these requirements to manage stormwater and riverine flooding:

• No new development in areas that have a high flood hazard.
• Enhancing and protecting the Broken River floodplain to provide additional flood protection.
• Designed passage and temporary storage of floodwaters for the 1 in 100 AEP including climate change.
• An urban standard stormwater drainage system.
• Specific requirements for property and lot heights, flow levels and local roads.

Flood modelling scenario planned for in our precinct, is greater than the most recent and October 2022 flood event.

Climate change has been factored into the 1 in 100 AEP flood estimation in accordance with the Australian Rainfall and Runoff to the year 2090.

It is not feasible for all stormwater to be collected in underground drainage systems. The drains required would have to be enormous and expensive. Pipe drainage systems are generally designed to accommodate stormwater runoff in a 1 in 5 (20%) AEP event according to standards.

In a 1 in 100 year event, the piped system will overflow and rely upon the natural drainage paths towards a larger waterway. In this instance – the Broken River using roads and reserves. Roadways play an important role in flood management and are designed to carry floodwater in a 1 in 100 AEP event, which is standard practice across Victoria.

All properties will be required to be filled 300mm above the 1 in 100 AEP levels to ensure that they do not flood in a major storm event.

• Consultation with the GBCMA, Goulburn Murray Water, and Council as the drainage authority.
• The Shepparton Mooroopna 1% AEP Flood Mapping and Flood Intelligence Project, prepared by council and GBCMA.
• New technical analysis – including flood modelling and stormwater analysis. (Available on the VPA project webpage.) 
• Application of best practice and policy guidelines to manage new development in areas impacted by flooding events.

New Land Subject to Inundation Overlays (LSIO) will be applied to the PSP area in response to the Shepparton Mooroopna 1% AEP Flood Mapping and Flood Intelligence Project. This was prepared and endorsed by Greater Shepparton City Council and the GBCMA in 2021.

Application of new overlays is based upon the most up-to-date flood modelling and recommendations of this assessment. LSIO planning scheme controls apply to land affected by flooding associated with waterways and open drainage systems. An LSIO is designed to prompt the early consideration of flood risks in the planning process and provide guidance and standards on how these sites should respond to that flood risk. The LSIO will trigger the need for permit for buildings and works through which potential for flooding risk must be considered.

Just because there is no previous knowledge of flooding at a property does not mean there is no flooding risk. The property may simply not have been subjected to a major storm event.

If you live on a property that has been identified for flood management purposes by the PSP (such as the Broken River floodplain), you will be able to continue to live at your current property. However, you will have updated controls placed on your land applied through the changes to the above zoning and overlays within the Greater Shepparton Planning Scheme.

If you live on a property that is now impacted by a Floodway Overlay and Land Subject to Inundation Overlay (LSIO), any future planning or building permits, such as for building works, must consider the potential impact of overland flooding on the property and the surrounding area. For any future extensions, new structures, or subdivision, it is best to liaise with Greater Shepparton City Council Statutory Planning Team with a pre-application meeting to discuss your intentions and receive site specific advice.

The Shepparton Alternative Route (SAR) is an important state freight arterial connection running north to south along the eastern extent of Shepparton. It forms a key strategic freight connection between Melbourne and regional Victoria, NSW and southern Queensland.

The route links the Goulburn Valley Highway from the Grahamvale Road intersection at Congupna, continuing along Doyles Road and River Road then connecting again with the Goulburn Valley Highway on the southern edge of Shepparton.

The Doyles Road portion of the SAR forms the eastern boundary of the Shepparton South East PSP.

As Doyles Road is a declared road, it is managed by the Department of Transport and Planning (DTP). As a result, the VPA has engaged with DTP to determine new access arrangements required to facilitate access to the PSP. This is important to deliver a well-connected future road network.

Two new intersections at Poplar Avenue and Channel Road are needed to facilitate safe access from the PSP onto Doyles Road:

• Poplar Avenue – a left in, left out
• Channel Road – a four-way roundabout

Pedestrian operated signals are also proposed across Doyles Road to facilitate safe access.

The Development Contributions Plan (DCP) will collect funds from developers to purchase land and to construct the intersections.

The DCP will not collect funds to deliver any future Doyles Road widening.

DTP will need to acquire land that is reserved for any future Doyles Road widening via a Public Acquisition Overlay (PAO) to this land. The PAO process will include landowner compensation for their land.

Based upon the likely development timing associated with the precinct, it will be needed in the next 5-15 years.

