Exhibition of Planning Scheme Amendment C225yran has now closed. A report of all submissions is currently being prepared and will be considered by Council at a date to be advised.
Watch a recording of the Amendment C225 information session
How will I know if my property is affected by Amendment C225?
You can review the proposed EMO mapping changes on your property using our proposed EMO map.
Check the proposed EMO map
Enter your property address in the top right corner. You can then view the proposed changes by clicking the layers button in the top left corner. The layers show:
- Blue: Proposed EMO1 (Schedule 1 – Landslip Susceptibility)
- Purple: Proposed EMO2 (Schedule 2 – Debris Flow Susceptibility)
- Brown: Current EMO in the planning scheme (proposed to be deleted).
What does Amendment C225 do?
Yarra Ranges Council is proposing to update the Erosion Management Overlay (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 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 includes details on the planning permit requirements for building and works on these properties. The current Schedule to the EMO will be renumbered to Schedule 1 with no proposed changes to the permit planning requirements, except for emergency works to existing assets by public authorities.
The proposed changes also require related updates to other parts of the Yarra Ranges Planning Scheme. This includes adding references to EMO Schedules 1 and 2 in the incorporated document. This document sets out more detailed application requirements and is titled “Requirements for a Geotechnical Assessment, Landslide Risk Assessment or Landslide Hazard Assessment prepared in support of a planning permit application under the Erosion Management Overlay (Yarra Ranges Shire Council, June 2025)”.
You can learn more about the amendment process by visiting Amendments to the planning scheme.
Why is the amendment required?
Council needs to keep planning controls up to date and identify hazards, such as landslip. The EMO is a planning scheme control that applies to land that could be affected by landslip (including debris flow). The purpose of the EMO is to prevent unsafe development and help keep people and homes safe.
The current EMO mapping is old and not based on the latest information. This mapping was introduced in the Yarra Ranges Planning Scheme in 2001.
Council engaged a geotechnical expert to undertake a municipal-wide landslide risk study using the latest digital mapping technology, which is much more accurate than current EMO mapping. This amendment proposes to implement the findings of this study. It means that some properties will be removed from the EMO, and some will be added. If you already have an EMO on your property there may be some mapping changes. Proposed EMO Schedule 1 and Schedule 2 will more accurately identify the type of hazard present. Some properties are proposed to be included in both schedules.
With more extreme weather expected in the future, it’s important to have accurate EMO maps to ensure new development and carrying out works are undertaken in a safe way on land that is prone to landslip.
Where can I find more information?
The Erosion Management Overlay Mapping Review Amendment C225 fact sheet(PDF, 233KB) provides more information on the EMO.
You can find detailed information about the proposed amendment, including an explanatory report and any document that supports the amendment, on the Department of Transport and Planning website.
Watch a recording of the Amendment C225 information session.
During office hours, you can visit a Yarra Ranges Community Link.
Interim EMO Controls
As resolved by Council on 10 June 2025, a request has now been made asking the Minister for Planning to prepare, adopt and approve a separate planning scheme amendment (Amendment C230) for the new EMO mapping to be applied on an interim basis while Amendment C225 is exhibited and considered through the amendment process.
Amendment C230 proposes to:
- Introduce EMO3 on an interim basis to land identified with landslip susceptibility and not already mapped within the existing EMO (9,079 properties).
- Introduce EMO4 on an interim basis to land identified with debris flow susceptibility (358 properties), which carries a higher risk than other landslide hazards.
Further information will be provided once the Minister for Planning has considered and made a decision on the request.
Do you have a question?
If you would like to find out more about Amendment C225, please contact Strategic Planning on 1300 368 333 or by email mail@yarraranges.vic.gov.au.
Frequently asked questions (FAQs)
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 by minimising land disturbance and inappropriate development.
Council is responsible for applying the EMO to areas that might have landslides or debris flow.
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. In some cases, parts or sections of properties may be unsuitable for development.
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.
What should I do if my property is already in the EMO?
You should contact Council's planning department before undertaking any new buildings or carrying out any works (including tree removal) to check if a planning permit is required. Residents and property owners can also reduce their landslide risks by maintaining their properties. For example, check for any leaking pipes and maintain retain walls. Residents should stay aware of how storms and bushfire can affect landslide conditions (this can include vegetation loss and damage to pipes and retaining walls).
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.
How many properties are already within the EMO?
There are 11,359 properties already in the Erosion Management Overlay (EMO). These properties have been in the EMO since 2001, when the overlay was first introduced.
How many additional properties are proposed to be added to the EMO?
The following changes are proposed:
- 937 properties proposed for removal from the EMO
- 3,259 newly identified properties added to Schedule 1 (landslip hazard)
- 290 properties added to Schedule 2 (debris flow hazard), plus 209 properties already included in the EMO within debris flow susceptibility areas
- 202 properties included in both Schedules 1 and 2
- Total properties within the EMO will increase to 13,724 (net increase of 2,365).
How will I know if the EMO will be added or removed from my property?
If your property is affected by the amendment, Council will send you a letter during the public exhibition period. This letter will have information about the proposed amendment. You can view the proposed changes to your property using the online interactive map.
I’m not planning to do any new development in the future. How will this amendment affect me?
While you are not planning any new development in the future, it provides more awareness on areas prone to landslip and how properties can be maintained to minimise landslides.
If you are planning to carry out any works, like earthworks or vegetation removal, you will need to check if a planning permit is required.
What causes a landslide?
Landslides can be caused by rainfall, leaking services, earthworks and earthquakes.
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. Home owners should contact their insurance provider to understand what their insurance covers.
If there is landslide that impacts my property, who is responsible?
You should contact your insurance provider, as there are various circumstances that could trigger a landslide, such as storm or rainfall event.
What was the purpose of previous amendment that made changes to requirements in the EMO?
Amendment C217 made changes to the Schedule to the Erosion Management Overlay (EMO), including updating the tolerable risk to property criteria from Low to Moderate in particular circumstances. This brought the risk provisions in line with other Victorian Planning Schemes and importantly the Australian Geomechanics Society Practice Note Guidelines for Landslide Risk Management (AGS 2007).