At the 10 June 2025 Council meeting, Councillors voted to request the Planning Minister to commence a planning scheme amendment process to extend and amend the mapping of the Erosion Management Overlay (EMO) in the Yarra Ranges Planning Scheme.
When Council needs to make changes to the Yarra Ranges Planning Scheme, we need to apply to the Planning Minister to make that change. A change is called an Amendment and given a number. This revision of the EMO is called Amendment C225.
What does Amendment C225 do?
Yarra Ranges Council is proposing to update the EMO mapping and add new rules for areas at risk of debris flow. The current mapping was prepared in the 1990s and mostly based on 1960s contour plans and old aerial photography.
Council has contracted geotechnical experts to analyse landslide and debris flow risks across the Yarra Ranges. New technology has been used which has now provided Council with more accurate mapping. This work means that some properties will be removed from the EMO, some will be added, and some will have a change made to their current Overlay.
The EMO helps prevent unsafe building and earthworks on land that could have landslides by requiring a planning permit for any new development.
Council is proposing to add a second Schedule (Schedule 2) to the EMO. This will identify areas that are at risk of being impacted by debris flow and the planning permit requirements for building or earthworks on these properties. The current Schedule to the EMO will be renumbered to Schedule 1 with no proposed changes to its permit requirements, except for emergency works by public authorities.
How will I know if my property is affected by Amendment C225?
Once the Planning Minister has authorised Amendment C225, Council will proceed with exhibiting the amendment. This is a public notification period and affected landowners and occupiers will receive a letter from Council. This letter will have information about the proposed amendment, including a weblink to an online interactive map and details on how to make a submission. Public notification is likely to occur during 2025.
What is an interim control?
If the Minister agrees to apply interim controls these will be applied immediately as a temporary measure while a permanent amendment process undergoes community consultation, which provides residents with an opportunity to provide feedback. The interim controls would prevent inappropriate development occurring on properties that are not currently in the EMO, however are mapped as an area susceptible to landslip.
Landslide risk
This video is from a presentation given by Darren Paul from WSP Australia (Geotechnical Consultant) to residents impacted by the 2021 June storm. It provides general information on landslide risk, particularly in the Dandenong region and generally for Yarra Ranges. You can also visit our Landslip and erosion management page to learn more.
What is the Erosion Management Overlay (EMO)?
An Erosion Management Overlay (EMO) is a planning scheme control that applies to land identified as having risk of landslip or debris flow. This control is part of the planning system in Victoria and help control how land can be developed.
The EMO is applied to areas that could be affected by erosion and landslides. It contains requirements for how to develop land safely to protect people and their homes.
Council is responsible for applying the EMO to areas that might have landslides or debris flow.
If you want to build or do earthworks on a property with an EMO, you need to get a Geotechnical Assessment as part of your planning permit application to assess the safety of the land before you start.
Where can I find the current mapping for the EMO?
You can view the zones and overlays that apply to your property through VicPlan.
Why does my property have an EMO control on it?
The EMO identifies properties that have been affected by landslip in the past or which based on their slope angle and soil type could be affected by landslip or debris flow in the future.
Having an EMO control on your property tells Council that the land is susceptible to landslip risk or debris flow risk and guides how the land may be developed to reduce the potential for future landslip and to keep properties, their occupants and neighbours safe.
When was the EMO applied to my property?
The Erosion Management Overlay was first applied to properties in 2001, however landslide management as a planning control has been around in Yarra Ranges since the early 1990s.
Is the mapping of the EMO changing?
Yes. The proposed changes include introducing the EMO to properties, deleting the EMO from properties or changes where this applies on properties.
Why is the EMO mapping being changed?
Over time, technological developments, particularly high-resolution 3D scanning of topography (LiDAR), improves the accuracy of mapping areas prone to landslip. The current EMO mapping is outdated and based on mapping prepared in the 1990s.
What is a Schedule?
A Schedule contains information about why the EMO applies to certain areas of land, what type of buildings, earthworks and subdivision requires planning approval and information to be submitted to Council if planning approval is required.
I don't understand Planning Schemes or planning controls. Where can I learn more?
The Planning Scheme and control are complex, particularly if you have never needed to know about them before. You can find information on what this all means on the Department of Transport and Planning website.
What is the Amendment process?
There are a number of steps in the amendment process, including exhibition (public notification), consideration of any submissions by an independent Planning Panel (if required), and final approval of the Amendment by the Minister for Planning.
When the amendment has been approved and gazetted by the Minister for Planning, the new provisions will come into effect in the Planning Scheme and you will be notified when this happens.
What is the difference between landslip and debris flow?
Debris flow is when wet soil and debris move quickly down a slope, usually through a gully. It can travel far and be extremely dangerous. It's different from a landslide, which moves slower and is less risky to people but can damage property. Montrose has had debris flows before. A large slide was recorded in 1891 that resulted in property damage.
Will this affect my property value?
Planning controls for landslides have been implemented across a number of local government areas in Victoria. There is no evidence to suggest the implementation of the EMO or subsequent amendments has had any impact on property value.
How will this affect my insurance?
Most home insurance policies exclude landslide, unless it is triggered by a storm.