A Transport Impact Assessment has informed when the intersections at Poplar Avenue and Channel Road will be required. This assessment has identified that with the development of 800 lots within the PSP, the two intersections will need to be upgraded.

A lot cap provision has been included in the schedule to the Urban Growth Zone that will be included in the Greater Shepparton Planning Scheme, that will ensure that no development can occur past 800 lots unless the two intersections are delivered.

Pedestrian operated signals across Doyles Road are identified as an item requiring delivering in the short term.

It is common for council to need to acquire land as part of new development to meet the needs of a new or existing community. Land acquisition is a mechanism that is employed to reserve land, assist in delivery of new or upgrades to essential infrastructure and to improve public safety.

For example, land required for flood management, conservation and to build infrastructure (i.e. new roads and intersections) are often acquired by council to ensure that these projects can be delivered and be managed by council into the future.

We understand that finding out your land needs to be acquired is confronting. The VPA’s advice should not be relied on in place of seeking independent legal advice and referring to the Land Acquisition and Compensation Act 1986.

You will be contacted directly by the Victorian Planning Authority (VPA) to advise if your land has been identified for compulsory acquisition and will be given an opportunity to express your views. Land identified in the Precinct Structure Plan (PSP) for compulsory acquisition means it is subject to the Public Acquisition Overlay (PAO).

A PAO reserves land for a public purpose and indicates that your land has been designated for compulsory acquisition. The PAO may also restrict the use and development of your land.

PAOs are a legislated planning tool and, once approved via a Planning Scheme Amendment, will form part of the Greater Shepparton Planning Scheme.

There is no expiry date for PAO. They can be placed on land indefinitely, until that land is required for its intended purpose. In the future, if it is determined that your land is no longer required for the intended purpose, the PAO will be removed.

As new development occurs, infrastructure needs to be delivered to support current and future communities. For example, roads, local parks or flood management infrastructure. At times, this requires compulsory acquisition of private land to deliver.

Without a PAO, council’s ability to acquire land for delivery and management of essential infrastructure will be impacted. This would result in new communities being inadequately serviced or having future safety risks.

Land affected by a PAO will be acquired based on the development needs of the precinct. The precinct will be built in stages and the supporting infrastructure will depend on the stage of construction.

You will be notified directly by council prior to the need to acquire your land and to advise you of the process and timeframes for this to occur. Council is the acquiring authority for all land designated with a PAO within the PSP.

The process that must be followed to acquire land is set out in the Department of Transport and Planning Guide to the Victorian Planning System: Acquisition and compensation.

If your land is acquired, you will be compensated in accordance with the Land Acquisition and Compensation Act 1986. This Act outlines the process for assessing compensation.

The assessment of compensation under the Land Acquisition and Compensation Act 1986 will consider:

• Your responses to the Notice of Intention to Acquire (NOITA)
• Market value (including severance)
• Special value
• Loss attributable to disturbance
• Professional expenses

The Act also outlines a disputes process in the event council and the landowner fail to agree upon compensation. To find our more, visit the Department of Transport and Planning Guide to the Victorian Planning System: Acquisition and compensation.

If a PAO applies to your land, and you wish to undertake certain building and works (such as building a shed), a planning permit may be required from council. Each proposal is reviewed individually. To have a better understanding of what you can and cannot build upon your land impacted by a PAO, the VPA advises you speak directly with council.

While precinct structure plans set out the high-level intentions for a precinct, and provide detailed information setting out the required transport, drainage and community infrastructure required to serve a precinct, there is often a time-lag or disconnect between the delivery of land for housing or employment and the delivery of necessary infrastructure needed to service the new community.

This can lead to new residents and workers experiencing traffic congestion, lack of community infrastructure and a lack of public transport which in turn increases car dependency. These are not optimal outcomes and the VPA is hoping to change that.

It is critical that infrastructure to support development of growth areas is delivered in a timely and coordinated manner.

Development staging refers to the order (or sequence) in which development occurs throughout a precinct. Staging is a way of achieving an orderly and economic progression of development within a precinct structure plan (PSP).

Staging seeks to ensure demand for zoned land can be met while aligning the provision of future infrastructure capacity.

The aim of development staging is to align the subdivision and development within a PSP area with the required infrastructure delivery. This ensures new communities are appropriately serviced and supported by transport, community, and drainage infrastructure. This includes the consideration and capacity of existing and future infrastructure.

