What if I have an Erosion Management Overlay on my property?

The purpose of the EMO is to protect areas prone to erosion and landslip by minimising land disturbance and inappropriate development. If your land is covered by this overlay, it is likely that you will need to apply for a planning permit before you can construct any new buildings or carry out works including earthworks and tree removal. In some cases parts or sections of properties may be unsuitable for development.

If your land is covered by this overlay, it is highly likely that you will need to apply for a planning permit before you construct any new buildings and carry out any works, including removing trees and vegetation.

How do I know what parts of my land are affected by the EMO? 

You can view and download a free planning map that outlines the zones and overlays that apply to your property on the DWELP website. 

Visit Planning Maps Online

What do I need to include with my application?

Check for Erosion Management Overlay exemptions

If your building and/or works are not exempt, you will need a report from a qualified geotechnical engineer, containing;

• A geotechnical assessment of the proposed development in relation to existing conditions
• A geotechnical declaration and verification form(PDF, 27KB)
• A landslip risk assessment of the proposed development in relation to existing conditions, only if the geotechnical assessment or other landform data indicates natural slopes on or immediately adjacent to the lot which;

 - are steeper than 20 percent in Tertiary Basalt areas; or

 - are steeper than 30 percent in all other areas; or

 - exhibit evidence of possible or past land sliding on or immediately adjacent to the site;   

 - or where, in the opinion of the Responsible Authority, the geotechnical assessment is not sufficient to determine that the development can be carried out in a manner which will not adversely increase the landslip risk to life or property effecting the subject lot or adjoining or nearby land.