May 22nd, 2024Council plans for the future of Hepburn Shire
The potential rezoning of farm land to residential in East Street, Daylesford, as part of the Future Hepburn draft plans, has raised the ire of many residents in the region, along with the farming family who owns 14 hectares of the land.
Farmer Ned Powell said it was a shock for his family to discover the move on the draft plan for Daylesford and Hepburn Springs. Mr Powell said his family bought the farm in 1921 and had continuously farmed the property. And he says, despite the potential for profit, they were completely opposed to the idea of rezoning.
Mr Powell, whose social media post is reprinted with permission, right, also has concerns that his rates could go up if the land was rezoned and it could also be subject to the state government’s windfall gains tax, introduced last year.
Hepburn Shire Council Development executive director Ron Torres acknowledged Mr Powell had monetary concerns but said no calculations had been carried out on any possible increased rates or state taxes.
“The reason is because whatever strategic planning we do across the shire, and there will be potential monetary impacts, those factors are not considerations under the planning framework. I know that sounds shocking but the planning framework expressly requires planners not to factor in changes to land value and rates.”
Mr Torres said housing growth was going to occur in Daylesford and while most people would prefer it within the existing township boundaries, there was also a need for new, more diverse houses for the next 30 years “and that is what East Street is doing”.
Mayor Cr Brian Hood said the council was aware many in the community believed the deadline for input into the town structure plans, June 12, and to be passed at the August council meeting, was too soon for such important planning framework.
“I think through all of the publicity people knew this was coming and we have been saying for ages we are working on these high level plans to set the direction for planning and growth controls,” Cr Hood said.
“But there are 70 pages for each town, plus the rural strategy and there is a lot of technical detail here and it is bloody important stuff, long term planning for 25 to 30 years. So I don’t blame (people) if they are wondering ‘what does this do to my property?’ or ‘what does it mean my neighbour can do?’. We are working through this six-week (consultation) period and will see where we get to.
“We always aimed at getting it through this term, and it is pencilled in for August, then we meet in September (before doing into caretaker mode) and then we are done.
“But we have to get this right and getting it right is more important than timing. It is pleasing and encouraging the amount of engagement across the shire and great that people are raising their concerns and questions and we are genuinely there to listen and what people’s concerns are, so we can get this right.”
Mr Torres said there was also a push from the state government on councils to see every council “carry its weight in future growth” with potential housing targets on the horizon. “It is imperative to have our plan locked in, our own community vision.”
Mr Torres said another area, the end of Jamieson Street, was also looked at for more housing but was not considered because it was considered too steep and exposed to heightened bushfire risk from the north.
Since its start four years ago, Future Hepburn has cost about $1.3 million. Community sessions will be held at Newlyn on May 22, Trentham on May 24, Hepburn Springs and Glenlyon on May 25, and Clunes and Daylesford on June 1.
Community feedback closes on June 12. Link: www.participate.hepburn.vic.gov.au/future-hepburn
Words: Donna Kelly