A preferred outcome is that each stage of a precinct will enable a sufficient number of development fronts and individual estates to be developed concurrently so that there can be a competitive land market with choice for consumers.

Staging is not a means of creating a commercial advantage for some landowners over others. It is not intended to create a “queue” where those at the “head of the queue” can control the pace of land development.

As a planning authority, the VPA is responsible for PSPs that are consistent with both the planning guidelines set out in the Precinct Structure Planning Guidelines: New Communities in Victoria (2021) and relevant state policy.

The 2021 PSP Guidelines detail how the VPA must draft our precinct plans. The PSP Guidelines require new PSPs to account for the location and timing of development, and to identify trigger points for the provision of required infrastructure. This information is contained in the Infrastructure and Development Staging Plan.

As set out in Victoria’s Housing Statement: The Decade Ahead 2024-34 (September 2023), planning for growth areas remains important – but it is important to support that growth in our suburbs by ensuring that this is delivered in line with building transport and infrastructure to connect people to jobs and services.

An Infrastructure and Development Staging Plan (IDSP) identifies the preferred pathway for infrastructure and development in a Precinct Structure Plan (PSP). The plan facilitates infrastructure and development in preferred locations. It outlines which infrastructure is required at what point based on development demands.

The plan will spatially identify the location of each development stage, together with the infrastructure needed to support each stage and enable progression to subsequent stages.

The purpose of the plan is to mitigate poor outcomes for those living and working in a new precinct that might arise through a misalignment in the delivery of infrastructure to support a new community and staging of development.

The first stage of the precinct to be built will usually be the area not reliant on the delivery of critical state infrastructure. For example, upgraded arterial road intersections, bridge crossings or freeway interchanges.

Usually this will be land where existing infrastructure already has capacity to accommodate growth, or where there are plans or commitments in place that give the necessary level of confidence that it can and will be provided.

Considerations for identifying the first stage include:

• Logical road gateways for early road infrastructure delivery
• Appropriate locations for early drainage infrastructure delivery
• Access to existing public transport infrastructure
• Access to utilities infrastructure
• Proximity to existing town centres and community infrastructure

The remaining new infrastructure can be funded through developer contributions and provided as development proceeds within the stage.

The VPA undertakes a detailed analysis to determine staging within a precinct. The analysis considers the local context, known state funding commitments, locations and likely rates of development, local infrastructure provision and background technical studies for traffic, transport, and drainage. The VPA also completes a detailed financial analysis. This analysis considers projected cash flow over time and compares this against expenditure on the infrastructure items within the Precinct Infrastructure Plan (PIP).

The aim is to avoid an imbalance between revenue and expenditure regarding infrastructure provision. Where infrastructure is required to ‘unlock’ and provide for orderly development prior to infrastructure contributions being available, consideration is given to the mechanisms needed to align development staging and infrastructure provision.

This is particularly critical when considering the first stage, as that needs to include the essential infrastructure for those who are the first residents living, and employees working, in a new community.

All future PSPs will include some level of provision applied to use and development (including subdivision) to implement the staging plan. In exceptional cases, use and development (including subdivision) may be prohibited until the required infrastructure is delivered. This may be required due to insufficient capacity of existing infrastructure and the need to build new infrastructure before new development can proceed.

Existing residents and businesses will usually be allowed to make minor changes and alterations to their properties under the provisions of the Urban Growth Zone – Part A (UGZA), the intent is that material or substantial development will not occur outside of the staging guidance in the PSP.

Note: ‘Development’ is defined by the Planning and Environment Act 1987. This definition includes subdivision.

In some cases, the capacity of existing infrastructure is already exceeded due to existing development in the surrounding area. This means there is no capacity to accommodate any new development.

Therefore, additional measures are required to control – and possibly prohibit – development within the PSP area until there is certainty of delivery of new infrastructure. For example, opening a new freeway interchange.

It is not acceptable to create new allotments if they cannot be provided with safe and sufficient movement and access to their new community.

Timing new development appropriately with delivering essential infrastructure results in better planning and community outcomes.

For local infrastructure projects funded by a Development Contributions Plan (DCP), a developer or landowner can propose a Work-In-Kind (WIK) agreement with the relevant collecting agency (usually Council). There is no right of review if a collecting agency refuses to accept a WIK proposal.

The irrigation channels for rural supply within the precinct will be decommissioned, to the satisfaction of the responsibility authority, as the precinct develops into an urban landscape. The decommissioning of any drains will need to be undertaken under both an umbrella Memorandum of Understanding (MOU) between GMW and Council, and an MOU specific to the relevant subdivision proponent. In any circumstances where intersection or bridge works are required to cross GMW infrastructure, a ‘Construction and Use of Private Works Licence’ from GMW would be required prior to commencement of the works.

The Precinct Structure Plan (PSP) reserve land for the proposed State Government Primary School and State Government Health Facility within Shepparton South East. The land transfer sits outside of the planning process and will involve negotiations between the relevant landowner and the State Government entity responsible for those sites.

This may be before or after the surrounding land is subdivided for development as the timing of securing the land and delivery of the facility is subject to a future needs assessment by the relevant State Government entity.

For more information on this process, the VPA Infrastructure Team will be able to assist and refer you to the correct department for further information.

The UGZ applies to land that has been identified for future urban development. The UGZ:

• Manages the transition of non-urban land into urban land.
• Encourages the development of well-planned and well-serviced new urban communities, generally in accordance with a precinct structure plan.
• Reduces the number of development approvals needed in areas where a precinct structure plan is approved.
• Safeguards non-urban land from use and development that could prejudice its future urban development.

The Development Contributions Plan Overlay (DCPO) is the planning scheme tool that is being employed to collect financial contributions from developers towards the planned infrastructure that is listed in the DCP.

A developer will be required to pay the development contribution prior to the issue of the building permit.

Payment of a development contribution applies to all development requiring a planning permit. However, the following some types of development are exempt:

• Non- government schools
• Development that comprises renovations or alterations to an existing dwelling, demolition of a dwelling and replacement with a new dwelling and outbuildings and fences normal to a dwelling (the exemption does not apply to works associated with a second or subsequent dwellings on the same land); and
• Reinstatement of a building which has been unintentionally damaged or destroyed, provided that the floor area of the new building is not greater than the damaged or destroyed building.

An Environmental Audit Overlay is applied to land that may be affected by potential contamination.

The draft planning scheme amendment includes an Environmental Audit Overlay that applies to properties within the precinct that are nominated as having high or medium risk of contamination.  The overlay will require further investigations to be carried out by developers before sensitive land uses dwellings can be built.

More information on the use of the Environmental Audit Overlay can be found at environment.vic.gov.au/sustainability/victoria-unearthed/about-the-data/environmental-audit-overlay

A Heritage Overlay is applied to individual places to protect places of heritage significance. If you have a Heritage Overlay on your property you are likely to need to apply to council for a planning permit for certain types of building and works. This is to ensure that the proposed development does not detract from the heritage significance of the place.

A Land Subject to Inundation Overlay (LSIO) is a type of planning control that identifies properties that may be affected by flood risk. An LSIO is designed to prompt the early consideration of flood risks in the planning process and provide guidance and standards on how these sites should respond to that flood risk.

A Floodway Overlay (FO) applies to land that is identified as carrying active flood flows associated with waterways and open drainage systems. There may be different requirements for development depending on the specific flooding issue. In some cases, there may be constraints on the extent of development.

Shepparton South East’s transformation will be gradual and is expected to occur over decades (20-30 years).

This planning will gradually change the area you live or work in over a long period of time. The precinct will transition from a predominantly farming area to a residential precinct. You may notice changes as new development occurs in addition to significant investment in community infrastructure and new open spaces.

The interruption caused by building and development will only commence now that the planning scheme amendment has been gazetted and the planning permit approvals process for development has taken place.

DCP funds collected by Council as part of future development will be used to support delivery of essential infrastructure in the precinct structure plan. This will also minimise the impact to existing money collected via rates.

The precinct is owned by private land and/or business owners.

Each insurance company has their own process for calculating their premiums, so it is best to speak directly with your insurance provider.

Individual insurers decide what criteria they use to determine flood risk and calculate premiums. This may include historical flood information, claims history and building type.

All future PSPs will include some level of provision applied to use and development (including subdivision) to implement the staging plan. In exceptional cases, use and development (including subdivision) may be prohibited until the required infrastructure is delivered. This may be required due to insufficient capacity of existing infrastructure and the need to build new infrastructure before new development can proceed.

Existing residents and businesses will usually be allowed to make minor changes and alterations to their properties under the provisions of the Urban Growth Zone – Part A (UGZA), the intent is that material or substantial development will not occur outside of the staging guidance in the PSP.

Note: ‘Development’ is defined by the Planning and Environment Act 1987. This definition includes subdivision.